Document:

EX-10.15

	 	 	 	 	 

EXHIBIT 10.15

This agreement made this 4 day of January, 2008 between

Oliva Holding, LLC

6724 Thompson Road

Syracuse, NY 13211

of the first part, (hereinafter referred to as Landlord) and

INTERACTIVE THERAPY GROUP

500 East Brighton Avenue

Syracuse, NY 13210

of the second part, (hereinafter referred to as Tenant)

AGREEMENT

First: Premises. That the Landlord hereby lets to the Tenant and the Tenant hereby hires
from the Landlord the following Premises: Approximately 5,010 square feet of office/therapy space
(the “Premises”) in the northern wing of a 16,500 square foot building located at 1 Adler Drive,
East Syracuse, NY 13057 (the “Building”). A floor plan of the space is attached hereto and labeled
Exhibit A.

Second: Term, Rental and Use. With the appurtenances for a term of five (5) years and two
(2) months to commence on the 1st day of March 2008 (the “Lease Commencement Date”) and
to end on the 30th day of April 2013; provided however, such Lease Commencement Date may
not precede the completion of the improvements as agreed upon by Landlord and Tenant in the
Addendum attached to this Lease. After Landlord has completed said improvements and Tenant has
approved such improvements, Tenant shall certify in writing that the improvements are complete and
Landlord and Tenant shall certify in writing a new Lease Commencement Date if the improvements were
completed subsequent to the date provided above. Said written certifications shall be included as
attachments to this Lease. The ANNUAL RENT of this Lease is $55,110.00, which shall be due and
payable on the Lease Commencement Date and annually thereafter on the anniversary date of the Lease
Commencement Date. Notwithstanding the foregoing, provided that the TENANT shall not be in default
hereunder, the ANNUAL RENT shall be paid in equal monthly installments of $4,592.50 in advance on
the first day of each month at the principal office of the Landlord, without diminution, deduction
or set-off whatsoever and without prior notice or demand. Tenant, upon signing of this Lease, will
pay the Landlord the first months rent of ANNUAL RENT as well as a deposit equal to one (1) monthly
installment of ANNUAL RENT, totaling $9,185.00. Regular rental payments of ANNUAL RENT will
commence on May 1, 2008. The premises are to be occupied by the Tenant for the following
purposes: General offices and children’s therapy for the purpose of conducting Tenant’s daily
operations and for no other purpose whatsoever.

Third: Utilities. The Landlord shall provide and pay for all water, gas, electricity and
power (the “Utilities”) used on the Premises. The Base Year cost for Utilities is based upon $2.00
per sq. ft. of the 16,500 sq. ft. Building, which total Base Year cost is $33,000.00. Tenant shall
reimburse Landlord for its proportionate share of any increases in the cost of Utilities over the
Base Year. It is agreed that the Tenant will be billed on an annual basis for its proportionate
share (which is 30.4%) of the increase in the cost of Utilities over the Base Year cost.

Fourth: Services. The Landlord shall provide, at Landlord’s expense snow plowing, (from all
sidewalks, lands, drives and parking areas), lawn care and exterior trash and cardboard dumpsters.
Landlord shall provide these services in a manner to be expected for the operation of buildings in
the same class and location of the Building. Notwithstanding the above, Tenant will be responsible
for its own cleaning/janitorial service.

Fifth: Insurance & Taxes. Tenant shall pay as additional rent its proportionate share of
any increase in the cost of building insurance (“Insurance”) and real estate taxes (including
property tax assessments, water and sewer rents, rates and charges, parking and environmental
surcharges and any other governmental charges, general and special, ordinary and extraordinary),
(“Taxes”) above the base year amounts paid by Landlord. Currently, the Premises are subject to the
following Insurance and Taxes (school taxes and state, town and county taxes). Base Year Insurance
is

 

 

$1,749.60 for 2007-2008. School taxes are $11,862.12 for the 2007-2008 school year, Base Year
State, town and county taxes are $6,604.93 for the year 2008. It is agreed Tenant will be billed
in September (for insurance and school tax increases) and January (for county tax increases) for
its proportionate share (which is 30.4%) of the increase in the cost of Insurance and Taxes over
the Base Year cost.

Sixth: Assignment and Subletting. Tenant shall not have the right and option to assign,
sublet, mortgage, or otherwise transfer this Lease, by operation of law or otherwise, in whole or
part, or rent desk space in the Premises without the written consent of Landlord, such consent
shall not be unreasonably withheld or delayed. An assignment made by Tenant with the written
consent of Landlord shall not release, discharge or otherwise affect the liability of Tenant under
this Lease, nor shall any such assignment or subletting relieve Tenant from the requirement of
obtaining the prior written consent of Landlord to any further assignment or subletting. If Tenant
causes an event of default to occur, Tenant shall assign to Landlord the rent due from any
subtenant of Tenant and shall authorize each subtenant to pay such rent directly to Landlord.
Tenant shall not have the right to sublease the Premises without Landlord’s prior written consent.
Such consent will not be unreasonably withheld. Notwithstanding the foregoing, Tenant may freely
assign this Lease or sublet the Premises to a parent entity, a subsidiary entity, an affiliate
entity with a parent common to Tenant, or an entity acquiring control of Tenant (each a “Related
Party”) without Landlord’s consent.

Seventh: Repairs and Maintenance. The Landlord shall make all repairs to the structure,
foundation, roof and exterior of the Premises and the Building. The Tenant shall at all times keep
the interior of the Premises including but not limited to the walls, doors, plumbing lighting
fixtures and electrical equipment in first class condition and repair (which is agreed they now
are), shall replace all broken glass, and at the end of the term shall peaceably quit and surrender
said Premises in such condition, ordinary wear and tear excepted. It is further understood and
agreed that Landlord will be responsible for normal maintenance to heating and air conditioning
equipment in the Premises, i.e., filter replacement, belts, motors, etc., and Tenant will be
responsible for electrical and plumbing maintenance of the Premises, i.e., light bulb and ballast
replacement, plugged toilets, etc.

Eighth: Alterations. The tenant shall not make any alterations or improvements upon the
Premises without the prior written consent of the Landlord, which may not be unreasonably withheld,
conditioned or delayed. Tenant shall not make or permit any defacement, injury or waste, in, to or
about the Premises. Except with respect to Tenant’s trade fixtures, Tenant agrees that any changes
alterations, additions or improvements made by the Tenant shall at the Landlord’s option remain in
and become a part of the Premises at the expiration of the lease or any renewal thereof, provided
Landlord notified Tenant of its option to retain such alterations, additions or improvements prior
to their installation. In the event, however, any alterations, additions or improvements are made
to the Premises and Landlord has not elected to retain such alterations, additions or improvements
as provided in the preceding sentence, Tenant shall, upon expiration of this Lease (as may be
extended), restore the Premises to their original condition and remove therefrom any additions,
improvements or alterations made thereto. Under no circumstances shall Tenant be prevented from
removing its trade fixtures; however, Tenant shall be obligated to restore the Premises to their
condition immediately prior to the installation of any such trade fixtures.

Ninth: Rules and Regulations. Tenant and its agents and employees shall comply with and
observe all reasonable rules and regulations concerning the use, management, operation, safety and
good order of the Premises and the Building which may from the time be promulgated by Landlord.
Said Rules are set forth as follows:

	 	a)	 	The exterior for the Premises must be kept free of all debris not customarily removed
by Landlord’s janitorial services. This includes pallets, drums, cardboard, etc.
	 
	 	b)	 	It is expected that non-biodegradable items will not be flushed or thrown in the
toilets. These items include bur are not limited to sanitary napkins, paper towels,
plastic cups, etc. Should any of these items be the cause of a plumbing service call, the
Tenant will be charged any expense incurred.
	 
	 	c)	 	Where parking lots have pavement markings, Tenant and its employees are expected to
park within the lines.
	 
	 	d)	 	In the leased areas where utilities are furnished, Landlord requires that each tenant
set back the thermostat during times when the outside temperature is below 50° F and set
ahead when outside temperatures are above 72° F after 6:00 PM. The purpose of this is to
minimize energy consumption during periods of cold and warm weather respectively.

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	 	e)	 	In the event that Tenant elects to change any locks for the Premises, Tenant must
notify the Landlord in writing and forward a duplicate key for any lock changed. At the
end of the lease term, Tenant at its own expense will reinstall the original locks.
	 
	 	f)	 	With the exception of service dogs (for the handicapped persons), animals (i.e., pets)
are not permitted in the Buildings or on the grounds.

Tenth: Compliance with the Order of Public Authorities. The Tenant shall comply with all
laws, ordinances, rules, regulations, or requirements of all Federal, State or Municipal
Governments and every department or bureau thereof applicable to the Premises and shall not do or
permit to be done any act upon the Premises whereby the rate of fire insurance upon the Building
may be increased or which shall be in violation of the rules of the Board of Fire Underwriters or
the provisions of the New York State standard form of fire insurance policies.

Eleventh: Subordination to Mortgages. This lease is and shall be subject and subordinate
to any mortgage or mortgages now in force or which shall at any time be placed upon the Premises or
any part thereof or the Building. The tenant agrees that it will, within fifteen (15) days written
notice, execute and deliver such instruments as reasonably necessary to effect more fully such
subordination of this lease to the lien of any such mortgage or mortgages as shall be desired by
any mortgagee.

Twelfth: Landlord’s Right to Access.

	 	a)	 	Tenant shall permit Landlord, or its authorized representatives, to enter the Premises
during usual business hours ( or at any time for the purpose of making emergency repairs)
for the purpose of (i) inspection; (ii) making repairs to the Premises or the Building; and
(iii) repairing, replacing, altering or changing existing connections from any fixtures,
pipes, wires, or ducts in the Premises, or making new such connections, provided, however,
that in non-emergency situations Landlord shall provide reasonable notice and shall make
reasonable efforts not to disrupt Tenant’s business operations during normal business
hours.
	 
	 	b)	 	Landlord may, during the last one hundred twenty (120) days of the lease term, at
reasonable times after first notifying Tenant, show the Premises to prospective clients for
lease. If Tenant shall vacate the Premises during the last month of the term of this
Lease, Landlord shall have the right thereafter to enter the Premises and to commence
preparations for the succeeding tenant or for any other purpose whatsoever, without
affecting Tenant’s obligation to pay rent for the full term of this Lease.

Thirteenth: Surrender of Premises. Tenant covenants, at the expiration or other
termination of the Lease, to remove its property and effects from the Premises and all keys, locks
and other fixtures connected therewith and to return the Premises to Landlord, in good repair,
order and condition, ordinary wear and tear and damage by fire or other casualty excepted.

Fourteenth: Events of Default and Conditional Limitation.

	 	a)	 	If at any time prior to or during the term any one or more of the following events
occurs, each such event shall constitute an “event of default”:

	 	i.	 	Tenant makes an assignment for the benefit of its creditors;

	 
	 	ii.	 	Tenant becomes insolvent;
	 
	 	iii.	 	The leasehold estate hereby created in Tenant is taken on execution or
by other process of law;
	 
	 	iv.	 	Any petition is filed against Tenant in any court whether or not
pursuant to any bankruptcy, reorganization, composition, extension, arrangement or
insolvency proceedings, and Tenant is thereafter adjudicated bankrupt, or such
petition is approved by the Court, or the Court assumes jurisdiction of the subject
matter and such proceedings are not dismissed within ninety (90) days after the
institution of the same; or any such petition is so filed by Tenant;
	 
	 	v.	 	In any proceedings, a receiver or trustee is appointed for Tenant’s
property and such receivership or trusteeship is not vacated or set aside within
ninety (90) days after the appointment of such receiver or trustee;
	 
	 	vi.	 	There is a transfer or an attempted transfer of this Lease or of
Tenant’s interest thereof in violation of the restrictions set forth in the Sixth
paragraph of this Lease;
	 
	 	vii.	 	Tenant abandons the Premises;
	 
	 	viii.	 	Tenant fails to comply with any local, state or federal law, rule or
regulation governing the use, handling and disposal of hazardous materials or is
otherwise in violation of the obligations contained in the Thirty-Fourth paragraph
of this Lease;

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	 	ix.	 	Tenant fails to pay any installment of the rent or any portion of any
such payment, when the same becomes due and payable, and such failure continues for
ten (10) days after the Landlord’s notice that said rent is overdue; or
	 
	 	x.	 	Tenant fails to perform or observe any other requirement of this Lease
(not hereinbefore specifically referred to) on the part of Tenant to be performed
or observed and such failure continues for thirty (30) days after receipt of
written notice from Landlord to Tenant.

	 	b)	 	This lease and the terms are expressly subject to the conditional limitation that upon
the happening of any one or more of the aforementioned events of default, Landlord, in
addition to the other rights and remedies it may have, shall have the right to immediately
declare this Lease terminated and the term ended, in which event all of the right, title
and interest of Tenant hereunder shall wholly cease and expire upon delivery by Landlord to
Tenant of a Notice of Termination. Notwithstanding the above language, Landlord will
notify Tenant via certified mail of Landlord’s intent to terminate the Lease due to Tenants
uncured default and upon three (3) business days from the date of the letter, Tenant will
have an additional five (5) business days to cure such default or Tenant shall then quit
and surrender the Premises to Landlord in the manner and under the conditions as provided
for under this Lease, but Tenant shall remain liable as hereinafter provided.

Fifteenth: Landlord’s Remedies.

	 	a)	 	If this Lease shall be terminated as provided in the Fourteenth paragraph, Landlord or
Landlord’s agents or employees may immediately or at any time thereafter re-enter the
Premises and remove therefrom Tenant, its agents, employees, licenses, and any subtenants
and other persons, firms or corporations, and all or any of its or their property
therefrom, either by summary dispossess proceedings or by any suitable action or
proceedings at law or in equity and repossess and enjoy the Premises, together with all
alterations, additions and improvements thereto. Landlord, in the event of such re-entry
and repossession, may store Tenant’s Personal Property in a public warehouse or elsewhere
at the cost of and for the account of Tenant.
	 
	 	b)	 	In case of any such termination, re-entry of dispossession by summary proceedings or
otherwise, the rents and all other charges required to be paid up to the time of such
termination, re-entry or dispossession, shall be paid by Tenant, and Tenant also shall pay
to Landlord all expenses which Landlord may then or thereafter incur for legal expenses,
attorney’s fees, brokerage commissions and all other costs paid or incurred by Landlord as
the result of such termination, re-entry or dispossession, and for restoring the Premises
to good order and condition and for altering and otherwise preparing the same for reletting
and for reletting thereof. Landlord may, at any time and from time to time, relet the
Premises, in whole or in part, for any commercially reasonable rental then obtainable
either in its own name or as agent of Tenant, for a term or terms which, at Landlord’s
option, may be for the remainder of the then current term of this lease or for any longer
or shorter period.
	 
	 	c)	 	If this Lease be terminated as aforesaid, Tenant nevertheless covenants and agrees
notwithstanding any entry or re-entry by Landlord whether by summary proceedings,
termination or otherwise, to pay and be liable for:

	 	i.	 	ANNUAL RENT due and payable or that portion of ANNUAL RENT due and
payable which remains outstanding at the time of said termination; and
	 
	 	ii.	 	In the event the Premises be relet by Landlord, Tenant shall be
entitled to a credit (but not in excess of the rent, reserved under the terms of
this Lease) in the net amount of rent received by Landlord in reletting the
Premises after deduction of all expenses and costs incurred or paid as aforesaid in
reletting the Premises and in collecting the rent in connection therewith. At any
time after the termination of the Lease, in lieu of collecting any deficiencies, or
any further deficiencies, as aforesaid, Landlord shall, at Landlord’s option, be
entitled to recover from Tenant, in addition to any other relief, such as a sum as
at the time of such termination represents the present value of the total rent, and
other benefits which would have accrued to Landlord under this Lease for the
remainder of the Lease term, as if the Lease had been fully complied with by
Tenant, less any monthly deficiencies for such period previously paid to Landlord
by Tenant, and less the fair value of the reletting of the Premises. Suit or suits
for the recovery of the deficiency or damages referred to in this Fifteenth
paragraph or for any installment or installments of rent hereunder, or for a sum
equal to any such installment or installments may be brought by Landlord at once or
from time to time at Landlord’s election, and nothing in this Lease shall be deemed
to require Landlord to await the date whereon this Lease or the term hereof would
have naturally expired had there been no such default by Tenant or no such
termination. This subsection (ii) shall have no

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	 	 	 	force and effect unless Landlord has fulfilled its obligations under the law with
respect to mitigation of damages.

	 	d)	 	Landlord and Tenant, so far as permitted by law, waive and will waive trial by jury in
any action, proceeding or counterclaim brought by either of the parities hereto against the
other on any matters whatsoever arising out of or in any way connected with this Lease, the
relationship of Landlord and Tenant, Tenant’s use or occupancy of the Premises, or any
claim or injury or damage. The terms “enter”, “re-enter”, “entry”, or “re-entry” as used
in this Lease are not restricted to their technical legal meaning. In the event Landlord
commences any proceedings for the recovery of possession of the Premises or to recover for
non-payment of rent, Tenant shall not interpose any compulsory counterclaim in any such
proceeding. This may not, however, be construed as a waiver of Tenant’s rights to assert
such claim in any separate action or actions initiated by Tenant.
	 
	 	e)	 	No failure by Landlord to insist upon the strict performance of any covenant,
agreement, term or condition of this Lease or to exercise any right or remedy consequent
upon a breach thereof, and no acceptance of full or partial rent during the continuance of
any such breach, shall constitute a waiver of any such breach or of such covenant,
agreement, term and condition, and this Lease shall continue in full force and effect with
respect to any other then existing or subsequent breach thereof.
	 
	 	f)	 	In the event of any breach or threatened breach by Tenant of any of the covenants,
agreement, terms or conditions contained in this Lease, Landlord shall be entitled to
enjoin such breach or threatened breach and shall have the rights to invoke any right or
remedy allowed at law or in equity, by statute or otherwise.
	 
	 	g)	 	Each right and remedy of Landlord 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
hereafter existing at law or in equity, by statute or otherwise.

Sixteenth: Mechanic’s Liens.

	 	a)	 	If any mechanic’s liens are filed against the Premises or any portion of the Building
based upon any act of Tenant or anyone claiming through Tenant, Tenant shall hold Landlord
harmless from all damages, claims and expenses arising therefrom, and Tenant, after notice
from Landlord (or any person in privity of estate with Landlord), shall forthwith commence
such action by bonding, deposit, payment or otherwise as will remove or satisfy such lien
within fifteen (15) days. In the event Tenant does not remove or satisfy said lien within
said fifteen (15) day period, Landlord shall have the right to do so by posting a bond or
undertaking, and Tenant agrees to reimburse Landlord for any and all expenses incurred by
Landlord in connection therewith five (5) days after receipt by Tenant of Landlord’s
invoice therefor. These expenses shall include, but not limited to, filing fees, legal
fees and bond premiums.
	 
	 	b)	 	Nothing in this Sixteenth paragraph shall be deemed or construed as (i) Landlord’s
consent to any person, firm or corporation for the performance of any work or services or
the supply of any materials to the Premises or any improvements thereon, or (ii) giving
Tenant or any other person, firm or corporation any right to contract for or to perform or
supply any work, services or materials that would permit or give rise to a lien against the
Premises or any part thereof.

Seventeenth: Eminent Domain. If at any time during the Term, the wholly or materially all
of the Premises shall be taken for any public or quasi-public purpose by any lawful power of
authority by the exercise of the right of condemnation or eminent domain or by agreement between
Landlord and those authorized to exercise such right, this Lease, and the Term shall terminate and
expire on the date of such taking and the Rental, and other sum or sums of money and other charges
herein reserved and provided to be paid by the Tenant shall be apportioned and paid to in the date
of such taking. The term “materially all of the Premises” shall be deemed to mean such portion of
the Premises, as when so taken, would leave remaining a balance of the Premises which, due to
either to the area so taken or the location of the part so taken in relation to the part not so
taken, would not under economic conditions, zoning laws or building regulations then existing or
prevailing, readily accommodate a new building or buildings of nature similar to the Building at
the date of such taking of floor areas sufficient together with buildings not taken in the
condemnation, to produce a fair and reasonable return, after payment of all operating expenses
thereof. If less than materially all of the premises shall be taken, Landlord shall restore the
Premises to Tenant’s reasonable satisfaction and rent shall abate proportionately until such time
as the Premises is restored. Landlord’s failure to make such restoration within 180 days of such
taking shall grant to Tenant an option to terminate this Lease. Although all damages in the event
of any condemnation shall belong to the Landlord whether such damages are awarded as compensation
for diminution in value of the leasehold or to the fee of the Premises, Tenant shall have the right
to claim and recover from the condemning authority, but not from the Landlord, such compensation as
may

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be separately awarded or recoverable by Tenant in Tenant’s own right on account of any and all
damage to Tenant’s business by reason of the condemnation and for or on account of any cost or loss
to which Tenant might be put in removing Tenant’s merchandise, furniture, fixtures, leasehold
improvements and equipment.

Eighteenth: Casualty.  It shall be the responsibility of the Landlord to repair all damage
to the Building due to fire or other casualty within 120 days of the occurrence of such fire or
other casualty; subject to such delays as may be caused by adjustments with insurance carriers or
due to excusable delays. Landlord shall not be responsible to repair damage to personal property,
equipment or trade fixtures of tenant, it being the sole responsibility of Tenant to procure any
insurance it desires for such items. Notwithstanding anything herein contained to the contrary, in
the event of damage to the extent of 50% or more to the Premises or Building (as determined and
established by Landlord’s appraisal), by fire or other casualty, the Landlord may, at its option,
terminate this Lease upon 30 days written notice to the Tenant. Until repairs are completed,
Tenant’s obligation with respect to rent shall be abated on the basis of the portion of the
Premises, which are available for the ordinary conduct of Tenant’s business. In the event that the
Premises are damaged to the extent that the Premises are unavailable, the entire rent shall be
abated until after the Premises are rebuilt to a condition where Tenant is able to utilize the
Premises for the ordinary conduct of its business. If Landlord has not restored the Premises
within 180 days following the occurrence of such casualty, Tenant shall have the option to
terminate this Lease.

Nineteenth: Insurance.

	 	a)	 	Fire.  At all times during the term of this Lease, Landlord shall keep all
improvements on the Premises insured against loss or damage by risk now or hereafter
embraced by “all risks” and “difference in conditions” coverage, and against such risks as
Landlord from time to time reasonably may designate in amounts sufficient to prevent
Landlord from becoming a co-insurer.
	 
	 	b)	 	Liability Insurance. Tenant shall, at its own cost and expense, obtain blanket
public liability insurance covering the interest of the Tenant in the Premises, said public
liability to be in the sum of $1,000,000.00 in case of bodily injury or death and in the
case of property damage in an amount reasonably declared necessary by the Landlord. The
Tenant will provide Landlord with a certificate of insurance from an insurance company
reasonably acceptable to Landlord stating that the Landlord is named as an additional
insured under Tenant’s blanket public liability insurance policy. Tenant shall save
Landlord harmless and indemnify from all injury, loss, claims or damage to any person or
property which occurs on the Premises and shall pay all of Landlord’s attorneys’ fees
incurred in connection with the same, unless the same shall have been caused by the act or
negligence of the Landlord, its agents, servants or employees. Upon failure at any time on
the part of the Tenant to pay the premiums for the insurance required by this clause, the
landlord shall be at liberty from time to time as often as such failure shall occur, to pay
premiums therefore, and any and all sums so paid for insurance by the Landlord shall be and
become and hereby are declared to be additional rent under this Lease due and payable on
the next rent day.

Twentieth: Limitation of Landlord’s Liability. Except if caused by the negligence of
Landlord, its agents or employees, Landlord shall not be liable to Tenant for any loss, damage or
expense of any kind resulting from, and no claims shall be made against Landlord by Tenant for:

	 	a)	 	any injury or damage to person or property occurring in, on or about the
Premises;
	 
	 	b)	 	the theft, loss or destruction of any personal property contained in the
Premises or any storage rooms provided by Landlord;
	 
	 	c)	 	the necessity of repairing the Premises or any other portion of the Building,
except to the extent Landlord is responsible for such repairs in accordance with the
terms of this Lease;
	 
	 	d)	 	fire or other casualty;
	 
	 	e)	 	any overflow or leakage upon or into the Premises of water, rain, snow, steam,
gas or electricity, or any breakage or bursting of pipes, conduits or other plumbing
fixtures or appliances; or
	 
	 	f)	 	any loss or damage to property of the Tenant entrusted with Landlord’s
employees.

All references to Tenant in the proceeding sentence shall be deemed to include Tenant’s employees,
agents and other persons claiming the right to be in the Premises or the Building under or through
Tenant.

Twenty-First: Indemnification.

	 	a)	 	Tenant’s Indemnity. Tenant covenants to indemnify and save harmless the
Landlord from and against any and all liability, damages, expenses, fees (including
reasonable attorneys’ fees), penalties, actions, causes of

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	 	 	 	action, suits, costs, claims or judgments arising from injury during said lease term to
person or property occasioned wholly or in part by any act or omission of Tenant, its
employees, customers and invitees. Tenant shall and will, at its own cost and expense
defend any and all suits or actions that may be brought against Landlord or in which
Landlord may be impleaded with others upon any such above mentioned claim or claims, and in
the event of failure of Tenant so to do, Landlord may, at the cost and expense of Tenant and
upon prior written notice to Tenant, defend any and all such suits or actions, and Tenant
shall and will satisfy, pay and discharge any and all judgments that may be recovered
against Landlord in any such suit or actions in which Landlord may be a party or in which
Landlord shall become liable as aforesaid, then Landlord may pay the same with any interest
costs or other charges which may have accrued thereon and the amount so paid by Landlord,
with interest thereon at the current prime interest rate per annum from the date of payment,
shall become and be due and payable by Tenant as additional rent with the next installment
of rent which shall become due after such payment by Landlord.

	 	b)	 	Landlord’s Indemnity. Landlord covenants to indemnify and save harmless the
Tenant from and against any and all liability, damages, expenses, fees (including
reasonable attorney’s fees), penalties, actions, causes of action, suits, costs, claims or
judgments arising from injury during said lease term to person or property occasioned
wholly or in part by any act or omission of Landlord, its employees, customers and
invitees. Landlord shall and will, at its own cost and expense defend any and all suits or
actions that may be brought against Tenant or in which Tenant may be impleaded with others
upon any such above mentioned claim or claims, and in the event of the failure of Landlord
so to do, Tenant may, at the cost and expense of Landlord and upon prior written notice to
Landlord, defend any and all such suits or actions, and Landlord shall and will satisfy,
pay and discharge any and all judgements that may be recovered against Tenant in any such
suit or actions in which Tenant may be a party or in which Tenant shall become liable as
aforesaid, then Tenant may pay the same with any interest costs or other charges which may
have accrued thereon and the amount so paid by Tenant, with interest thereon at current
prime interest rate per annum from the date of payment, shall become and be due and payable
by Landlord and may be discharged as a credit to Tenant’s remaining rental obligation under
the Lease.

Twenty-Second: Subrogation. Landlord and Tenant and all parties claiming under them,
mutually release and discharge each other from all claims and liabilities for damage or destruction
by fire or any other peril included in the extended coverage form of fire insurance during the term
of this Lease and each of the parties hereto agree to have a waiver of subrogation clause attached
to and made a part of its insurance policy or policies.

Twenty-Third: Limitation on Personal Liability.

	 	a)	 	If the Landlord shall be an individual, a partnership or a co-tenancy, so long as such
individual or the partners or co-tenants constituting Landlord at the date of execution of
this Lease and from time to time thereafter as shown by a partnership certificate then in
effect or as shown by the record fee title, or any of them, or members of their immediate
family, or trusts for the benefit of any of the foregoing persons, directly or indirectly,
own an interest in the premises or in any partnership, or any trust, co-tenancy or other
unincorporated entity constituting the Landlord hereunder, Tenant shall look solely to the
estate and property of the Landlord in the Premises for the satisfaction of Tenant’s
remedies for the collection of a judgment (or other judicial process) requiring the payment
of money by the Landlord in the event of any default or breach by the Landlord with respect
to any of the terms, covenants and conditions of the Lease to be observed and/or performed
by the Landlord and any other obligation of Landlord created by or under this Lease and no
other property or assets of the Landlord or its partners, beneficiaries or co-tenants shall
be subject to levy, execution or other enforcement for the satisfaction of Tenant’s
remedies.
	 
	 	b)	 	The term “Landlord”, as used in this Lease, so far as covenants and agreements on the
part of the Landlord are concerned, shall be limited to mean and include only the owner or
owners at the time in question of the Premises and Lease and in the event of any transfer
or transfers of the title to the said Lease and/or the Premises, Landlord herein named (and
in case of any subsequent transfers or conveyances, the then grantor), including each of
its partners shall be automatically freed and relieved from and after the date of such
transfer and conveyance of all liability as respects the performance of any covenants and
agreements on the part of Landlord contained in this Lease thereafter to be performed, and
it shall be deemed and construed without further agreement that such grantee or transferee
has assumed and agreed to be bound by all the covenants and agreements in this Lease
contained, to be performed on the part of the Landlord, and the Landlord or the grantor
shall turn over to the grantee all monies, if any, then held by Landlord, or such

7

 

	 	 	 	grantor on behalf of Tenant and shall assign to such grantee all right, title and interest
of Landlord or such grantor in and to the sums held by and deposited under the terms,
covenants and conditions of this Lease.

Twenty-Fourth: Governing Law. This Lease shall be construed and enforced in accordance
with the laws of the State of New York. If any provisions of this Lease shall, to any extent, be
held invalid or unenforceable, the remainder of this Lease shall not be affected thereby and shall
continue to be valid and enforceable to the fullest extent permitted by law.

Twenty-Fifth: Entire Agreement. This Lease contains the entire agreement of the parties in
regard to the Premises. There are no oral agreements existing between them.

Twenty-Sixth: Notices. All notices required or permitted to be given under this Lease,
other than statutory demands, or notices, shall be in writing and shall be deemed to have been duly
given if made in person or sent by certified or regular mail, postage prepaid, to respective
address of each party set forth at the beginning of the Lease. Service shall be complete upon such
personal delivery or mailing except in the case of a notice to change an address in which case
service shall be complete when the notice is received by the addressee.

Twenty-Seventh: Right of Landlord to Cure Tenant’s Default. If Tenant defaults in the
making of any payment or in doing any act required under this Lease, Landlord may make such payment
or do such act and the expense thereof shall be paid by the Tenant with interest at the current
prime rate from the date paid and shall constitute additional rent and be payable with the next
monthly installment of basic rent. The Landlord shall not be estopped from the pursuit of any
remedy to which it would otherwise be entitled.

Twenty-Eighth: Waiver of Jury Trial. Landlord and Tenant covenant and agree that in any
action, proceeding or counterclaim brought by either the Landlord or the Tenant against the other
on any matter whatsoever arising out of, under, or by virtue of the terms of this Lease or the
Tenant’s occupancy, the Landlord and Tenant shall and do hereby waive trial by jury. The Tenant
hereby expressly waives any and all right of redemption in the event Tenant shall be dispossessed
by judgment or warrant in such form and contents reasonably proposed by Landlord.

Twenty-Ninth: Estoppel Certificates. Tenant agrees, as reasonably requested from time to
time and upon not less than fifteen (15) days prior notice by Landlord, to execute, acknowledge and
deliver to the Landlord an estoppel certificate.

Thirtieth: Waiver. No waiver by Landlord or Tenant of any breach of any term, covenant or
condition contained in this Lease shall operate as a waiver of such term, covenant or condition
itself or of any subsequent breach thereof. No payment by Tenant or receipt by Landlord of a
lesser amount than the monthly installments of Basic Rent or additional rent stipulated in this
Lease shall be deemed to be other than on account of the earliest stipulated rent nor shall any
endorsement or statement on any check or letter accompanying a check for payment of rent be deemed
an accord and satisfaction, and the Landlord may accept such check or payment without prejudice to
Landlord’s right to recover the balance of such rent or to pursue any other remedy provided by this
Lease.

Thirty-First: No Representations by Landlord. Neither Landlord nor any agent or employee
of Landlord had made any representations or promises with respect to the Premises or the Building
except as expressly set forth in this Lease, and no rights, privileges, easements or licenses shall
be acquired by Tenant except as expressly set forth in this Lease. Tenant, by taking possession of
the Premises, shall accept the same “AS IS”, except for the improvements listed in the addendum,
and such taking of possession shall be conclusive evidence that the Premises and the Buildings are
in good and satisfactory condition at the time of such taking of possession.

Thirty-Second: Quiet Enjoyment. Tenant, upon paying the rent and additional rent and
observing and performing all the terms, covenants and conditions contained in this Lease on
Tenant’s part be observed and performed, shall peaceably and quietly enjoy the Premises without
hindrance or molestation by Landlord or any party claiming through Landlord.

8

 

Thirty-Third: Miscellaneous.

	 	a)	 	All covenants in this Lease which are binding upon Tenant shall be construed to be
equally applicable to and binding Tenant’s agents, employees and others claiming the right
to be in the Premises or in the Building through or under Tenant.
	 
	 	b)	 	If more than one individual, firm, or corporation shall join as Tenant, the singular
context shall be construed to be plural wherever necessary and the covenants of Tenant
shall be the joint and several obligations of each party signing as Tenant, and when the
parties signing as Tenant are partners, shall be the obligations of the firm and of the
individual members thereof.
	 
	 	c)	 	Feminine or neuter pronouns shall be substituted for those of the masculine form, and
the plural shall be substituted for the singular, wherever the context shall require.
	 
	 	d)	 	This Lease shall be binding upon and shall inure to the benefit of the parties hereto
and their respective heirs, personal representatives, successors and assigns. The words
“Landlord” and “Tenant” include and bind and benefit the legal representative, successors
and assigns of the Landlord and Tenant, respectively, and if there be more than one tenant,
than, all the covenants and agreements binding the Tenant shall be deemed joint and
several.

Thirty-Fourth: Environmental Covenants. 

	 	a)	 	“Hazardous Material” shall mean any pollutant, contaminant, hazardous,
dangerous or toxic chemical, material, waste or other substance which poses a hazard to
the environment or to health and safety, including, without limitation: (i) any solid
or hazardous waste, toxic, or hazardous substance, pollutant, contaminant, dangerous or
toxic chemical material, or other substance within the meaning of any Environmental
Law; (ii) “hazardous substances”, as defined by CERCLA; (iii) “hazardous wastes”, as
defined by the Resource Conservation and Recovery Act, P.L. 94-580, and all amendments
thereto and reauthorizations thereof (“RCRA”); (iv) petroleum, crude oil or any
fraction thereof; (v) natural gas, natural gas liquids, liquefied natural gas (all the
foregoing collectively called “Natural Gas Products”), synthetic gas or mixtures of
Natural Gas Products and synthetic gas; (vi) any radioactive material, including any
source, special nuclear or byproduct material as defined at 42 U.S.C. §2011 et seq. and
amendments thereto and reauthorizations thereof; (vii) asbestos-containing materials in
any form or condition; and (viii) polychlorinated biphenyls.
	 
	 	b)	 	“Environmental Laws” shall mean all federal, state and local laws, statutes,
regulations, rules, codes, ordinances and policies and all revisions and amendments
thereto or reauthorizations thereof during the Term, and the common law, relating to
environmental matters or contamination of any type whatsoever, including, without
limitation: (i) treatment, storage, disposal, generation or transportation of any
Hazardous Material; (ii) air, water, or noise pollution, including, without limitation,
discharges to publicly-owned treatment works; (iii) surface or ground water
contamination; (iv) spills, discharges, leaks, emissions, escapes, dumping or other
releases or threatened releases, including, without limitation, those subject to the
Comprehensive Environmental Response, Compensation and Liability Act of 1980,
P.L.96-510, as reauthorized and amended from time to time (“CERCLA”), into the
environment of any Hazardous Material, whether or not notification or reporting to any
federal, state or local agency was or is required; (v) the protection of wildlife,
marine sanctuaries or wetlands; (vi) the protection of natural resources; (vii)
above-ground or under-ground storage tanks, vessels and related equipment; (viii)
abandoned or discarded barrels, containers or other closed receptacles; (ix) reporting
or notification to governmental agencies or third parties including, without
limitation, notification or reporting of the presence or emission of any Hazardous
Material; (x) health and safety of employees or other persons; or (xi) otherwise
relating to the manufacture, processing, use, distribution, sale, treatment, storage
disposal, transportation or handling of Hazardous Materials.
	 
	 	c)	 	At all times, Tenant, at its sole cost and expense, shall comply in all
material respects with all and not otherwise become subject to liability under
Environmental Laws applicable to Tenant, its use, operations or property on or at the
Premises including without limitation, obtaining any and all licenses, permits,
consents and approvals, making all reports, registrations and notifications, and
obtaining all bonds, insurance and financial insurance required under any Environmental
Law (“Environmental Filings and Approvals”). Tenant promptly shall provide Landlord
copies of all Environmental Filings and Approvals.
	 
	 	d)	 	Tenant agrees to indemnify, defend (with counsel, experts and consultants
reasonably acceptable to Landlord and at Tenant’s sole cost and expense) and hold
Landlord and its beneficiaries, partners, shareholders, officers, directors, employees,
agents, and their respective executors, administrators,

9

 

	 	 	 	personal representatives, heirs, successors and assigns (herein collectively called
“Landlord’s Affiliates”) free and harmless from and against Tenant’s failure to comply
with subparagraph (c) above.
	 
	 	e)	 	Landlord agrees to indemnify, defend (with counsel, experts and consultants
reasonably acceptable to Tenant and at Landlord’s sole cost and expense) and hold
Tenant and its beneficiaries, partners, shareholders, officers, directors, employees,
agents and his and their respective executors, administrators, personal
representatives, heirs, successors and assigns free and harmless from and against: (i)
Landlord’s failure to comply with any Environmental Law or (ii) any environmental
condition or Hazardous Materials existing on the Premises on the date hereof
(including, without limitation, relating to any underground storage tanks and any
asbestos-containing materials, if any).

Thirty-Fifth: Late Charges. The rent specified in this Lease is due and payable as set
forth on page two (2) of this Lease. If payment is not received on or before the tenth (10) day
following the due date, a late charge of 5% will be assessed against Tenant. Said late charge can
be paid separately or will be included in the following months rent. In the event payment is not
received within twenty (20) days of the due date, Tenant shall pay, in addition to the late charge,
interest on the unpaid amount from the due date of twelve percent per annum. If miscellaneous
charges (insurance, tax and utility increases, snow plowing and lawn care, etc.) are not paid
within 30 days of the billing date, Tenant will be charged 5% of the total amount of the arrears as
a late charge.

Thirty-Six: Parking.  Tenant and its employees and visitors may use the parking area
annexed to the Building for parking in common with other tenants.

Thirty-Seventh: Signage. Tenant shall have the right to erect signage in a manner that is
consistent with signage available to other tenants of the Building, including the right to utilize
any central marquis or office directory and to place signage on the doors or windows of the
Premises.

Thirty-Eighth: Expiration of Lease Term. Upon expiration or other termination of this
Lease, Tenant and Landlord will inspect the Premises and mutually agree to the condition of the
Premises with regard to damages versus normal wear and tear. Upon expiration of this Lease without
default hereunder, and provided that Tenant, without necessity of any notice from Landlord,
surrenders the Premises broom clean and in good order, repair and condition reasonable wear and
tear excepted, Landlord shall refund to Tenant the sum of $4,592.50, less deductions for damage.

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

	 	 	 	 	 	 	 	 	 	 
	Tenant:	 	 	 	Landlord:	 
	 
	 	 	 	 	 	 	 	 	 
	Interactive Therapy Group	 	 	 	Olivia Holding, LLC	 
	 
	 	 	 	 	 	 	 	 	 
	By:

	 	/s/ John M. Torrens
	 	 	 	By:
	 	/s/ Stephen A Oliva, Jr.
	 

	 	 
	 	 	 	 	 	 
	Name:

	 	John M Torrens
	 	 	 	Name:
	 	Stephen A. Oliva, Jr.
	Title:

	 	President
	 	 	 	Title:
	 	Manager

10EX-10.16

EXHIBIT 10.16

ALBERTA PROPERTIES LLC STANDARD OFFICE LEASE

THIS AGREEMENT made this 4th day of February 2009 between Alberta Properties LLC, its
principal place of business at 331 Alberta Drive, Amherst, New York 14226 hereinafter referred to
as the Owner, and Interactive Therapy Group, 1586 Eggert Road, Amherst, New York 14226 hereinafter
referred to as the Tenant:

WITNESSETH:

	 	 	 
	Premises

	 	That the said Owner has agreed to let, and by these presents does so lease
to Tenant the following premises:
	 
	 	 
	 

	 	Suite 110 on the ground floor of the building located at 331 Alberta Drive,
Amherst, New York containing approximately 1300 square feet per attached Sketch Plan “A”.
	 
	 	 
	TERM
	 	 

The term of this lease shall be for a period of two (2) years commencing upon April
1, 2009 and terminating upon March 31, 2011. Tenant shall have one (1) option (the
“Renewal Option”) to extend the term of the Lease for a two (2) year renewal period
(the “Renewal Period”), commencing on April 1, 2011 and terminating on March 31, 2013,
upon terms and conditions as set forth below in RENT. The Renewal Option may be
exercised only by Tenant giving Owner written notice of such exercise at least six (6)
months prior to the expiration date of the Lease.

RENTAL

RENT

The Tenant agrees to pay the Owner at 331 Alberta Drive, Amherst, New York 14226
the annual rent of $19,200.00 to be paid in equal monthly installments of $1,600.00 for
the two years of this Lease on the first day of each and every month of this Lease
without demand and without offset or deductions of any kind.

If Tenant shall validly exercise the Renewal Option, than the Lease shall be
extended for the Renewal Period at an annual rent of $20,400.00 to be paid in equal
monthly installments of $1,700.00 on the first day of each and every month of the
Renewal Period without demand and without offset or deductions of any kind.

TENANTS COVENANTS

	 	1.	 	The Tenant hereby covenants and agrees as follows:

	 	a)	 	Not to use said premises or any part thereof for any purposes other
than the purpose of its usual business.
	 
	 	b)	 	Not to let, sell, underlet or assign over the said premises or any part
thereof, for the whole or any part of said term, without first requesting
cancellation of the lease. If Owner declines to so cancel, Tenant may assign to a
successor of equal financial stability acceptable to the Ownler. Consent to such
assignment will not be unreasonably withheld.
	 
	 	c)	 	This item left intentionally blank.
	 
	 	d)	 	To allow the Owner in person, or by agent, to enter said premises at
all reasonable times of the day upon reasonable notice, however, Owner shall not
unreasonably interfere with Tenant’s business or Tenant’s use of its premises, and
within six months prior to the expiration of the lease, to allow the Owner or his
agent to place on or about said premises, notices indicating that the premises are
for sale or rent; and to allow the Owner or his agent to enter upon and pass
through and over said premises at all reasonable times and upon reasonable notice
for the purposes of showing the same to persons wishing to purchase or lease the
same.
	 
	 	e)	 	To obey and carry out all Federal, State, County and Municipal Laws,
regulations, rules and ordinances in regard to the premises hereby leased and their
use, and subject to Section “6” hereof,
to take such care of said premises as may be required by any and all Federal, State,
County and

 

 

	 	 	 	Municipal authorities and departments, or any of them; and to obey all
lawful requirements of the New York Fire Insurance Rating Organization, or any
similar body, with reference to insurance premium rate upon the building shall be
increased, by reason of any act or omission or commission on the part of Tenant or
by reason of the nature of the occupancy of the premises, the Tenant agrees to pay
the amount of any such increase; and to save the Owner and hold the Owner harmless
from any expense, loss or damage by reason of the violation of such laws,
regulations, rules, ordinances and by reason of the Tenant’s negligence.

	 	f)	 	To observe and keep all the rules and regulations of the electric, gas
and water companies and the sewer authority, supplying such premises with
electricity, gas, water or use of sewer.
	 
	 	g)	 	Not to erect any signs or to letter windows or doors without express
written authority of Owner.
	 
	 	h)	 	To return the premises broom-clean at the expiration of the lease to
the Owner and in the same condition as when taken, reasonable wear and tear thereof
excepted.
	 
	 	i)	 	To observe and keep all reasonable rules and regulations of the Owner
regarding the use of the building.

OWNER COVENANTS

	 	2.	 	Owner covenants and agrees as follows:

	 	a)	 	To provide at the start of the term of this lease the subject premises
in first-class condition in its present configuration.
	 
	 	b)	 	To supply aforesaid premises at its own expense during regular business
hours air conditioning, heat, electricity, gas, water and janitorial services, but
it shall not be liable for any injury, damage or loss occasioned in the rendering
of such services or resulting from any interruption thereof, due to any cause
except negligence of Owner or its employees, agents, or servants and except as
otherwise provided herein.
	 
	 	c)	 	To maintain the lavatory, toilets and toilet rooms in good lighted and
ventilated.
	 
	 	d)	 	To keep and maintain the sidewalks, corridors, stairways and all other
means of access and egress for the demised premises in good repair and safe
condition and well lighted, free and clear of ice, snow and debris.
	 
	 	e)	 	Owner, at its expense, shall maintain the common areas of the Building,
and any areas of the Building under the exclusive control of Owner, in a clean and
healthful condition and will comply with all federal, state, county and municipal
laws, regulations, rules, and ordinances in regard to the Building and shall save
Tenant and hold Tenant harmless from any expense, loss, or damages by reason of the
violation of such laws, regulations, rules, ordinances, and requirements or by
reason of damages that might be sustained by reason of the acts, omissions, or
negligence of Owner or its employees, agents, or servants.

DEFAULTS

	 	3.	 	               If default be made in the payment of the rent or any part thereof the Owner shall give
written notice of such default to the Tenant and the Tenant shall have five (5) days after
receipt of such notice to cure such default, but upon Tenant’s failure to cure the default
within said period then and in such case the owner may terminate the term of this lease
without further notice, and all rents will accelerate.
	 
	 	 	 	               In the case of a default by either party in the obligation of Tenant to pay rent, the
other party may give to the defaulting party written notice thereof describing the default
and thereupon unless the defaulting party, within thirty (30) days from the receipt of said
notice, shall begin and continue to prompt completion the steps necessary to cure the
default, the non-defaulting party may terminate this lease by giving the defaulting party
not less than ten (10) days notice of the time of termination.
	 
	 	 	 	          The provisions of this Paragraph 3, whether or not any such right of termination is
exercised, shall not be a waiver of any right of breach of contract or a waiver of any other
provisions of this lease.
	 
	 	4.	 	               If said premises shall at any time become vacant during the said term in consequence of
the removal of the Tenant, for nonpayment of rent, by legal process, or any other cause,
the Owner may re-enter the same, and use such force for that purpose as the Owner shall
think fit, without being liable to any prosecution thereof and may thereupon treat the said
lease as terminated, and re-let said premises for their own use; or the Owner may re-let
said premises as the agent of the Tenant applying avails thereof to the expenses that may
accrue in reentering and then to the payment of the rent due as herein provided, and the
balance to pay over to Tenant; or may hold the Tenant for any balance remaining due after
so applying the

2

 

	 	 	 	proceeds, and the
right to hold the Tenant for such balance shall survive the issuance of any warrant of
cancellation of this lease.

DAMAGE OR DESTRUCTION

	 	5.	 	               If the leased premises shall be destroyed or damaged by fire or other cause, without or
with the fault or negligence of either party all rebuilding, restoration and repairs shall
be done by Owner at its expense, as soon as reasonably possible.
	 
	 	 	 	               If after any partial damage any portion of the premises shall be usable by Tenant, the
rent shall be apportioned according to such usable portion until all restoration and repairs
are completed. If the premises shall be totally destroyed, rendered untenantable, the rent
shall be wholly abated until the premises including all equipment as originally installed as
a part thereof shall be fully replaced or repaired, and until Tenant shall have reasonable
time to replace all attachments, installments, and other property installed by it, and to
replace its furniture and office equipment.
	 
	 	 	 	If after any such occurrence it is reasonably certain or is found that the building cannot
be restored as stated above within (6) months from the date of the occurrence, either party
hereto shall have the right as its election to terminate this lease, effective as of the
date of such occurrence, by giving written notice to the other as soon as reasonably
possible. In the event of such termination Owner shall not be obligated to make any
restoration of the premises.
	 
	 	6.	 	               All repairs to the premises and to the plumbing, heating, air conditioning, electric
wiring and lighting apparatus and structural repairs to the building and common areas
necessary to keep the same in proper order shall be made by the Owner at the Owner’s
expense, unless said repairs are made necessary through the carelessness or neglect of the
Tenant, its agents, employees or servants.
	 
	 	7.	 	               Any fixture of a removable nature constructed and placed in the demised premises at the
expense of the Tenant, shall remain the property of the Tenant and may be removed by the
Tenant at the termination of its occupancy of the demised premises; and in case of damage
or disfigurement to walls or floors caused by such removal, the cost of reasonable repairs
of the damage to them, shall be borne by the Tenant. The Tenant covenants that it will not
make any alterations in or to the demised premises without first obtaining the consent of
the Owner in writing, which consent shall not be unreasonably withheld.

CONDEMNATION

	 	8.	 	               If the whole or any part of the premises hereby demised shall be taken or condemned by
any competent authority for any public use or purpose, than the term hereby granted shall
cease from the time when possession of the part so taken shall be required for such public
purpose and without apportionment of claim to any such award, the current rent, however, in
such case to be apportioned. However, nothing herein shall be deemed to give Owner any
interest in or to require Tenant to assign to Owner any award made to Tenant for the taking
of personal property or fixtures belonging to Tenant or for the interruption of or damages
to Tenants business or for Tenant’s moving expense.

END OF TERM

	 	9.	 	               Should the Tenant continue to occupy the demised premises after the expiration of the
term of this lease or any renewal thereof, with the consent of the Owner, such tenancy
shall be from month to month and in no event from year to year or from term to term, and
such month to month tenancy shall be on the same terms, covenants and conditions of this
lease but at the monthly rental fixed by Owner but nothing herein contained shall be deemed
to waive any right the Owner may have to recover possession of the demised premises upon
the expiration of the term of this lease or any renewal thereof.
	 
	 	10.	 	               Tenant agrees that the sidewalks, entries, passages, staircases, vestibules, hallways
and parking lot shall not be obstructed or used for any purpose other than ingress and
egress; the Tenant will not make or permit any unseemly, improper, or disturbing noise or
otherwise unreasonably interfere with other tenants.

PARKING

	 	11.	 	               In addition to the demised premises, Tenant shall have the right of non-exclusive use
in common with others, of automobile parking areas, driveways, serviceways, loading
facilities, staircases, vestibules, hallways, elevators, and other facilities as may be
designated by Owner from time to time, all subject to the terms and conditions of this
lease agreement and to reasonable rules and regulations for the use thereof as prescribed
from time to time by Owner. Tenant and his employees, invitees or guests shall not park
cars in

3

 

	 	 	 	parking lot spaces reserved on property of which demised premises are a part or in driveways
or serviceways except in areas which may be designated for Tenant parking.

QUIET ENJOYMENT

	 	12.	 	               Owner covenants that Tenant upon paying the rent reserved herein and performing all the
covenants of this lease on its part to be performed shall and may peaceably and quietly
have, hold and enjoy the premises for the full term hereof free from molestation, eviction
or disturbances by Owner or by any other person or persons lawfully claiming same.

SUCCESSORS AND ASSIGNS

	 	13.	 	               The covenants, conditions and agreements contained in this lease shall bind and inure
to the benefit of the Owner and the Tenant and their respective executors, administrators,
successors and assigns and may not be changed orally, but only by an agreement in writing
and signed by the party against whom enforcement of any waiver, change, modification, or
discharge is sought.

SUBORDINATION

	 	14.	 	               This Lease is and shall be subject and subordinate to the indenture and all mortgages
which may now or hereafter affect the Leased Premises; and to all renewals, modifications,
consolidations, replacements and extensions thereof. Although the subordination provision
shall be deemed for all purposes to be automatic and effective without any further
instrument on the part of the Tenant, the Tenant shall execute any further instrument
reasonably requested by the Landlord to confirm such subordination. The Tenant hereby
irrevocably constitutes and appoints the Landlord as the Tenant’s attorney-in-fact to
execute any such instrument for and on behalf of the Tenant.
	 
	 	 	 	Notwithstanding the foregoing, Tenants right to quiet possession and enjoyment of the
premises shall not be disturbed so long as Tenant complies with all of the terms,
obligations, and conditions hereunder.

ENTIRE AGREEMENT This lease constitutes the entire understanding between the parties. No
variation or modification of this Lease shall be deemed valid unless in writing and signed by the
parties hereto.

IN WITNESS WHEREOF, the Owner and Tenant have respectively signed and sealed these presents on the
day and year first above written.

	 	 	 	 	 	 	 
	 	 	Alberta Properties LLC:	 	 
	Witness
	 	By
	 	/s/ Stephen S. Obletz
 

	 	 
	 
	 	 	 	 	 	 
	 	 	Interactive Therapy Group	 	 
	/s/ Gary J Knauer
 

Witness

	 	By
	 	/s/ Gary Gelman
 

Gary Gelman, Chairman
	 	 

4

 

ESCALATION

	 	A.	 	For the purpose of this Paragraph:

	 	1)	 	Tax Base Year

Year Ending 12/31/2008
	 
	 	2)	 	Operating Expense Base Year

Year Ending 12/31/2008
	 
	 	3)	 	Computation Year means each

Year Beginning 04/01/09
	 
	 	4)	 	Tenant’s Proportionate Share means the ratio
expressed as a percentage of the area of the Premises
approximately 1300 square feet to the entire rentable floor space in the
Building. Tenant’s proportionate share is 9.6%
	 
	 	5)	 	Real Estate Taxes means the dollar value of the
real estate
taxes assessed upon the Building and the land upon which it stands.
	 
	 	6)	 	Operating Expense means the actual expenses
incurred and paid
by the Landlord for the operation and maintenance of the Building in
accordance with accepted principals of sound management and accounting
practices as applied to first-class office buildings, but not limited to:

	 	a)	 	Janitor labor and supplies
	 
	 	b)	 	Maintenance and engineering labor and
supplies
	 
	 	c)	 	Insurance applicable solely to the
Building and its operation
	 
	 	d)	 	Water and fuel
	 
	 	e)	 	Electricity used by Landlord in the
operation and maintenance of the Building
	 
	 	f)	 	Salaries and wages of employees, other
than employees above grade of Building Manager
	 
	 	g)	 	Painting, snow removal and other contract
services
	 
	 	h)	 	Security services

	 	B.	 	Tenant shall make an additional rent payment equal to the Tenant’s
Proportionate Share of any increase in the Real Estate Taxes and/or Operating
Expense for each Computation Year of the Tenant’s Lease over the Real Estate Taxes
and/or Operating Expense for the Base Year together with a six percent (6%)
administrative fee. 1
	 
	 	C.	 	For each computation Year, Owner shall furnish to Tenant Statements
setting forth in reasonable detail the Real Estate Taxes and Operating Expense for
the Base Year and the Computation Year, as well as the difference between the two
and the Tenant’s Proportionate Share of the difference. Tenant shall pay Tenant’s
Proportionate Share as set forth in the Statement within thirty (30) days of
receipt of said Statement.

	 	1)	 	It is hereby agreed that in the event the Owner
consents to the subletting of the lease, if the rent shall be more than the
rent in this lease, the increases in rent shall be automatically assigned
and payable to the Owner.
	 
	 	2)	 	Tenant shall pay for all electric bulbs, lamps, tubes,
ballast’s and starters.
	 
	 	3)	 	Rents received after the fifth day of the month are
subject to a five percent (5%) late charge.
	 
	 	4)	 	Tenant is required to provide protective pads under
each desk and Shepherd casters or equivalent on all chairs and movable
office furniture.

INSURANCE REQUIREMENTS

	 	A.	 	Landlord’s Insurance. At all times during the Term, Landlord will carry and
maintain (1) fire and extended coverage Insurance covering the Building and the Demised
Premises and the Building’s equipment and common area furnishings and leasehold
improvements in the Premises, and (2) public liability and property damage Insurance in
such amounts as Landlord determines from time to time in its reasonable discretion.
	 
	 	B.	 	Tenant’s Insurance. At all times during the Term, Tenant will carry and
maintain, at Tenant’s expense, the following insurance in the amounts specified below or
such other amounts as Landlord may from time to time reasonably request, with insurance
companies on forms satisfactory to Landlord.

 

			
	1	 	The annual increase in Real Estate Tax and/or Operating
Expenses is limited to 3.5% on a cumulative basis.

5

 

	 	1)	 	Public Liability and property damage liability insurance, with a
combined single occurrence limit of not less than $1,000,000. All such insurance
will specifically include, without limitation, contractual liability coverage for
the performance by Tenant of the agreements set forth in this Lease.
	 
	 	2)	 	Insurance covering all of Tenant’s equipment, trade fixtures,
appliances, furniture, furnishings and personal property, from time to time in, on
or upon the Premises, in an amount not less than the full replacement cost without
deduction for depreciation from time to time during the term of this Lease,
providing protection against all perils included within the classification of fire,
extended coverage, vandalism, malicious mischief, special extended peril (all
risk), boiler, flood, glass breakage and sprinkler leakage. All policy proceeds
will be used for the repair or replacement of the property damaged or destroyed.
	 
	 	3)	 	Workman’s compensation insurance insuring against and satisfying
Tenant’s obligations and liabilities under the workman’s compensation laws of the
state in which the Premises are located.

	 	C.	 	Forms of the Policies. All policies of liability insurance which Tenant is
obligated to maintain according to the Lease (other than any policy of workmen’s
compensation insurance) will name Landlord and such other persons or firms as Landlord
specifies from time to time as additional insureds. Insurance certificates of original
policies (together with copies of the endorsements naming Landlord and any others specified
by Landlord as additional insureds) and evidence of the payment of all premiums of such
policies will be delivered to Landlord prior to Tenant’s occupancy of the Premises and from
time to time at least ten (10) days prior to the expiration of the terms of each such
policy. All public liability and property damage liability maintained by Tenant will
contain a provision that Landlord and any other insureds will be entitled to recover under
such policies for any loss sustained by Landlord and the other additional insureds, its
agents and employees as a result of the acts or omissions of Tenant.
	 
	 	 	 	All such policies maintained by Tenant will provide that they may not be terminated or
amended except after thirty (30) days prior written notice to Landlord.

All public liability, property damage liability and casualty policies maintained by Tenant
will be written as primary policies, not contributing with and not supplemental to the
coverage that Landlord may carry. Insurance required to be maintained by Tenant may be
subject to a deductible up to five hundred dollars ($500.00).
	 
	 	D.	 	Waiver of Subrogation. Landlord and Tenant each waive any and all rights to
recover against each other except to the extent loss or damage is suffered as a result of
the acts, omissions, or negligence of Owner or its employees, agents, or servants.
Landlord and Tenant, from time to time, will cause their respective insurers to issue an
appropriate waiver of subrogation rights endorsements to all policies of insurance carried
in connection with the Project or the Premises or the contents of the Project or Premises.
Tenant agrees to cause all other occupants of the Premises claiming by, under, or through
Tenant to execute and deliver to Landlord such a waiver of claims and to obtain such a
waiver of subrogation rights endorsements.
	 
	 	E.	 	Adequacy of Coverage. Landlord, its agents and employees make no
representation that the limits of liability specified to be carried by Tenant are adequate
to protect Tenant. If Tenant believes that any of such insurance coverage is inadequate,
Tenant will obtain, at Tenant’s expense, such additional insurance coverage as Tenant deems
adequate.

RULES AND REGULATIONS

	 	1.	 	The sidewalks, walks, entries, corridors, concourses, ramps, staircases, and elevators
shall not be obstructed or used for any purpose other than ingress and egress to and from
the respective premises.
	 
	 	2.	 	The Landlord shall not be responsible to any Tenant for loss of property from the
premises, however occurring, unless caused by the acts, omissions, or gross negligence or
willful act of the Landlord, its agents, servants, or employees, including its independent
contractors.
	 
	 	3.	 	No signs or advertisements shall be put in or upon any part of the building except on
the doors of the premises and on the Directory Boards, and then only of such color, size,
style and material as shall be approved in writing by Landlord. A Directory Board in a
conspicuous place will be provided by Landlord.
	 
	 	4.	 	No awnings or other projections shall be attached to the outside walls of the building
without the prior written consent of the Landlord.
	 
	 	5.	 	No persons shall disturb the occupants of the building by use of any musical
instruments, making unseemly noises, or by interference in any way. No dogs or other
animals will be allowed in the building.

6

 

	 	6.	 	No installations, including, without limitation, telegraph, telephone, television,
radio or other wires or instruments, shall be introduced into the building without
Landlord’s prior written approval.
	 
	 	7.	 	No Tenant shall permit or allow any employee or other person to conduct any business
enterprises of any kind in or from the premises other than that specifically provided for
in the Lease.
	 
	 	8.	 	Only workmen employed, designated or approved by Landlord may be employed by Tenants
for repairs, installations, alterations, painting, material moving or other similar work
that may be done on the Premises. Such approval shall not be unreasonably withheld.
	 
	 	9.	 	Canvassing, soliciting, or peddling in the building are prohibited.
	 
	 	10.	 	Tenant acknowledges that this is a “smoke free” building and will obey all Owner’s
rules and regulations in this regard.
	 
	 	11.	 	No vending machines of any kind are permitted on the premises.
	 
	 	12.	 	No Tenant shall, with the exception of hot beverages, permit the sale or service of
food or beverages to its employees or to others, or cause or permit any odors of cooking or
other processes or any unusual or objectionable odors to emanate from the Premises.
	 
	 	 	 	No Tenant shall install or permit installation or use of any machine dispensing goods for
sale, including, without limitation, foods, beverages, cigarettes or candy, without the
consent of the Landlord.
	 
	 	13.	 	Electrical appliances or equipment rated higher than 15 Amperes must have specific
authorization for use.

7

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