Document:

exv10w6

Exhibit 10.6

LEASE AGREEMENT

	 	 	This Lease Agreement (this “Lease”) is made this 13th day of October, 2010 (the
“Effective Date”), between CBP 110, LP, a Pennsylvania limited partnership having its principal
office at 210 West Kensinger Drive, Suite 400, Cranberry Township, PA 16066 (the “Landlord”), and
Tollgrade Communications, Inc., a Pennsylvania corporation having its principal office at 493 Nixon
Road, Cheswick, PA 15024 (the “Tenant”).

BASIC LEASE PROVISIONS

     The following provisions set forth various basic terms of this Lease, and are sometimes
referred to as the “Basic Lease Provisions”.

	 	 	 	 	 
	Premises

	 	-
	 	Approximately 24,402 square feet, known as

Suite: # 400 in the Cranberry Business Park,

Building 110, located at 3120 Unionville Road,

Cranberry Township, PA 16066
	 
	 	 	 	 
	Initial Term

	 	-
	 	Eighty Four (84) full calendar months from the
Commencement Date, as such term is defined at
Section 3.01, estimated to occur on or about
April 1, 2011 (subject to any partial calendar
month to be added to the Initial Term pursuant
to Section 2.01 in the event that the
Commencement Date occurs on a date other than
the first day of a calendar month).
	 
	 	 	 	 
	Extension Options

	 	-
	 	Two (2) Five (5) Year Options, exercisable in
accordance with Section 2.02
	 
	 	 	 	 
	Base Rent

	 	-
	 	$15.75 per square foot for Months 1-24
(commencing as of the Commencement Date and
continuing through the last day of the twenty
fourth (24th) full calendar month
thereafter);
	 
	 	 	 	 
	 

	 	 	 	$16.25 per square foot for Months 25-60;
	 
	 	 	 	 
	 

	 	 	 	$16.75 per square foot for Months 61-84
	 
	 	 	 	 
	 

	 	 	 	(subject to increase during any Renewal Terms
in accordance with Section 3.02)
	 
	 	 	 	 
	Additional Rent

	 	-
	 	Includes Tenant’s obligation to pay its
Proportionate Share of all Operating Expenses
and Real Estate Taxes, in accordance with
Section 4.03
	 
	 	 	 	 
	Tenant’s Proportionate Share

	 	-
	 	35.3% (24,402 rsf/69,030 rsf), subject to
adjustment in accordance with Sections 1.01
and 4.03
	 
	 	 	 	 
	Escrow Account

	 	-
	 	$280,000.00, to be reduced by such amounts as
are set forth in, and otherwise governed in
accordance with, Section 5.01

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	Addresses for Notices

	 	-
	 	As to Landlord:
	 
	 	 	 	 
	 

	 	 	 	CBP 110, LP

210 West Kensinger Drive, Suite 400

Cranberry Township, Pennsylvania 16066

Attention: Richard S. Donley 

Telephone: (724) 779-3892
	 
	 	 	 	 
	 

	 	 	 	With copy to:
	 
	 	 	 	 
	 

	 	 	 	Thorp Reed & Armstrong, LLP 

Attn: Jeffrey J. Conn, Esq.

One Oxford Centre, 15th Floor 

301 Grant Street 

Pittsburgh, PA 15219
	 
	 	 	 	 
	 

	 	 	 	As to Tenant:
	 
	 	 	 	 
	 

	 	 	 	Prior to occupancy:
	 
	 	 	 	 
	 

	 	 	 	Tollgrade Communications, Inc.

493 Nixon Road 

Cheswick, PA 15024

Attention: Jennifer M. Reinke, General Counsel 

After occupancy:
	 
	 	 	 	 
	 

	 	 	 	Tollgrade Communications, Inc. 

Cranberry Business Park 

Building 110

3120 Unionville Road 

Cranberry Township, PA 16066

Attention: Jennifer M. Reinke, General Counsel
	 
	 	 	 	 
	 

	 	 	 	With copy to:
	 
	 	 	 	 
	 

	 	 	 	Ken Shebek 

VP Operations 

Tollgrade Communications, Inc. 

493 Nixon Road 

Cheswick, Pennsylvania 15024

 

			
	*	 	Note: If there is any difference between these Basic Lease Provisions and the Lease, the Lease
shall control.

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TABLE OF CONTENTS

Page

	 	 	 	 	 
	ARTICLE 1 PREMISES
	 	 	1	 
	Section 1.01 Grant and Acceptance
	 	 	1	 
	 
	 	 	 	 
	ARTICLE 2 TERM; EXTENSION OPTIONS
	 	 	1	 
	Section 2.01 Initial Term
	 	 	1	 
	Section 2.02 Extension Options
	 	 	1	 
	 
	 	 	 	 
	ARTICLE 3 CONSTRUCTION, OCCUPANCY AND SURRENDER OF PREMISES
	 	 	1	 
	Section 3.01 Commencement Date; Landlord’s Work
	 	 	2	 
	Section 3.02 Tenant’s Occupancy
	 	 	2	 
	Section 3.03 Condition of Premises
	 	 	2	 
	Section 3.04 Surrender of the Premises
	 	 	3	 
	Section 3.05 Holding Over
	 	 	3	 
	Section 3.06 Waiver
	 	 	3	 
	 
	 	 	 	 
	ARTICLE 4 RENT
	 	 	3	 
	Section 4.01 Base Rent During Initial Term
	 	 	3	 
	Section 4.02 Base Rent During Extension Terms
	 	 	4	 
	Section 4.03 Real Estate Tax and Operating Expense Pass Through
	 	 	4	 
	Section 4.04 Definition and Payment of Additional Rent
	 	 	7	 
	Section 4.05 Payment of Rent; Late Payment Fee
	 	 	7	 
	 
	 	 	 	 
	ARTICLE 5 SECURITY DEPOSIT
	 	 	7	 
	Section 5.01 Security Deposit
	 	 	7	 
	Section 5.02 Reductions in Security Deposit
	 	 	8	 
	 
	 	 	 	 
	ARTICLE 6 OCCUPANCY AND USE; SIGNAGE AND PARKING
	 	 	8	 
	Section 6.01 Use of Premises
	 	 	8	 
	Section 6.02 Rules and Regulations
	 	 	8	 
	Section 6.03 Compliance With Laws
	 	 	9	 
	Section 6.04 Signs
	 	 	9	 
	Section 6.05 Parking
	 	 	9	 
	Section 6.06 Access
	 	 	9	 
	Section 6.07 Quiet Enjoyment
	 	 	9	 
	 
	 	 	 	 
	ARTICLE 7 UTILITIES AND SERVICES
	 	 	10	 
	Section 7.01 Landlord’s Obligations
	 	 	10	 
	Section 7.02 Tenant’s Obligations
	 	 	10	 
	Section 7.03 Interruptions
	 	 	10	 

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Page

	 	 	 	 	 
	ARTICLE 8 REPAIRS, MAINTENANCE, ALTERATIONS AND IMPROVEMENTS
	 	 	11	 
	Section 8.01 Tenant’s Obligations
	 	 	11	 
	Section 8.02 Landlord’s Obligations
	 	 	11	 
	Section 8.03 Additional Rights of Landlord
	 	 	12	 
	Section 8.04 Landlord’s Disclaimer
	 	 	12	 
	Section 8.05 Improvements and Alterations
	 	 	12	 
	 
	 	 	 	 
	ARTICLE 9 INSURANCE, FIRE AND CASUALTY; INDEMNITY AND WAIVER
	 	 	14	 
	Section 9.01 Damage or Destruction
	 	 	14	 
	Section 9.02 Tenant’s Responsibilities; Waiver and Indemnity
	 	 	14	 
	Section 9.03 Tenant’s Insurance
	 	 	16	 
	Section 9.04 Landlord’s Insurance
	 	 	17	 
	Section 9.05 Subrogation
	 	 	18	 
	 
	 	 	 	 
	ARTICLE 10 CONDEMNATION
	 	 	18	 
	Section 10.1
	 	 	18	 
	 
	 	 	 	 
	ARTICLE 11 LIENS
	 	 	19	 
	Section 11.01
	 	 	19	 
	 
	 	 	 	 
	ARTICLE 12 TAXES ON TENANT’S PROPERTY
	 	 	19	 
	Section 12.01
	 	 	19	 
	Section 13.01
	 	 	19	 
	 
	 	 	 	 
	ARTICLE 14 TRANSFERS BY LANDLORD; SUBORDINATION; ESTOPPEL CERTIFICATES
	 	 	20	 
	Section 14.01 Sale of the Building
	 	 	20	 
	Section 14.02 Subordination and Non-Disturbance
	 	 	21	 
	Section 14.03 Estoppel Certificate
	 	 	21	 
	 
	 	 	 	 
	ARTICLE 15 DEFAULT
	 	 	21	 
	Section 15.01 Defaults by Tenant
	 	 	21	 
	Section 15.02 Remedies of Landlord
	 	 	22	 
	Section 15.03 Defaults by Landlord
	 	 	25	 
	 
	 	 	 	 
	ARTICLE 16 NOTICES
	 	 	25	 
	Section 16.01
	 	 	25	 
	 
	 	 	 	 
	ARTICLE 17 RESERVED
	 	 	25	 
	 
	 	 	 	 
	ARTICLE 18 ENVIRONMENTAL PROVISIONS
	 	 	25	 
	Section 18.01
	 	 	25	 
	Section 18.02
	 	 	26	 
	Section 18.03
	 	 	26	 

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Page

	 	 	 	 	 
	ARTICLE 19 MISCELLANEOUS PROVISIONS
	 	 	26	 
	Section 19.01 Professional Fees
	 	 	26	 
	Section 19.02 Waiver
	 	 	26	 
	Section 19.03 Applicable Law
	 	 	27	 
	Section 19.04 Successors and Assigns
	 	 	27	 
	Section 19.05 Brokers
	 	 	27	 
	Section 19.06 Severability
	 	 	27	 
	Section 19.07 Name
	 	 	27	 
	Section 19.08 Examination of Lease; Defined Terms
	 	 	27	 
	Section 19.09 Time
	 	 	27	 
	Section 19.10 Authority
	 	 	27	 
	Section 19.11 Recording
	 	 	28	 
	Section 19.12 Force Majeure
	 	 	28	 
	Section 19.13 Tenant’s Obligation to Provide Financial Information
	 	 	28	 
	Section 19.14 Options
	 	 	28	 
	Section 19.15 Entire Agreement
	 	 	29	 

EXHIBITS

	 	 	 
	Exhibit A-1

	 	Description of Land
	Exhibit A-2

	 	Description of the Park
	Exhibit A-3

	 	Depiction of the Premises
	Exhibit B

	 	Work Letter
	Exhibit C

	 	Form of Commencement Agreement
	Exhibit D

	 	Rules and Regulations

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ARTICLE 1

PREMISES

Section 1.01 Grant and Acceptance.

In consideration of the mutual covenants herein, and
subject to all of the terms and conditions hereinafter set forth, Landlord hereby leases to Tenant,
and Tenant hereby hires from Landlord, approximately 24,402 rentable square feet of space located
in that certain building known and numbered as Cranberry Business Park, Building 110 (the
“Building”) situated at 3120 Unionville Road, Cranberry Township, Pennsylvania 16066 (as more
particularly described at Exhibit “A-1” attached hereto and made a part hereof, the
“Land”), which Land comprises all of Lot No. 110 in the Cranberry Business Park (as more
particularly described at Exhibit “A-2” attached hereto and made a part hereof, the
“Park”); said leased premises, known as Suite # 400 within the Building and depicted at Exhibit
“A-3” attached hereto and made a part hereof, being hereinafter designated as the “Premises”.
Notwithstanding the foregoing, in the event the rentable area of the Premises shall be increased or
decreased upon mutual agreement of the parties or as otherwise expressly set forth in this Lease,
or in the event that the rentable area of the Building (as estimated in the Basic Lease Provisions)
shall be increased or decreased upon actual construction and measurement thereof by Landlord and
Tenant, Landlord and Tenant shall execute a certificate as to the number of rentable square feet
therein. Such revised measurement shall be based upon an opinion of a registered architect and
made in accordance with applicable BOMA standards, ANSI/BOMA Z65.1-1996 and the rentable area of
the Premises and Building described herein, and the calculation of Rent and Tenant’s Proportionate
Share (as hereinafter defined) shall be adjusted accordingly, as of the date of the increase or
decrease. There shall be no common area factor added to the Premises. In no event shall Landlord
have the right to relocate the Premises, in whole or in part, during the Term.

ARTICLE 2

TERM; EXTENSION OPTIONS

Section 2.01 Initial Term. The initial term of this Lease (the “Initial Term”) shall
commence on the Commencement Date (as hereinafter defined at Section 3.01), and continue until the
last day of the eighty fourth (84th) full calendar month following the Commencement Date, or on
such earlier date upon which said term may expire or be canceled pursuant to any of the provisions,
terms or covenants of this Lease or pursuant to applicable law.

Section 2.02 Extension Options. So long as Tenant is not then in default beyond any
applicable notice and cure periods pursuant to the terms and conditions of this Lease, Tenant shall
have two successive options (each an “Extension Option”) to extend the Term of this Lease for two
(2) five (5) year periods (each an “Extension Term”), commencing when the Initial Term of this
Lease expires, upon the terms and conditions set forth in this Section 2.02. As used in this Lease,
the word “Term” shall mean the Initial Term and, to the extent applicable, each Extension Term.
Tenant shall give to Landlord, on a date which is prior to the date that the applicable Extension
Term would commence (if exercised) by at least three hundred sixty (360) days, a written notice of
the exercise of the option to extend the Lease for said Extension Term, time being of the essence.
Such notice shall be given in accordance with the requirements of Section 16.01 hereof. If
notification of the exercise of an option is not so given, all options granted to Tenant pursuant
to this Section 2.02 shall automatically expire. All of the terms and conditions of the Lease,
except where specifically modified by Section 4.02 below, shall apply to each Extension Term.

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ARTICLE 3

CONSTRUCTION, OCCUPANCY AND SURRENDER OF PREMISES

Section 3.01 Commencement Date; Landlord’s Work

     (a) The “Commencement Date” of this Lease shall be established as of the date Landlord has
Substantially Completed Landlord’s Work in accordance with (and as such capitalized terms are
defined by) the Work Letter attached hereto as Exhibit “B” and made a part hereof (the
“Work Letter”). Landlord shall provide Tenant with an improvement allowance in the total amount
equal to $35.00 per rentable square foot of the Premises to be applied toward the cost of
Landlord’s Work, all in accordance with the terms and conditions set forth in the Work Letter.

     (b) Landlord shall utilize best efforts to Substantially Complete Landlord’s Work and tender
possession of the Premises to Tenant on or before April 1, 2011 (the “Target Delivery Date”)
provided, however, that the Target Delivery Date shall be postponed by one (1) day for each day
that the Final Plans (as defined in the Work Letter) are, as a result of Tenant Delay (as defined
in the Work Letter), delayed beyond such deadlines as are set forth in the Work Letter.
Notwithstanding the foregoing, in the event Landlord is unable to Substantially Complete Landlord’s
Work as a result of a Tenant Delay, then Tenant’s obligation to pay Rent shall commence on the date
that Substantial Completion of Landlord’s Work would have occurred but for the Tenant Delay.

     (c) In the event that Landlord fails to Substantially Complete Landlord’s Work and to tender
possession of the Premises to Tenant on or before the date that is thirty (30) days
following the Target Delivery Date, and such failure is not attributable to Tenant Delay or to any
Force Majeure Event (as hereinafter defined), Tenant shall accrue one day of free Rent for each day
that such Substantial Completion and tender has not occurred; which abatement of Rent shall be in
lieu of all other damages and claims of Tenant related to such failure.

     (d) Tenant or its agents shall from time to time upon reasonable advance notice given to
Landlord, have reasonable access to the Premises during the performance of Landlord’s Work, with
such access provided through Landlord, for purposes of observing the progress of Landlord’s Work.
Once the Commencement Date has occurred, the parties hereto agree to enter into a commencement
agreement (the “Commencement Agreement”), substantially in form attached hereto as Exhibit
“C” and made a part hereof, confirming the Commencement Date and expiration date of the Initial
Term; provided, however, that the failure of the parties to do so shall not affect the
determination of such dates, nor Tenant’s obligations hereunder.

Section 3.02 Tenant’s Occupancy.

Notwithstanding the foregoing, Landlord hereby grants to
Tenant, its agents and contractors, the right to enter the Premises on or about March 1, 2011 for
purposes of allowing Tenant to install its furniture, fixtures, dispensing equipment and
telecommunications systems; provided, however, that said date shall be postponed by one (1) day for
each day that the Final Plans (as defined in the Work Letter) are delayed beyond such deadlines as
are set forth in the Work Letter. Access during such period shall be coordinated through
Landlord’s general contractor and Tenant agrees to reasonably cooperate with Landlord’s Contractor
so as not to unreasonably impede Landlord’s Work. Any occupancy of the Premises by Tenant prior to
the Commencement Date, whether pursuant to this Section 3.02 or otherwise, shall be subject to the
terms and conditions of this Lease except that no Base Rent shall be payable by Tenant during such
early occupancy period.

Section 3.03 Condition of Premises.

Tenant acknowledges and agrees that, except as
expressly set forth in this Lease, there have been no representations or warranties, of any kind or
nature, made by or on behalf of Landlord with respect to the condition of the Premises or with
respect to the suitability thereof for the conduct of Tenant’s business,

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and, except as otherwise set forth herein, Tenant accepts the Premises on an “AS-IS,” “WHERE-IS”
basis. Landlord and Tenant expressly agree that there are and shall be no implied warranties of
merchantability, habitability, fitness for a particular purpose or any other kind arising out of
the Lease and that all express or implied warranties in connection therewith are expressly
disclaimed. Subject to the completion of Landlord’s Work, the possession of the Premises by Tenant
shall conclusively establish that the Premises were at such time in satisfactory condition, order
and repair. Landlord shall not be obligated to make any repairs, replacements or improvements of
any kind or nature to the Leased Premises, except as otherwise expressly provided herein.

Section 3.04 Surrender of the Premises.

 Subject to Section 8.05 hereof, upon the
expiration or earlier termination of this Lease, or upon the exercise by Landlord of its right to
re-enter the Premises without terminating this Lease, Tenant shall immediately surrender to
Landlord the Premises in broom-clean condition, ordinary wear and tear and casualty accepted,
together with all keys or key cards or codes to the Premises and the Building.

Section 3.05
Holding Over.

 In the event Tenant or any party claiming under Tenant retains
possession of the Premises after the expiration or earlier termination of this Lease, then at
Landlord’s option elected in writing by Landlord at any time, Tenant shall be deemed to be a
month-to-month tenant thereof, and in the absence of such written election by Landlord, Tenant
shall be a tenant thereof at the sufferance of Landlord. During any such tenancy, Tenant shall be
bound by all the terms and conditions of this Lease, and shall pay to Landlord, in addition to all
other Rent, a Base Rent per square foot of rentable area of the Leased Premises not so surrendered
in the amount of 150% the Base Rent per square foot of rentable area that shall have been in effect
for the month of the Lease Term immediately prior to the time required for such surrender, the
parties agreeing that such sum shall be deemed a reasonable sum for such tenancy. Nothing herein
shall limit the right of Landlord to damages for periods after the expiration of any tenancy
created by this Lease; provided, however, in no event shall Tenant be liable for any indirect,
special, consequential, exemplary, punitive or any indirect damages. The Rent during such
hold-over period shall be payable to Landlord on demand. Nothing contained herein shall be
construed to constitute Landlord’s consent to Tenant holding over at the expiration or earlier
termination of the Lease Term or to give Tenant the right to hold over after the expiration or
earlier termination of the Lease Term.

Section 3.06
Waiver.

 TENANT EXPRESSLY WAIVES TO LANDLORD THE BENEFIT TO TENANT OF 68 PA.
C.S.A. §250.501, APPROVED APRIL 6, 1951, ENTITLED “LANDLORD AND TENANT ACT OF 1951”, AS MAY BE
AMENDED FROM TIME TO TIME, REQUIRING NOTICE TO QUIT UPON THE EXPIRATION OF THE TERM OF THIS LEASE
OR AT THE EXPIRATION OF ANY EXTENSION OR RENEWAL THEREOF, OR UPON ANY EARLIER TERMINATION OF THIS
LEASE, AS HEREIN PROVIDED. TENANT COVENANTS AND AGREES TO VACATE, REMOVE FROM AND DELIVER UP AND
SURRENDER THE POSSESSION OF THE PREMISES TO LANDLORD UPON THE EXPIRATION OF THE TERM OR UPON THE
EXPIRATION OF ANY EXTENSION OR RENEWAL THEREOF, OR UPON ANY EARLIER TERMINATION OF THIS LEASE, AS
HEREIN PROVIDED, WITHOUT SUCH NOTICE, IN THE CONDITION AS REQUIRED BY THIS LEASE.

ARTICLE 4

RENT

Section 4.01 Base Rent During Initial Term.

 Tenant shall pay annual fixed minimum rent
(“Base Rent”) in the amount per square foot shown in the Basic Lease Provisions, as such square
footage shall be established pursuant to Section 1.01 of this Lease; provided however that, in the
event that the Commencement Date occurs on a date other than the first day

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of any calendar month, Tenant shall pay to Landlord, as of the Commencement Date, the prorated
amount of Base Rent applicable to such fractional calendar month. Tenant promises to pay to
Landlord in advance, without demand, deduction or set-off (except as otherwise expressly set forth
herein), equal monthly installments of Base Rent on or before the first day of each calendar month
in which Base Rent is due. All payments required to be made by Tenant to Landlord hereunder shall
be payable at such address as Landlord may specify from time to time by written notice delivered in
accordance with the terms of this Lease.

Section 4.02 Base Rent During Extension Terms

     (a) The Base Rent payable during each respective Extension Term shall be calculated as of the
commencement of each such Extension Term, and shall be in an amount equal to the greater of: (i)
the Market Rate on the date the then-current Extension Term commences; or (ii) the amount of Base
Rent payable by Tenant during the final year of the immediately-preceding Initial Term or Extension
Term, as the case may be. Notwithstanding the foregoing and the provisions of Section 2.02, no
later than the date which is four hundred fifty (450) days prior to the expiration of the Initial
Term or the initial Extension Term (as the case may be), , Landlord shall deliver to Tenant
Landlord’s estimate of the Base Rent payable during the applicable Extension Term and the parties
shall thereafter negotiate in good faith such Base Rent payable during the applicable Extension
Term. In the event that the parties fail to agree on the amount of such Base Rent, in writing on
or prior to the date on which Tenant is required to exercise the applicable Extension Option in
accordance with Section 2.02 above, then such Extension Option(s) shall be null, void and of no
further force or effect.

     (b) The term “Market Rate” shall mean the annual amount per rentable square foot that a
willing, comparable renewal tenant would pay and a willing, comparable landlord of a similar
building would accept at arm’s length for similar Class A space in the greater northern Pittsburgh
Class A office/flex market for similar space. The Market Rate shall be the Market Rate in effect
as of the beginning of the applicable Extension Term, even though the determination may be made in
advance of that date, and the parties may use recent trends in rental rates in determining the
proper Market Rate as of the beginning of the Extension Term.

Section 4.03 Real Estate Tax and Operating Expense Pass Through.

     (a) Commencing on the Commencement Date, Tenant shall pay to Landlord, as Additional Rent,
Tenant’s Proportionate Share (as hereinafter defined) of (i) Real Estate Taxes and (ii) Operating
Expenses for any calendar year (or portion thereof) during the Term of this Lease or any renewal or
extension hereof (the “Tax and Operating Expense Payment”). The Tax and Operating Expense Payment
shall be made as provided in this Section 4.03. Landlord shall maintain books and records of Real
Estate Taxes and Operating Expenses in accordance with generally accepted accounting principles,
consistently applied, and sound management practices. As of the date hereof, Real Estate Taxes are
estimated to be $1.29 per square foot of the Premises and Operating Expenses are estimated to be
$2.30 per square foot of the Premises.

     (b) Tenant agrees to pay monthly, as Additional Rent, one-twelfth (1/12) of Tenant’s Tax and
Operating Expense Payment for the then current calendar year. No later than thirty (30) days prior
to the commencement of each calendar year, Landlord will give Tenant written notice of such
reasonable, estimated amounts to be applicable in the next succeeding calendar year, and Tenant
shall pay such amounts monthly to Landlord in the same manner and at the same time as Rent under
Section 4.01. Within one hundred twenty (120) days following the end of each calendar year,
Landlord will submit to Tenant a statement showing in reasonable detail the actual Real Estate
Taxes and Operating Expenses for

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the preceding calendar year along with a reconciliation of estimated payments made by Tenant as
compared to Tenant’s actual Tax and Operating Expense Payment for such calendar year (each a “Tax
and Operating Expense Statement”). However, the failure or delay by Landlord to provide Tenant
with a Tax and Operating Expense Statement shall not constitute a waiver by Landlord of Tenant’s
obligation to pay its Tax and Operating Expense Payment or of Landlord’s rights to send such a
statement or a waiver of its right to reconcile Tenant’s Tax and Operating Expense Payment, unless
(i) such failure or delay continues for more than thirty (30) days after Tenant’s written notice to
Landlord requesting such Tax and Operating Expense Statement. Within thirty (30) days after
receipt of a Tax and Operating Expense Statement, Tenant shall pay Landlord any additional amounts
owed to Landlord as shown on the Tax and Operating Expense Statement. Any monies owed Tenant by
Landlord shall be applied by Landlord against the next accruing monthly installment(s) of Rent due
from Tenant under this Article 4, provided, however, that if such overpayments cannot be fully
recovered over the next two (2) monthly installments, Landlord shall refund such overpayment to
Tenant or, at Tenant’s option, apply such overpayment as a credit against the next monthly
installments of Rent payable hereunder. Tenant or its representative shall have the right, upon
not less than ten (10) business days prior notice rendered after delivery of a Tax and Operating
Expense Statement, to review, at Tenant’s sole cost (unless Tenant’s examination reveals an error
of five percent (5%) or more, in which case such review shall be at Landlord’s cost and expense),
Landlord’s books and records with respect to the Tax and Operating Expenses Statement during normal
business hours, at the location of Landlord’s books and records, but no more than twice annually
with respect to any given calendar year. Unless Tenant shall take written exception to any item
contained in the Tax and Operating Expense Statement within one hundred twenty (120) days after
delivery thereof, the Tax and Operating Expense Statement shall be deemed final and accepted by
Tenant. If Tenant gives Landlord notice of its intention to audit the Tax and Operating Expense
Statement, it must commence such audit within thirty (30) days after such notice is delivered to
Landlord, and the audit must be completed within ninety (90) days after such notice is delivered to
Landlord. If Tenant does not commence and complete the audit within such periods, the Tax and
Operating Expense Statement which Tenant elected to audit shall be deemed final and binding upon
Tenant and shall, as between the parties, be conclusively deemed correct. Any payments due under
this Section 4.03 shall be prorated for any partial calendar year occurring during the Term of this
Lease. Tenant’s obligation to pay any amounts due under this Section 4.03, and Landlord’s
obligation to refund any overpayments made by Tenant under this Section 4.03 for the final year of
the Term of this Lease, shall survive the expiration or earlier termination of this Lease.

     (c) “Tenant’s Proportionate Share” shall mean the ratio of Tenant’s rentable area (24,402 rsf)
to the total amount of rentable area available in the Building, whether occupied or not; except
that, when referring to expenses relative to the Park or the Land, “Proportionate Share” shall mean
a ratio not larger than the ratio of Tenant’s useable area to the total amount of rentable area
available in the Park or the Land, whichever is applicable.

     (d) “Real Estate Taxes” shall mean all real estate taxes and assessments and special
assessments imposed upon the Building and/or the Land, as the case may be, by any governmental
bodies or authorities. If at any time during the Term of this Lease the methods of taxation
prevailing as of the date hereof shall be altered so that in lieu of, or as a substitute for the
whole or any part of the taxes, assessments, levies, impositions or charges now levied, assessed or
imposed on real estate and the improvements thereof there shall be levied, assessed and imposed (i)
a tax, assessment, levy, imposition or charge received therefrom or (ii) a tax, assessment, levy,
imposition or charge measured by or based in whole or in part upon the Premises and imposed upon
Landlord, or (iii) a license fee measured by the rent payable by Tenant to Landlord (iv) any other
such additional such taxes, assessments, levies, impositions or charges or the part thereof so
measured or based shall be deemed to be included within the term “Real Estate Taxes” for the
purpose hereof. Penalties, interest, late fees and taxes in excess of the discount amount of taxes
are specifically excluded from the definition of “Real Estate Taxes” herein.

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     (e) “Operating Expenses” shall mean, except as otherwise specifically excluded or
otherwise paid directly by Tenant pursuant hereto, all costs and expenses paid or incurred by or on
behalf of Landlord in connection with its ownership, servicing, repair, maintenance and operation
of the Land and Building, and in those instances where all buildings are benefited, the Park, plus
those additional costs which Landlord reasonably determines it would have so incurred during such
year had the Building been 95% occupied, excluding real estate taxes, interest or amortization
payments on any mortgage, legal expenses in enforcing the terms of any lease other than this Lease,
expenses for repair or other work occasioned by fire or other casualty, expenses incurred in the
leasing or procuring of new tenants, including lease commissions, advertising expenses and expenses
for renting space for new tenant(s); but including, without limitation, all insurance maintained on
or in connection with the Land, Building, and Park and all of the agents and employees described in
this subsection which, in Landlord’s reasonable judgment, shall be necessary or appropriate or
which the holder of any mortgage affecting the Building, Land or Park might require to be carried
under the terms of such mortgage, all labor costs, reasonable market-rate management fees, service
contracts and supplies used in connection with the cleaning (excluding janitorial services to the
Premises, which shall be contracted for and paid directly by Tenant), management, repair,
operating, labor and maintenance of the Land and Building, all decorating, repairs and replacements
required to be performed by Landlord pursuant to this Lease (except to the extent the same are
required as a result of the gross negligence or willful misconduct of Landlord, its agents,
employees, contractors and independent contractors) (including, without limitation, pursuant to
Section 8.02 hereof), all tools, materials, supplies, equipment and common area maintenance,
repairs, charges for the Building (including leasable portions as well as non-leasable portions)
for electricity, gas (or other fuel), water (including, without limitation, sewer rentals and any
taxes on such utilities), and other utilities, (specifically excluding utilities to the Premises
which shall be separately metered by Landlord and shall be contracted for and directly paid by
Tenant or other tenants), striping, sealing and repair of parking areas, driveways and sidewalks on
the Land, maintenance and replacement of all landscaping on the Land and common area plants and
foliage and replacement of all broken plate glass in the Building (to the extent not covered by
insurance), license, permit and inspection fees, auditor’s fees for public accounting for the
Building and the preparation of Tax and Operating Expense Statements and supporting information,
and reasonable legal fees of outside or special counsel retained by Landlord in connection with
proceedings for the reduction of real estate taxes, labor relations or other matters to the extent
that the same shall be of general benefit to all tenants in the Building or Park.

In connection with the computation of such labor charges and management fees to be included in
Operating Expenses, such charges shall include, without limitation, salary, benefits, and other
charges that may be payable by Landlord for the Building employees, other employees of Landlord’s
agents, and agents of Landlord performing services rendered in connection with the management,
operation, repair and maintenance of the Land, Building and Park and such other expenses as
Landlord may deem reasonably necessary and proper in connection with the operation and maintenance
of an office building and the parking and other common areas. If such personnel, equipment or
supplies are also involved or utilized in connection with another building or project, such
expenses shall be included in operating expenses only to the extent, as reasonably determined by
Landlord, that such personnel, equipment and supplies are involved or utilized in connection with
the cleaning, management, operation, repair and maintenance of the Land, Building and Park. The
cost of any capital improvements that actually reduce operating expenses (for the affected category
of expense) or which may be required by governmental authority under any governmental law or
regulation that was not applicable to the Building as of the date this Lease is executed, shall be
amortized over such reasonable period as Landlord shall determine, together with interest on the
unamortized balance at the rate paid by Landlord on funds borrowed for the purpose of constructing
such capital improvements, shall be included in operating expenses. The term “common area(s)” as
used in the Lease shall mean all areas and improvements located on the Land and Park as provided
from time to time by Landlord for the general use, in common, of all tenants of the

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Building, their officers, agents, employees and customers, including, but not limited to, parking
areas, exits, entrances, and roadways.

Section 4.04
Definition and Payment of Additional Rent.

 In addition to all Base Rent due
hereunder, Tenant shall to pay to Landlord (or to such third parties as are otherwise set forth in
this Lease) all sums of money, charges or other amounts, of every nature and type whatsoever,
required to be paid pursuant to this Lease (which sums shall collectively be deemed “Additional
Rent”), including without limitation all Operating Expenses and Real Estate Taxes to be paid or
reimbursed pursuant to Section 4.03 hereof. Non-payment of undisputed amounts of Additional Rent
when due (taking into account any applicable notice and cure periods) shall, at Landlord’s option,
constitute a default under this Lease to the same extent as a non-payment of Base Rent, and shall
entitle the Landlord to the same remedies as non-payment of any installment of Base Rent. If
Landlord receives from Tenant any payment less than the sum of the Base Rent and undisputed amounts
of Additional Rent then due and owing pursuant to this Lease, Tenant hereby waives its right, if
any, to designate the items to which such payment shall be applied and agrees that Landlord in its
sole discretion may apply such payment in whole or in part to any Base Rent, any undisputed amounts
of Additional Rent or to any combination thereof then due and payable hereunder. Base Rent and
Additional Rent shall hereinafter sometimes be collectively designated as “Rent”. Except with
regard to the payment of Additional Rent pursuant to Section 4.03 hereof (all of which Additional
Rent shall be payable commencing as of the Commencement Date), Tenant’s obligation to pay all
Additional Rent shall commence as of the Effective Date of this Lease.

Section 4.05 Payment of Rent; Late Payment Fee.

 Commencing on the Commencement Date, but
subject to the first sentence of Section 4.01, Tenant agrees to pay Rent in advance, when due,
without prior demand therefore and without deduction or setoff (except as otherwise set forth
herein), to CBP 120, LP, 210 West Kensinger Drive, Suite, 400, Cranberry Township, Pennsylvania
16066, or at such other place as Landlord may designate in writing to Tenant from time to time. In
the event that any payment required by Tenant under the provisions hereof shall not be paid within
five (5) days of receipt of written notice from Landlord, Landlord may immediately recover from
Tenant, as Additional Rent, any reasonable expenditures made in connection therewith, plus that per
annum rate of interest which shall be two (2%) percent greater than the prime rate of PNC Bank or
any successor rate thereto (“Default Rate”) (which shall be the interest rate announced by PNC from
time to time as its “Prime Rate”) from the date of any such expenditure.

ARTICLE 5

SECURITY DEPOSIT

Section 5.01
Security Deposit.

 As security for the full and prompt performance by Tenant
of all of its obligations hereunder, Tenant shall, as of the Effective Date, deliver to Landlord
the sum of Two Hundred Eighty Thousand Dollars ($280,000.00) (the “Security Deposit”). In the
event of any default by Tenant hereunder (beyond any applicable notice and cure periods), Landlord
may draw upon the Security Deposit, in whole or in part (including the interest earned thereon, if
any), to cure any such default. The application of any such funds by Landlord shall not prejudice
any other remedy or remedies which Landlord may have under this Lease, at law or in equity. Upon
demand, Tenant shall make a payment to Landlord equal to any such amount applied by Landlord so as
to restore the Security Deposit to the full amount required to be held by Landlord pursuant to this
Article 5. If Tenant has not defaulted hereunder (beyond any applicable notice and cure periods)
or if Landlord has not applied said sum to said default, then the Security Deposit or any portion
thereof not so released to Landlord shall be paid to Tenant within ten (10) Business Days after the
expiration of the sixtieth (60th) full calendar Month of the Initial Term. The Security
Deposit shall not be deemed an advance payment of Base Rent or measure of damages for any default
by Tenant under this

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Lease, nor shall it be a bar or defense to any action which Landlord may at any time institute
against Tenant.

Section 5.02
Reductions in Security Deposit.

 Notwithstanding the foregoing, and except to
the extent necessary to cure a then-existing event of default by Tenant pursuant to Section 5.01
above, the Security Deposit shall be reduced to the amounts set forth below based upon the
following schedule; and within ten (10) Business Days of the date upon which any such reduction
shall occur, Landlord shall release to Tenant the amount required so that Landlord retains only
such amount as is required to be held by Landlord pursuant to this Article 5:

	 	 	 	 	 
	Yearly Anniversary of	 	 
	Commencement Date	 	Amount of Security Deposit
	Commencement Date through 3rd Anniversary thereof
	 	$	280,000;	 
	As of 3rd Anniversary
	 	$	200,000;	 
	As of 4th Anniversary
	 	$	150,000; 	 and
	As of 5th Anniversary
	 	$	0.	 

ARTICLE 6

OCCUPANCY AND USE; SIGNAGE AND PARKING

Section 6.01
Use of Premises.

 The Premises shall be used solely for office and business
use, research and development, storage of goods and supplies, loading and unloading, and
warehousing purposes, and uses reasonably ancillary thereto, and for no other purpose whatsoever
without the prior written consent of Landlord, which consent shall not be unreasonably withheld,
conditioned or delayed. Tenant will not use, occupy or permit the use or occupancy of the Premises
by any person claiming by or through Tenant for any purpose which is, directly or indirectly,
forbidden by law, ordinance or governmental or municipal regulation or order, or which may be
dangerous to life, limb or property; or permit the maintenance of any public or private nuisance;
or do or permit any other thing which may disturb the quiet enjoyment or damage the Premises of any
other tenant of the Building; or keep any substance or carry on or permit any operation which might
emit offensive odors or conditions into other portions of the Building; or use any apparatus which
might make undue noise or cause vibrations in the Building; or permit anything to be done which
would increase the fire and extended coverage insurance rate on the Building or contents, and if
there is any increase in such rate by reason of acts of Tenant, then Tenant agrees to pay such
increase promptly upon demand therefor by Landlord. Payment by Tenant of any such rate increase
shall not constitute a waiver of Tenant’s duty to comply with the provisions hereof.

Section 6.02
Rules and Regulations.

 Such reasonable rules and regulations applying to all
tenants in the Building, as may be adopted by Landlord for the safety, care and cleanliness of, and
preservation of good order in, the Premises and the Building, are hereby made a part hereof, and
Tenant agrees to comply with all such rules and regulations. Landlord shall have the right at all
times to change such rules and regulations or to amend them in any reasonable manner; provided,
however, that Landlord covenants and agrees to give Tenant reasonable advance written notice of any
such changes, amendments or modifications to the rules and regulations affecting the Building and
further covenants and agrees that all rules and regulations will apply to all

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tenants in the Building, and will not materially impair Tenant’s access to or use of the Premises.
All such changes and amendments will be sent by Landlord to Tenant in writing and shall be
thereafter carried out and observed by Tenant. Landlord’s current rules and regulations are
attached hereto as Exhibit “E”.

Section 6.03
Compliance With Laws.

 Landlord and Tenant, at each party’s own cost and
expense, shall comply in all material respects with all laws, ordinances, orders, rules,
regulations and requirements applicable to such party of all federal, state and municipal
governments and appropriate departments, commissions and boards thereof. Each party hereto shall,
at its expense, have the right to contest the validity of the same by appropriate legal
proceedings. If the terms of such law, ordinance, rule, regulation or requirement permit
compliance to be legally held in abeyance without incurrence of any lien, charge or liability of
any kind against the Premises and improvements or the interest of the Landlord therein and without
subjecting Landlord or Tenant to liability for failure to comply therewith during such period of
abeyance, Tenant may postpone compliance therewith until the final determination of any such
proceeding, provided that all such proceedings shall be prosecuted with diligence. Notwithstanding
anything herein contained to the contrary, Tenant shall not be required or obligated to make
improvements to the Premises to comply with applicable laws and regulations unless same are
required solely as a result of Tenant’s use of the Premises.

Section 6.04
Signs.

 Tenant shall have the right, without the necessity of obtaining
Landlord’s consent, to utilize its standard graphics and logo, on each Premises entry door. Except
as otherwise expressly permitted herein, Tenant is specifically prohibited from placing signage on
the exterior of the Building; provided, however, that Tenant shall, at Tenant’s sole cost and
expense, be permitted to place Tenant’s standard graphics and logo on the existing exterior,
monument located on the Premises, in such manner and location as shall be approved by Landlord in
its sole discretion.

Section 6.05
Parking.

 During the Term hereof, Tenant shall be entitled to non-exclusive
parking in the parking lot adjacent to the Building at the ratio of four (4) parking spaces per one
thousand (1,000) square feet of leased area of the Premises.

Section 6.06
Access.

 Tenant shall have access to the Building and the Premises, together
with all HVAC, mechanical and plumbing systems servicing the Premises, twenty-four (24) hours per
day, seven (7) days per week, fifty-two weeks per year. Landlord or its authorized agents shall,
at any and all reasonable times upon reasonable prior notice to Tenant and without unreasonable
interference with Tenant’s use or occupancy of the Premises, have the right to enter the Premises
to inspect the same, to supply any service to be provided by Landlord to Tenant hereunder, to
repair the Premises or any other portion of the Building, and to show the premises to prospective
purchasers or, within the last twelve (12) months of the Term, to show the Premises to prospective
tenants, all without being deemed guilty of an eviction of Tenant and without abatement of Rent.
Except for claims arising as a result of Landlord’s gross negligence or willful misconduct, Tenant
hereby waives any claim for damages against Landlord for any injury or inconvenience to or
interference with Tenant’s business, any loss of occupancy or quiet enjoyment of the Premises, and
any other loss occasioned thereby. For each of the aforesaid purposes, Landlord shall at all times
retain a key and a security access card with which to unlock all of the doors in, upon and about
the Premises, excluding Tenant’s vaults, and safes. Landlord shall have the right to use any and
all means which Landlord may deem proper to open any door(s) in an emergency without liability
therefor.

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Section 6.07
Quiet Enjoyment.

Upon Tenant’s paying the Rent reserved hereunder and observing and performing all of the
covenants, conditions and provisions on Tenant’s part to be observed and performed hereunder,
Tenant shall have the quiet enjoyment of the Premises for the entire Term hereof, subject to all of
the provisions of this Lease.

ARTICLE 7

UTILITIES AND SERVICES

Section 7.01
Landlord’s Obligations.

 Landlord represents and warrants to and covenants
with Tenant that as of the Commencement Date, separately-metered connections will have been made to
cause the Premises to be served by natural gas and electric utilities, all in accordance with the
requirements of Landlord’s Work. For the avoidance of doubt, Landlord’s Work shall result in the
installation of electrical service that will provide at least six (6) watts per usable square foot
of the Premises for lighting and plugs. In addition, Landlord shall make such connections as shall
cause the Premises to be served by water and sewerage utilities as of the Commencement Date, and
shall, subject to Tenant’s reimbursement in accordance with Section 4.03 hereof, pay for the supply
of all such water and sewer utility service to the Premises.

Section 7.02
Tenant’s Obligations.

 Tenant shall be solely responsible for, and shall
promptly pay, the cost of all electricity and gas services used or consumed in connection with the
Premises and used solely and exclusively by Tenant, and Tenant shall apply and arrange for service
directly with such utility companies. In no event shall Tenant use or install any fixtures,
equipment or machines the use of which in conjunction with other fixtures, equipment and machines
in the Premises would result in an overload of the electrical circuits servicing the Premises, and
Tenant covenants and agrees that at all times its use of electric current shall never exceed the
capacity of the then existing feeders to the Building, or the wiring installation therein. In
addition, and except as otherwise expressly set forth in this Lease, Tenant shall pay for all
telephone, security system, telecommunications and other utilities and services of every type used
at the Premises (collectively, the “Services”), together with any taxes, penalties, surcharges or
the like pertaining thereto. Tenant shall contract directly with all providers of Services.
Subject to the terms and conditions set forth at Section 8.05 hereof, Tenant shall have the right
to install, at its sole cost and expense, a permanent generator to supply electricity to the
Premises, such generator to be situated at a location immediately outside of the Building.

Section 7.03
Interruptions.

 Landlord shall have no liability to Tenant if Tenant is unable
to obtain utility services of any kind, for any reason, including, but not limited to, repairs,
replacements or improvements, by any strike, lockout or other labor trouble, by inability to secure
electricity, gas, water, telephone service or other utility at the Premises, by any accident,
casualty or event arising from any cause whatsoever, excluding the gross negligence or willful
misconduct of Landlord, its employees, agents and contractors, by act, negligence or default of
Tenant or any other person or entity, or by any other cause, and, except as otherwise set forth
herein, such failures shall never be deemed to constitute an eviction or disturbance of Tenant’s
use and possession of the Premises or relieve Tenant from the obligation of paying Rent or
performing any of its obligations under this Lease. Furthermore, Landlord shall not be liable
under any circumstances for loss of property or for injury to, or interference with, Tenant’s
business, including, without limitation, loss of profits, however occurring, through or in
connection with or incidental to Tenant’s inability to obtain utility services. Notwithstanding
anything herein to the contrary, should Tenant be unable to occupy the Premises, or a portion
thereof, in excess of three (3) consecutive days, and such is due to the gross negligence or
willful misconduct of Landlord, its employees, agents, contractors or independent contractors, then
Tenant’s obligation to pay Rent, or a proportionate amount based on the amount of space not able to
be occupied, shall abate until such time the space can be occupied by Tenant. In the event that

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Tenant requires the use of an emergency generator in the event of an interruption of power to the
Premises, Landlord shall provide Tenant with temporary space on the exterior of the Building for
such use; in such location and for such time (which shall not be less than the period of the loss
of electrical service) as Landlord shall reasonably determine.

ARTICLE 8

REPAIRS, MAINTENANCE, ALTERATIONS AND IMPROVEMENTS

Section 8.01 Tenant’s Obligations.

 Except as otherwise expressly and specifically provided
at Section 8.02 hereof, Tenant shall make, at its sole cost and expense, all repairs, replacements
and maintenance to the interior of the Premises, including without limitation all ceilings,
non-structural walls, wall coverings, floor coverings, doors, door glass and plate glass, security
and telecommunications systems and equipment, and individual task lighting facilities and bulbs,
together with all other equipment, fixtures, appliances and all other tenant improvements of every
kind (including, without limitation, all HVAC, mechanical, plumbing and electrical systems located
within or otherwise exclusively servicing the Premises which were not constructed and/or installed
as part of Landlord’s Work, or which were constructed and/or installed by Landlord as part of
Landlord’s Work but designated on the Final Plans as “supplemental” or “by Tenant”), as may be
necessary to keep the Premises in a good, operating and tenantable condition. Tenant shall be
responsible, at its sole cost and expense, for any and all janitorial services to be performed in
the Premises, whether such services are necessary to comply with this Section 8.01 or otherwise.

Section 8.02 Landlord’s Obligations.

 Except to the extent that such repairs, maintenance
and/or replacements are caused by the negligence or willful misconduct of Tenant and/or Tenant’s
agents, representatives, employees, invitees, subtenants or contractors, and except as otherwise
expressly set forth in this Lease, including pursuant to Section 8.01 above, Landlord shall
maintain, repair and replace, all in a manner consistent with similarly situated Class A flex space
in the Pittsburgh North suburbs:

     (a) all parts of the Land and the Park, including without limitation all parking lots and
sidewalks (including ice and snow removal), fencing, landscaped areas, irrigation systems, lighting
standards, gates, and common areas; all HVAC, mechanical and plumbing systems and fixtures
installed in the Premises as part of Landlord’s Work and located within or otherwise servicing the
Premises; all electrical systems, lighting facilities and bulbs installed in the Premises as part
of Landlord’s Work and located within or otherwise servicing the Premises; all sprinkler, fire
detection and life safety systems servicing the Building or the Premises; and all other items
designated at Section 4.03(e) hereof; the maintenance, repair and/or replacement of all items
designated in this Section 8.02(a) to be included in the calculation of Operating Expenses.
Notwithstanding anything to the contrary set forth in this Section 8.02(a), however, Landlord shall
not be responsible for the maintenance, repair or replacement of any HVAC, mechanical, plumbing and
electrical systems located within or otherwise exclusively servicing the Premises which were
constructed and/or installed as part of Landlord’s Work but designated on the Final Plans as
“supplemental” or “by Tenant”, all of which items shall be maintained by Tenant in accordance with
Section 8.01 above; and

     (b) the following elements of the Building: all structural elements; roofs; foundations;
exterior and bearing walls; Building-standard HVAC, mechanical and plumbing systems and fixtures
(except to the extent that such systems and fixtures are located within, or otherwise exclusively
service, the Premises in accordance with Section 8.02(a) above); downspouts and gutters; and all
other exterior components; the maintenance, repair and/or replacement of all items designated in
this Section 8.02(b) to be at the sole cost and expense of Landlord.

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Tenant shall promptly give Landlord written notice of any repair required by Landlord pursuant to
this Section 8.02, after which Landlord shall promptly commence and diligently pursue and complete
the repair. Tenant shall have the right to participate in the coordination and scheduling of any
such repairs and, upon written request, to require Landlord to expedite such repairs by scheduling
the supply of labor and/or materials on an accelerated or “premium” basis; provided, however, that
any and all additional, incremental costs and expenses incurred by Landlord in connection with such
accelerated or “premium” delivery shall be paid by Tenant, as Additional Rent, within thirty (30)
days following receipt of Landlord’s invoice for same. Notwithstanding anything to the contrary
herein contained, Tenant shall reimburse Landlord, on demand as Additional Rent, for the cost of
all such maintenance, repairs and replacements to the extent necessitated by Tenant’s (or Tenant’s
agents’, representatives’, employees’, invitees’, subtenants’ or contractors’) misuse, negligence,
alterations to the Premises, or by any breach of Tenant’s obligations under this Lease.

Section 8.03 Additional Rights of Landlord.

 If Tenant refuses or neglects to maintain or
make such repairs as required pursuant to Section 8.01 above, or fails to diligently prosecute the
same to completion, Landlord may maintain or make such repairs at the expense of Tenant, and such
expense shall be collectible upon demand as Additional Rent.

Section 8.04 Landlord’s Disclaimer.

 Landlord shall not be liable by reason of any injury
to or interference with Tenant’s business arising from the making of any repairs, alterations,
additions or improvements in or to the Premises or to the Building or to any appurtenances or
equipment therein unless the need for such repair, alteration, addition or improvement was the
result of the gross negligence or intentional acts of Landlord or its agents or employees. Except
as otherwise set forth herein, there shall be no abatement of Rent because of such repairs,
alterations, additions or improvements unless the need for such repair, alteration, addition or
improvement was the result of the gross negligence or intentional acts of Landlord or its agents or
employees. Interruption or curtailment of any service maintained in the Building if caused by
strikes, or any other third-party causes beyond Landlord’s reasonable control, whether similar or
dissimilar to those enumerated, shall not entitle Tenant to any claim against Landlord or to any
abatement in Rent, nor shall the same constitute constructive or partial eviction.

Section 8.05 Improvements and Alterations

     (a) Except as otherwise expressly set forth in this Lease, Landlord shall have no obligation,
of any kind or nature, with regard to the construction, improvement or alteration of the Premises.

     (b) Tenant shall not, without Landlord’s prior written consent, which consent shall not be
unreasonably withheld, conditioned or delayed, make or allow any alterations, additions, or
improvements in, on or about the Premises; provided, however, that Landlord’s consent shall not be
so required so long as: (a) the cost of the entire alteration (including, without limitation,
design, labor and materials) is less than $50,000; (b) Tenant provides Landlord with at least ten
(10) days’ prior written notice thereof; (c) all work required in connection therewith is completed
in accordance with all applicable laws and with as little disruption to other Tenants within the
Building as is commercially reasonable; and (d) such alterations, additions or improvements do not
affect the Building systems, the structural portions of the Building or the exterior appearance of
the Building or any portion thereof. All alterations permitted to be made hereunder by Tenant
shall be performed in a good and workmanlike, lien free manner and in accordance with applicable
legal and insurance requirements and the terms and provisions of this Lease. Prior to the
commencement of any such alterations, Tenant shall obtain, or cause to be obtained, builder’s risk
insurance and shall obtain public liability and worker’s compensation insurance to cover Tenant and
every contractor to be employed by Tenant, and shall deliver copies of all such policies or
certificates of

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such insurance to Landlord for written approval, which shall not be unreasonably withheld,
conditioned or delayed. In the event that any mechanic’s lien is filed against the Premises or
Building as a result of any such alterations or any other work or act of Tenant or its agents,
Tenant, at its expense, shall discharge or bond off the same within thirty (30) days from the
filing thereof. If Tenant fails to discharge or bond off said mechanic’s lien within the time
provided, Landlord may, upon written notice to Tenant, bond or pay without inquiring into the
validity of the merits of said lien and all sums so advanced shall be paid by Tenant on demand as
Additional Rent in accordance with Article 9 below. Any contractor or person making any
alterations on behalf of Tenant must first be approved in writing by Landlord, which shall not be
unreasonably withheld, conditioned or delayed.

     (c) Subject to Landlord’s right to require removal or to elect ownership as herein provided,
all alterations made by Tenant to the Premises shall be the property of Tenant, but shall be
considered to be a part of the Premises. Alterations shall not include Tenant’s personal property
and trade fixtures, and Tenant shall have the right to remove its personal property and trade
fixtures provided that Tenant repairs all damage caused by their removal. Unless Landlord gives
Tenant written notice of its election to require Tenant to remove such alterations at the time
consent therefor is given by Landlord, or otherwise within ten (10) days following the date on
which notice thereof is given to Landlord, all alterations shall become the property of Landlord at
the end of the Term. For the avoidance of doubt, in no event shall Tenant be required to remove
all or any portion of Landlord’s Work at the expiration or earlier termination of the Term. On the
last day of the Term hereof, or on any sooner termination as set forth in this Lease, Tenant shall
surrender the Premises (including, but not limited to, all doors, windows, floors and floor
coverings, heating and air conditioning systems, plumbing work and fixtures, electrical systems,
lighting facilities, sprinkler systems, fire detection systems and nonstructural elements of the
exterior walls, foundation and roof (collectively the “Elements of the Premises”) to Landlord in
the same condition as received, ordinary wear and tear and casualty damage excepted, clean and free
of debris and Tenant’s personal property, trade fixtures and equipment; provided, however, if
Landlord has not elected (as set forth above) to have Tenant remove any or all of the alterations,
Tenant shall leave such alterations at the Premises in good condition and repair, ordinary wear and
tear and casualty damage excepted. Tenant shall repair any damage to the Premises occasioned by
the installation or removal of Tenant’s trade fixtures, furnishings and equipment. Damage to or
deterioration of any Element of the Premises or any other item Tenant is required to repair or
maintain at the Premises shall not be deemed ordinary wear and tear if the same could have been
prevented by good maintenance practices.

     (d) If this Lease is terminated due to the expiration of its Term or otherwise, and Tenant
fails to remove any alterations, trade fixtures, equipment or other property required to be removed
by the terms of this Lease, in addition to any other remedies available to Landlord under this
Lease, and subject to any other right or remedy Landlord may have under applicable law, Landlord
may remove any such property from the Premises and store the same elsewhere at the sole expense and
risk of Tenant.

Section 8.06 Condition. Landlord guarantees Landlord’s Work against defective workmanship
and/or materials, and against noncompliance with the Final Plans and all governmental requirements
in existence as of the date of Substantial Completion of Landlord’s Work, for a period of one (1)
year from the date of Substantial Completion, and Landlord agrees, at its sole cost and expense,
to promptly (and in any event within thirty (30) days) repair or replace or to cause the Landlord’s
contractor to repair or replace any defective item occasioned by poor workmanship and/or materials
or any such non-compliance during said one (1) year period. From and after the expiration of such
one (1) year guaranty of workmanship and materials, Landlord agrees to cooperate with Tenant in the
enforcement by Tenant at Tenant’s cost and expense, of any express warranties or guaranties of
workmanship or materials given by contractors, subcontractors or materialmen that guarantee or
warrant against defective workmanship or materials for a period of time in excess of one (1) year
period described above and to cooperate with Tenant in the enforcement by Tenant of any service
contracts that provide service, repair or maintenance to any item

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incorporated in the Premises for a period of time in excess of such one (1) year period.
Landlord’s warranty does not cover ordinary wear and tear, abuse, neglect or general maintenance
connected with the Premises. Notwithstanding anything to the contrary set forth herein, Landlord’s
warranty, as set forth herein, shall be expressly limited in the following respects: (i) all
materials shall be in accordance with the requirements set forth at Exhibit “B” and, unless
otherwise specified, shall be as good quality as the market affords in the respective grade
specified; and (ii) all materials and mechanical equipment are furnished under manufacturer’s
guarantees and liabilities only. In the event of a defect actionable pursuant to this Section
8.06, Tenant’s sole and exclusive remedy against Landlord shall be for the repair and replacement
of defects of material and workmanship as provided herein, and Landlord shall not be responsible
for any defects of any nature in the Premises Improvement Work about which Landlord is not so
notified within said one (1) year period. There are no other express, implied, written or oral
warranties, of any kind or nature, made by Landlord pursuant to the Work Letter Agreement, or in
connection with Landlord’s Work, other than those expressly set forth in this Section 8.06.

ARTICLE 9

INSURANCE, FIRE AND CASUALTY; INDEMNITY AND WAIVER

Section 9.01
Damage or Destruction. 

In the event of a fire or other casualty in the
Premises, Tenant shall promptly give Landlord notice thereof. Except as provided to the contrary
in Section 9.02 below, Landlord and Tenant agree that if the Premises or the Building are partially
or totally destroyed by fire or other casualty covered by the fire and extended coverage insurance
to be carried by Landlord under the terms of this Lease, then the Landlord may, at its sole option
and discretion, repair and restore the Premises, or Landlord may terminate this Lease without
liability to Tenant. In the event that Landlord does not elect to terminate this Lease as a result
of such damage or destruction, then Landlord, at its expense, shall repair and restore the Building
and the Premises, as soon as reasonably practicable, to substantially the same condition as existed
as of the Commencement Date.

Notwithstanding any of the foregoing provisions to the contrary, in the event the Premises or the
Building are destroyed or damaged to the extent that the repairs to be made by Landlord in order to
restore the Premises or the Building to the character and condition existing as of the Commencement
Date, as estimated by a responsible contractor selected by Landlord, cannot be Substantially
Completed within one hundred eighty (180) days from the date of the casualty, Landlord shall
forthwith give Tenant written notice of such estimate, and Tenant shall have the right to terminate
this Lease, without liability to Landlord, within thirty (30) days after Tenant’s receipt of said
notice from Landlord.

In the event the Premises are totally destroyed or so damaged by fire or other casualty covered by
the fire and extended coverage insurance to be carried by Landlord under the terms of this Lease
that the Premises cannot reasonably be used by Tenant for the purposes herein provided and this
Lease is not terminated as above set forth, then there shall be a total abatement of Rent from the
date of casualty until Substantial Completion of the repair and restoration work to be performed by
Landlord and Landlord has received a certificate of occupancy (with Tenant’s cooperation in
completing the required application) and all other required governmental approvals, and this Lease
shall continue in full force and effect for the balance of the Term. In the event the Premises are
partially destroyed or damaged by fire or other casualty so that the Premises can be used only
partially by Tenant for the purposes herein provided and this Lease is not terminated as above set
forth, then Rent shall be abated in the proportion which the approximate area of the damaged part
bears to the total area in the Premises from the date of the casualty until Substantial Completion
of the repair and restoration work to be performed by Landlord, and this Lease shall continue in
full force and effect for the balance of the Term.

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Section 9.02
Tenant’s Responsibilities; Waiver and Indemnity.

     (a) Notwithstanding anything to the contrary set forth at Section 9.01 above, if the Building
or the Premises shall be damaged by fire or other casualty resulting from the negligence of Tenant,
or the agents, employees, licensees or invitees of Tenant, Rent shall continue without abatement.

     (b) Tenant covenants that Landlord shall not be liable for any damage or liability of any kind
or for any injury to or death of persons or damage to property of Tenant or any other person during
the Term, including consequential loss or damage, from any cause whatsoever by reason of the
construction, use, occupancy or enjoyment of the Premises by Tenant or any other person therein or
holding under Tenant, or by or through the acts or omissions of other tenants of the Building,
except to the extent any of the foregoing are caused by the gross negligence or willful misconduct
of Landlord, its employees, agents, contractors or independent contractors.

     (c) Except as may otherwise be expressly provided in this Lease, Tenant hereby agrees that
Landlord shall not be liable to Tenant for injury to Tenant’s business or any loss of income
therefrom or for loss of or damage to the merchandise, tenant improvements, fixtures, furniture,
equipment, computers, files, automobiles, or other property of Tenant, Tenant’s employees, agents,
contractors or invitees, or any other person in or about the Premises, nor shall Landlord be liable
to Tenant for injury to the person of Tenant, Tenant’s employees, agents, contractors or invitees,
whether such damage or injury is caused by or results from any cause whatsoever including, but not
limited to, theft, criminal activity at the Premises, negligent security measures, bombings or bomb
scares, hazardous substances, fire, steam, electricity, gas, water or rain, flooding, breakage of
pipes, sprinklers, plumbing, air conditioning or lighting fixtures, or from any other cause,
whether said damage or injury results from conditions arising upon the Premises, or from other
sources or places, or from new construction or the repair, alteration or improvement of any part of
the Premises, except to the extent the cause of the damage or injury arises out of Landlords or its
employees’, agents’ or contractors’ gross negligence. Landlord shall not be liable for any damages
arising from any act or neglect of any employees, agents, contractors or invitees of any other
tenant, occupant or user of the Premises or the Cranberry Business Park. Tenant, as a material
part of the consideration to Landlord hereunder, hereby assumes all risk of damage to Tenant’s
property or business or injury to persons in, upon or about the Premises arising from any cause,
except Landlord’s gross negligence or the gross negligence of its employees, agents or contractors,
and Tenant hereby waives all claims in respect thereof against Landlord, its employees, agents and
contractors. For the avoidance of doubt, nothing contained herein shall release Landlord from (i)
liability for the gross negligence, or willful misconduct of Landlord, its agents and employees; or
(ii) for Landlord’s breach of this Lease.

     (d) Tenant hereby agrees to indemnify, defend and hold harmless Landlord and its employees,
partners, agents, contractors, lenders and ground lessors (said persons and entities are
hereinafter collectively referred to as the “Landlord Indemnified Parties”) from and against any
and all liability, loss, cost, damage, claims, loss of rents, liens, judgments, penalties, fines,
settlement costs, investigation costs, cost of consultants and experts, attorneys fees, court costs
and other legal expenses, effects of environmental contamination, cost of environmental testing,
removal, remediation and/or abatement of hazardous substances, insurance policy deductibles and
other expenses (hereinafter collectively referred to as “Damages”) arising out of or related to an
Indemnified Matter (as defined below). For purposes of this Section 9.02(d), an “Indemnified
Matter” shall mean any matter for which one or more of the Landlord Indemnified Parties incurs
liability or Damages if the liability or Damages directly arise out of, (i) Tenant’s or its
employees’, agents’, contractors’, invitees’, sublessees’ or assignees’ (all of said persons or
entities are hereinafter collectively referred to as “Tenant Parties”) operation, business, use,
maintenance or occupancy of the Premises, Land and/or Building, (ii) any act, omission or neglect
of a Tenant Party, (iii) Tenant’s failure, to perform any of its obligations under the Lease, (iv)
the existence, use or disposal of any hazardous substance brought on to the Premises by a

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Tenant Party, (v) any accident, injury or death of person or loss or damage to property occurring
on or about the Premises (except to the extent caused by any of the Landlord Parties); or (vi) any
other matters for which Tenant has agreed to indemnify Landlord pursuant to any other provision of
this Lease. Tenant’s obligations hereunder shall include providing a defense, with counsel
reasonably satisfactory to the Indemnified Party, at Tenant’s sole expense, within ten (10) days
after written demand from the Landlord Indemnified Party, of any claims, action or proceeding
arising out of or relating to an Indemnified Matter. If Tenant is obligated to compensate a
Landlord Indemnified Party for Damages arising out of an Indemnified Matter, Landlord shall have
the immediate and unconditional right, but not the obligation, without notice or demand to Tenant,
to pay the damages, and Tenant shall, upon ten (10) days’ advance written notice from Landlord,
reimburse Landlord for the costs incurred by Landlord. The Landlord Indemnified Parties need not
first pay any Damages to be indemnified hereunder. This indemnity is intended to apply to the
fullest extent permitted by applicable law. Tenant’s obligations under this section shall survive
the expiration or termination of this Lease unless specifically waived in writing by Landlord after
said expiration or termination. Notwithstanding the foregoing, Tenant shall not be obligated to
indemnify Landlord from Damages arising out of Landlord’s gross negligence, willful misconduct or
breach of this Lease.

     (e) Subject to the terms of Section 9.02 hereof, Landlord hereby agrees to indemnify, defend
and hold harmless Tenant and its employees, partners, agents, contractors, lenders and ground
lessors (said persons and entities are hereinafter collectively referred to as the “Tenant
Indemnified Parties”) from and against any and all Damages arising out of or related to an
Indemnified Matter (as defined below). For purposes of this Section 9.02(e), an “Indemnified
Matter” shall mean any matter for which one or more of the Tenant Indemnified Parties incurs
liability or Damages if the liability or Damages directly arise out of (i) any act, omission or
neglect of Landlord or its employees, agents, contractors, invitees or assignees (all of said
persons or entities are hereinafter collectively referred to as “Landlord Parties”), Landlord’s
failure, to perform any of its obligations under the Lease, (iii) the existence, use or disposal of
any hazardous substance brought on to the Premises, the Building or the Park by a Landlord Party,
(iv) any accident, injury or death of person or loss or damage to property occurring on or about
the Premises which is caused by the gross negligence or willful misconduct of any of the Landlord
Parties; or (vi) any other matters for which Landlord has agreed to indemnify Tenant pursuant to
any other provision of this Lease. Landlord’s obligations hereunder shall include providing a
defense, with counsel reasonably satisfactory to the Tenant Indemnified Party, at Landlord’s sole
expense, within ten (10) days after written demand from the Tenant Indemnified Party, of any
claims, action or proceeding arising out of or relating to an Indemnified Matter. If Landlord is
obligated to compensate a Tenant Indemnified Party for Damages arising out of an Indemnified
Matter, Tenant shall have the immediate and unconditional right, but not the obligation, without
notice or demand to Landlord, to pay the damages, and Landlord shall, upon ten (10) days’ advance
written notice from Tenant, reimburse Tenant for the costs incurred by Tenant. The Tenant
Indemnified Parties need not first pay any Damages to be indemnified hereunder. This indemnity is
intended to apply to the fullest extent permitted by applicable law. Landlord’s obligations under
this section shall survive the expiration or termination of this Lease unless specifically waived
in writing by Tenant after said expiration or termination. Notwithstanding the foregoing, Landlord
shall not be obligated to indemnify Tenant from Damages arising out of Tenant’s negligence, willful
misconduct or breach of this Lease

Section 9.03 Tenant’s Insurance.

 Tenant covenants and agrees that from and after the date
of delivery of the Premises from Landlord to Tenant, Tenant will carry and maintain, at its sole
cost and expense, with responsible insurance carriers licensed to do business in the Commonwealth
of Pennsylvania with a minimum A.M. Best rating of not less than A-IX, the following types of
insurance, in the amounts specified and in the form hereinafter provided, naming the Landlord as an
additional insured, as follows:

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     (a) Public Liability. Tenant shall obtain and keep in force during the Term of
this Lease a commercial general liability policy of insurance with coverages reasonably acceptable
to Landlord, which, by way of example and not limitation, protects Tenant and Landlord (as an
additional insured) against claims for bodily injury, personal injury and property damage based
upon, involving or arising out of the ownership, use, occupancy or maintenance of the Premises and
all areas appurtenant thereto. Such insurance shall be on an occurrence basis providing
single-limit coverage in an amount not less than $2,000,000 per occurrence with an “Additional
Insured Designated Person or Organization” Endorsement and contain. The policy shall not contain
any intra-insured exclusions as between insured persons or organizations, but shall include
coverage for liability assumed under this Lease as an “insured contract” for the performance of
Tenant’s indemnity obligations under this Lease.

     (b) Property Damage. Tenant shall obtain and keep in force during the Term of this
Lease “all-risk” extended coverage property insurance with coverages reasonably acceptable to
Landlord. Said insurance shall be written on a one hundred percent (100%) replacement cost basis
on all Tenant’s Work and other tenant improvements installed at the Premises by Tenant, together
with all Tenant’s equipment, trade fixtures and other property. By way of example, and not
limitation, such policies shall provide protection against any peril included within the
classification “fire and extended coverage,” against vandalism and malicious mischief, theft,
sprinkler leakage and flood damage (provided, however, that the flood damage required by this
Section 9.03(b) shall not be interpreted as requiring Tenant to maintain flooding occasioned by a
natural catastrophe).

     (c) General Requirements. Tenant shall deliver to Landlord certificates of the
insurance policies required under this Section 9.03 within five (5) days after the Commencement
Date. Tenant’s insurance policies shall not be cancelable or subject to reduction of coverage, or
other modification except after thirty (30) days prior written notice to Landlord. Tenant shall,
at least thirty (30) days prior to the expiration of such policies, furnish Landlord with
certificates of renewals thereof. Tenant’s insurance policies shall be issued by insurance
companies authorized to do business in the state in which the Premises is located, and said
companies shall maintain a financial rating reasonably acceptable to Landlord. All insurance
obtained by Tenant shall be primary to and not contributory with any similar insurance carried by
Landlord, whose insurance shall be considered excess insurance only. Landlord and, at Landlord’s
option, the holder of any mortgage or deed of trust encumbering the Premises and any person or
entity managing the Premises on behalf of Landlord, shall be named as an additional insured on all
insurance policies Tenant is obligated to obtain hereunder. Tenant’s insurance policies shall not
include deductibles in excess of Twenty-Five Thousand Dollars ($25,000).

     (d) Business Interruption. Under no circumstances shall Landlord be liable to Tenant
for any losses or damages suffered as a result of business interruption. Tenant undertakes this
risk in all cases and shall be solely responsible, at its own cost, for providing its own business
interruption insurance in amounts to the extent it deems necessary or desirable.

Section 9.04
Landlord’s Insurance. 

Landlord shall at all times during the Term maintain in effect a policy or policies of insurance covering the Building and Landlord’s Work (excluding
Tenant’s Work and all property required to be insured by Tenant pursuant to Section 9.03(b) above),
in such amounts as Landlord may from time to time determine (but not less than 100% of the
replacement cost of the Building and Landlord’s Work), providing protection against perils included
within the standard form of fire and extended coverage insurance policy, together with insurance
against sprinkler damage, vandalism and malicious mischief, and such other risks as Landlord may
from time to time determine and with any such deductibles as Landlord may from time to time
determine. With respect to coverage amounts, risks covered, and applicable deductibles, Landlord’s
insurance to be provided pursuant hereto shall be generally comparable to the

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insurance coverages provided by other reputable owners and operators of
Class A office/flex premises in the northern Pittsburgh area.

Any insurance provided for in this Section 9.04 may be affected by a policy or policies of blanket
insurance, covering additional items or locations or assureds, provided that the requirements of
this Section are otherwise satisfied. Tenant shall have no rights in any policy or policies
maintained by Landlord and shall not, by reason of payment by Tenant, as part of the Building
Operating Expenses, of its pro rata share of the Landlord’s premium for the insurance, be entitled
to be named insured thereunder.

Additionally, Landlord shall at all times during the Term maintain in effect General Public
Liability Insurance covering the Building against claims for personal injury or death and property
damage occurring upon, in or about the Building, such insurance to insure Landlord only and to
afford protection to the limit of not less than $3,000,000.00 in respect of injury or death to any
number of persons arising out of any one occurrence, and such insurance against property damage to
afford protection to the limit of not less than $1,000,000.00 in respect of any interest of
property damage.

Section 9.05 Subrogation. Landlord waives any and all rights of recovery against Tenant
for or arising out of damage to, or destruction of, the Premises to the extent that Landlord’s
insurance policies then in force insure against such damage or destruction. Landlord and Tenant
shall each obtain from their respective insurers under all policies of fire and casualty insurance
maintained by either of them at any time during the term insuring or covering the Premises or any
portion thereof or operations therein, a waiver of all rights of subrogation which the insurer or
one party might have against the other party, and Landlord and Tenant shall each indemnify the
other against any loss or expense, including reasonable attorney fees, resulting from the failure
to obtain such waiver, and, so long as such waiver is outstanding each party waives, to the extent
of the proceeds received under such policy (including proceeds which would have been received but
for a party’s failure to maintain insurance hereunder), any right of recovery against the other
party for any loss covered by the policy containing such waiver.

ARTICLE 10

CONDEMNATION

Section 10.1

If any portion of the Premises is taken under the power of eminent domain, or sold
under the threat of the exercise of said power (all of which are herein called “Condemnation”),
this Lease shall terminate as to the part so taken as of the date the condemning authority takes
title or possession, whichever first occurs; provided that if, in Tenant’s reasonable discretion,
so much of the Premises is taken by such condemnation as would substantially and adversely affect
the operation and profitability of Tenant’s business conducted from the Premises, and said taking
lasts for sixty (60) days or more, Tenant shall have the option, to be exercised only in writing
within sixty (60) days after Landlord shall have given Tenant written notice of such taking (or in
the absence of such notice, within sixty (60) days after the condemning authority shall have taken
possession), to terminate this Lease as of the date the condemning authority takes such possession.
If a taking lasts for less than sixty (60) days, Rent shall be abated during said period but
Tenant shall not have the right to terminate this Lease. If Tenant does not terminate this Lease
in accordance with the foregoing, this Lease shall remain in full force and effect as to the
portion of the Premises remaining, except that the Base Rent shall be reduced in the proportion
that the usable floor area of the Premises taken bears to the total usable floor area of the
Premises. Landlord shall have the option in its sole discretion to terminate this Lease as of the
taking of possession by the condemning authority, by giving written notice to Tenant of such
election within thirty (30) days after receipt of notice of a taking by Condemnation of any part of
the Premises. Any award for the taking of all or any part of the Premises under the power of
eminent domain or any payment made under threat of the exercise of such power shall be the property
of Landlord, whether such award shall be made as compensation for

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diminution in value of the leasehold, for good will, for the taking of the fee, as severance damages, or as damages for tenant improvements; provided, however, that Tenant shall be
entitled to any separate award for loss of or damage to Tenant’s removable personal property and
fixtures, the unamortized cost of improvements made by Tenant, at its sole expense, to the Premises
and for moving expenses. In the event that this Lease is not terminated by reason of such
condemnation, and subject to the requirements of any lender that has made a loan to Landlord
encumbering the Premises, Landlord shall to the extent of severance damages received by Landlord in
connection with such condemnation, repair any damage to the Premises caused by such condemnation
except to the extent that Tenant has been reimbursed therefor by the condemning authority. This
Section 10.01, not general principles of law or the Pennsylvania Eminent Domain Code, shall govern
the rights and obligations of Landlord and Tenant with respect to the Condemnation of all or any
portion of the Premises.

ARTICLE 11

LIENS

Section 11.01

     Tenant shall keep the Premises free from any liens arising out of any work performed,
materials furnished, or obligations incurred by or for Tenant. In addition, Tenant shall provide
to Landlord, promptly after the completion of any work performed or materials provided to the
Premises by or for Tenant, an original release of liens in recordable form signed and acknowledged
for each labor and material man performing work or providing materials to the Premises.
Notwithstanding the foregoing, in the event that Tenant shall not, within thirty (30) days
following the imposition of any lien, cause the same to be released of record by payment or posting
of proper bond, Landlord shall have, in addition to all other remedies provided herein and by law,
the right, but not the obligation, to cause the same to be released by such means as it shall deem
proper, including payment of or defense against the claim giving rise to such lien. All sums paid
by Landlord and all reasonable expenses incurred by it in connection therewith shall create
automatically an obligation of Tenant to pay, on demand, an equivalent amount together with
interest at the Default Rate as Additional Rent. No work which Landlord permits Tenant to perform
in the Premises shall be deemed to be for the immediate use and benefit of Landlord so that no
mechanics or other lien shall be allowed against the estate of Landlord by reason of its consent to
such work.

ARTICLE 12

TAXES ON TENANT’S PROPERTY

Section 12.01 Tenant shall be liable for and shall pay, prior to their becoming delinquent, any and
all taxes and assessments levied against any personal property or trade or other fixtures placed by
Tenant in or about the Premises.

ARTICLE 13

ASSIGNMENTS AND SUBLETTING

Section 13.01

     (a) Except as expressly permitted pursuant to this Article 13, Tenant shall not, without the
prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or
delayed, assign or hypothecate this Lease or any interest herein or sublet the Premises or any part
thereof. Any of the foregoing without such consent shall be void and shall, at the option of
Landlord, terminate this Lease. Except as otherwise expressly set forth in this Article 13, this
Lease shall not, nor shall any interest herein, be assignable as to the interest of Tenant by
operation of law without the written consent of Landlord, which consent shall not be unreasonably
withheld or delayed.

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     (b) If at any time or from time to time during the Term of this Lease, Tenant desires to
sublet all or any part of the Premises, or to assign this Lease and Tenant is not in default
hereunder beyond applicable notice and cure periods, Tenant shall provide written notice to
Landlord of such intent. Landlord shall have the option, exercisable by notice given to Tenant
within twenty (20) days after receipt of Tenant’s notice, of terminating the Lease in full or with
respect to the portion thereof which Tenant desires to sublet or to assign. If Landlord does not
exercise such option, Landlord shall be deemed to have consented to such assignment or sublease and
Tenant shall be free to sublet or assign such space to the third party designated in such notice
subject to the following conditions:

	 	(i)	 	No sublessee or assignee shall have a right further to sublet or assign, and
	 
	 	(ii)	 	One-half of any sums or other economic consideration, net of all costs actually
incurred by Tenant in connection with such assignment or subletting, received by Tenant
as a direct result of such subletting or assignment (except rental or other payments
received which are attributable to the amortization of the cost of leasehold
improvements, other than building standard tenant improvements, made to the sublet
portion of the Premises by Tenant for subtenant), whether denominated rentals under the
sublease or assignment or otherwise, which exceed, in the aggregate, the total sums
which Tenant is obligated to pay Landlord under this Lease (prorated to reflect
obligations allocable to that portion of the Premises subject to such sublease or
assignment) shall be payable to Landlord as Additional Rent under the terms of this
Lease without affecting or reducing any other obligation of Tenant hereunder. For the
purposes of this Section 13.01(b)(iii), Landlord shall not claim or be entitled to any
portion of the consideration paid to Tenant for a sale of Tenant’s assets or any shares
in Tenant. Landlord for itself and its successors and assigns hereby waives and quit
claims any claim or interest in any consideration paid to Tenant, or any parent,
subsidiary or affiliate of Tenant, for the sale of any shares in or assets of Tenant.

     (c) Regardless of Landlord’s consent, no subletting or assignment shall release Tenant of
Tenant’s obligation or alter the primary liability of Tenant to pay the Rent and to perform all
other obligations to be performed by Tenant hereunder. The acceptance of Rent by Landlord from any
other person shall not be deemed to be a waiver by Landlord of any provision hereof. Consent to
one assignment or subletting shall not be deemed consent to any subsequent assignment or
subletting. In the event of default by any assignee of Tenant or any successor of Tenant in the
performance of any of the terms hereof, Landlord may proceed directly against Tenant without
necessity of exhausting remedies against such assignee or successor. Landlord may consent to
subsequent assignment or subletting of this Lease or amendments or modifications to this Lease with
assignees of Tenant, without notifying Tenant, or any successor of Tenant, and without obtaining
its or their consent thereto and such action shall not relieve Tenant of liability under this
Lease.

     (d) In the event Tenant shall assign this Lease or sublet the Premises or request the consent
of Landlord to any Transfer, then Tenant shall reimburse Landlord for all of Landlord’s reasonable
third party costs and expenses actually incurred in connection therewith (including, without
limitation, attorneys’ fees), up to Three Thousand Dollars ($3,000.00).

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ARTICLE 14

TRANSFERS BY LANDLORD; SUBORDINATION; ESTOPPEL CERTIFICATES

Section 14.01
Sale of the Building.

 Subject to the terms set forth at Section 14.02 below, in the event of a sale or conveyance by Landlord of its interest in the Building, the same shall
operate to release Landlord from any and all liability under this Lease arising after the date of such sale provided that
Landlord is not then in default under this Lease. Tenant’s right to quiet enjoyment of the
Premises shall not be disturbed so long as Tenant shall pay the Rent and observe and perform all of
the provisions of this Lease to be observed and performed by Tenant, unless this Lease is
terminated pursuant to specific provisions relating thereto or contained herein.

Section 14.02
Subordination and Non-Disturbance.

This Lease, and any Option (as defined
below) granted hereby, upon Landlord’s written election, shall be subject and subordinate to any
ground lease, mortgage, deed of trust, or any other hypothecation or security now or hereafter
placed upon the Premises and to any and all advances made on the security thereof and to all
renewals, modifications, consolidations, replacements and extensions thereof. Notwithstanding such
subordination, Tenant’s right to quiet enjoyment of the Premises shall not be disturbed if Tenant
is not in default (beyond any applicable cure periods) and so long as Tenant shall pay the Rent and
observe and perform all of the provisions of this Lease, unless this Lease is otherwise terminated
pursuant to its terms and Landlord shall, subject to the terms set forth at Section 19.01 hereof,
use commercially reasonable efforts to obtain for Tenant a commercially reasonable subordination
and non-disturbance agreement to that effect. At the request of any mortgagee, trustee or ground
lessor, Tenant shall attorn to such person or entity and in connection with such attornment
Tenant’s occupancy will not be disturbed by any such party taking possession of the Premises as
long as Tenant is not in default of this Lease. If any mortgagee, trustee or ground lessor shall
elect to have this Lease and any Options granted hereby prior to the lien of its mortgage, deed of
trust or ground lease, and shall give written notice thereof to Tenant, this Lease and such Options
shall be deemed prior to such mortgage, deed of trust or ground lease, whether this Lease or such
Options are dated prior or subsequent to the date of said mortgage, deed of trust or ground lease
or the date of recording thereof. In the event of the foreclosure of a security device, the Lease
shall continue so long as Tenant is not in default (beyond any applicable notice and cure periods)
hereunder and the new owner shall not (a) be liable for any act or omission of any prior landlord
or with respect to events occurring prior to its acquisition of title, or (b) be liable for the
breach of this Lease by any prior landlord. During the Term of this Lease Tenant agrees to execute
and acknowledge any commercially reasonable documents Landlord reasonably requests Tenant execute
to effectuate an attornment or a subordination as described in this Section 14.02, so long as such
documents do not restrict Tenant’s right hereunder.

Section 14.03
Estoppel Certificate.

 Tenant shall from time to time, upon not less than twenty (20) days’ prior written notice from Landlord execute, acknowledge and deliver to Landlord a
statement in writing certifying such information as Landlord may reasonably request including, but
not limited to, the following: (a) that this Lease is unmodified and in full force and effect (or,
if modified, stating the nature of such modification and certifying that this Lease, as so
modified, is in full force and effect), (b) the date to which the Base Rent and other charges are
paid in advance and the amounts so payable, (c) that there are not, to Tenant’s knowledge, any
uncured defaults or unfulfilled obligations on the part of Landlord, or specifying such defaults or
unfulfilled obligations, if any are claimed, (d) that all tenant improvements to be constructed by
Landlord, if any, have been completed in accordance with Landlord’s obligations, if applicable, and
(e) that Tenant has taken possession of the Premises, if applicable. Any such statement may be
conclusively relied upon by any prospective purchaser or encumbrances of the Premises.

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ARTICLE 15

DEFAULT

Section 15.01 Defaults by Tenant.

 The occurrence of any of the following shall constitute a material default and breach of this Lease by Tenant:

     (a) Any failure by Tenant to pay Base Rent, or any Additional Rent payable pursuant to Section
4.03 hereof, within five (5) business days following the date on which such payment is due;

     (b) Any failure by Tenant to pay any Additional Rent otherwise payable pursuant to this Lease,
or to make any other payment required to be made by Tenant hereunder, for a period of ten (10)
days after receipt by Tenant of written notice from Landlord of any such failure to make timely
payment;

     (c) Any failure by Tenant to observe and perform any other material provision of this Lease to
be observed or performed by Tenant, where such failure continues for thirty (30) days after written
notice to Tenant; provided, however, that in the case of a default which cannot with due diligence
be cured within a period of thirty (30) days, Tenant shall be deemed to have complied with such
notice and thereafter diligently proceeds to comply with such notice; or

     (d) Tenant is declared insolvent according to any law; or assignment of Tenant’s property is
made for the benefit of creditors; or a receiver or trustee is appointed for Tenant or its
property; or the interest of Tenant under this Lease is levied on or under execution or other legal
process; or any petition is filed by or against Tenant to declare Tenant bankrupt or to delay,
reduce or modify Tenant’s debts or obligations; or any petition is filed or other action taken to
reorganize or modify Tenant’s capital structure if Tenant be a corporation or other entity
(provided that no such levy, execution, legal process or petition filed against Tenant shall
constitute a breach of this Lease if Tenant shall vigorously contest the same by appropriate
proceedings and shall remove or vacate the same within thirty (30) days from the date of its
creation, service or filing).

     (e) The abandonment or vacation of the Premises by Tenant, which shall mean that Tenant is
absent from the Premises for thirty (30) consecutive days or the failure of Tenant to occupy the
Premises within thirty (30) days after Landlord notifies Tenant that the Premises are ready for
occupancy combined with Tenant’s failure to pay all Rent due.

Section 15.02 Remedies of Landlord.

 In the event of any such material default not cured by Tenant, Landlord, at its option, may have one or more of the following remedies, in addition to all
other rights and remedies provided at law or in equity:

     (a) Landlord may perform for the account of Tenant any such default of Tenant and immediately
recover as additional rent any expenditures made in the amount of any obligations incurred in
connection therewith, plus interest at the Default Rate from the date of any such expenditure.

     (b) Landlord may accelerate all Base Rent and Operating Expenses and Real Estate Taxes due for
the balance of the Term of this Lease and declare the then present value (discounted at a rate of
six percent (6%) per annum) of the same to be immediately due and payable. In determining the
amount of any future payments for Operating Expenses and Real Estate Taxes, Landlord may make such
determination based upon the amount thereof paid by Tenant for the full year immediately prior to
such default (increased by three percent (3%) for each year).

     (c) Landlord, at its option, may serve notice upon Tenant that this Lease and the then
unexpired Term shall cease and expire and become absolutely void on the date specified in such
notice, to be not less than five (5) days after the date of such notice without any right on the
part of the Tenant to save the forfeiture by payment of any sum due or by the performance of any
term, provision, covenant, agreement or condition broken; and thereupon and at the expiration of
the time limit in such notice, this

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Lease and the Term hereof, as well as the right, title and interest of the Tenant hereunder, shall wholly cease and expire and become void in the same manner
and with the same force and effect (except as to Tenant’s liability) as if the date fixed in such
notice were the date herein granted for expiration of the term of this Lease. Thereupon, Tenant
shall immediately quit and surrender to Landlord the Premises, and Landlord may enter into and
repossess the Premises by summary proceedings, detainer, ejectment or other lawful means and remove all occupants thereof and, at Landlord’s option, any property thereon
without being liable to indictment, prosecution or damages therefor. No such expiration or
termination of this Lease shall relieve Tenant of its liability and obligations under this Lease,
whether or not the Premises shall be relet.

     (d) Landlord may lawfully re-enter and repossess the Premises and any part thereof and attempt
in its own name, as agent for Tenant if this Lease shall not be terminated, or in its own behalf if
this Lease shall be terminated, relet all or any part of such Premises for and upon such terms and
to such person, firms or corporations and for such period or periods as Landlord, in its reasonable
discretion, shall determine, including any period beyond the termination of this Lease; provided
that Landlord shall be required to mitigate its damages as otherwise expressly set forth in this
Section 15.02. For the purpose of such re-letting, Landlord may make repairs, changes, alterations
or additions in or to the Premises to the extent deemed by Landlord reasonable desirable or
convenient; and the reasonable cost of such repairs, changes, alterations or additions shall be
charged to and be payable by Tenant as Additional Rent hereunder, as well as any reasonable
brokerage and legal fees expended by Landlord; and any sums collected by Landlord from any new
lessee obtained on account of the Tenant shall be credited against the balance of the rent due
hereunder as aforesaid. Tenant shall pay to Landlord monthly, on the days when the Rent would have
been payable under this Lease, the amount due hereunder less the amount obtained by Landlord from
such new lessee, or at Landlord’s option, Landlord may elect to accelerate the amount due under
this Lease and declare said amounts immediately due and payable upon demand.

     (e) Landlord may collect sublease rents (or appoint a receiver to collect such rent) and
otherwise perform Tenant’s obligations at the Premises, it being agreed, however, that the
appointment of a receiver for Tenant shall not constitute an election by Landlord to terminate this
Lease.

     (f) Landlord may pursue any other remedy now or hereafter available to Landlord under the laws
or judicial decisions of the state in which the Premises are located.

     (g) JUDGMENT IN EJECTMENT: FOR VALUE RECEIVED AND UPON THE OCCURRENCE OF AN EVENT OF DEFAULT
HEREUNDER, OR UPON TERMINATION OF THE TERM OF THIS LEASE AND THE FAILURE OF TENANT TO DELIVER
POSSESSION TO LANDLORD, TENANT FURTHER, AT THE OPTION OF LANDLORD, AUTHORIZES AND EMPOWERS ANY SUCH
ATTORNEY, EITHER IN ADDITION TO OR WITHOUT SUCH JUDGMENT FOR THE AMOUNT DUE ACCORDING TO THE TERMS
OF THIS LEASE, TO APPEAR FOR TENANT ANY OTHER PERSON CLAIMING UNDER, BY OR THROUGH TENANT, AND
CONFESS JUDGMENT FORTHWITH AGAINST TENANT AND SUCH OTHER PERSONS AND IN FAVOR OF LANDLORD IN AN
AMICABLE ACTION OF EJECTMENT FOR THE PREMISES, WITH RELEASE OF ALL ERRORS. LANDLORD MAY FORTHWITH
ISSUE A WRIT OR WRITS OF EXECUTION FOR THE AMOUNT OF ANY JUDGMENT AND COSTS, WITHOUT LEAVE OF
COURT, AND LANDLORD MAY, BY LEGAL PROCESS, WITHOUT NOTICE RE-ENTER AND EXPEL TENANT FROM THE
PREMISES, AND ALSO ANY PERSON HOLDING UNDER TENANT.

Any lawful entry into and possession of the Premises by Landlord under this Article 15 shall be
without liability or responsibility to Tenant and shall not be in lieu of or in substitution for
any other rights of Landlord hereunder or in law or in equity. Tenant further agrees that Landlord
may file suit to recover

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any sums due under the terms of this Article and that no recovery of any portion due Landlord hereunder shall be any defense to any subsequent action brought for any amount
not theretofor reduced to judgment in favor of Landlord.

No remedy or election hereunder shall be deemed exclusive, but shall, wherever possible, be
cumulative with all other remedies at law or in equity. The expiration or termination of this
Lease and/or the termination of Tenant’s right to possession of the Premises shall not relieve
Tenant of liability under any indemnity provisions of this Lease as to matters occurring or
accruing during the term of the Lease or by reason of Tenant’s occupancy of the Premises.

If Tenant abandons or vacates the Premises and subsequently fails to pay Rent as and when due,
Landlord may re-enter the Premises, and such re-entry shall not be deemed to constitute Landlord’s
election to accept a surrender of the Premises or to otherwise relieve Tenant from liability for
its breach of this Lease. No surrender of the Premises shall be effective against Landlord unless
Landlord has entered into a written agreement with Tenant in which Landlord expressly agrees to (i)
accept a surrender of the Premises and (ii) relieve Tenant of liability under the Lease. The
delivery by Tenant to Landlord of possession of the Premises shall not constitute the termination
of the Lease or the surrender of the Premises.

If Landlord terminates this Lease or Tenant’s right to possession or accelerates the Rent, Landlord
shall have a duty to mitigate Landlord’s damages. If Landlord is required to mitigate its damages,
Landlord shall be required only to use commercially reasonable efforts to mitigate, which shall not
exceed such efforts as landlords generally use to lease other space in buildings located in the
Park. In recognition that the value of the Building depends on the use being made thereof, rental
rates and terms of leases therein, Landlord’s rejection of a prospective replacement tenant based
on the tenant’s proposed use of the Premises, an offer of rentals below the rates provided in this
Lease or containing terms less favorable than those contained herein, shall not give rise to a
claim by Tenant that Landlord failed to mitigate Landlord’s damages.

In the event of any termination of this Lease under the provisions hereof or under any eviction or
other proceeding or action or any provision of law, or in the event that Landlord shall re-enter
the Premises under the provisions of this Lease, Tenant shall pay to Landlord as damages, at the
election of Landlord, either: (i) a sum which at the time of such termination of this Lease or at
the time of any such reentry by Landlord, as the case may be, represents the then value of the
excess, if any, of (x) the aggregate of the installments of Base Rent and Additional Rent which
would have been payable hereunder by Tenant, had this Lease not so terminated or had Landlord not
reentered the Premises, for the period commencing with such earlier termination of this Lease or
the date of any such reentry, as the case may be, and ending with the date set forth for the
expiration of the full Term of this Lease pursuant to Sections 3.1 and 3.3, over (y) the aggregate
rental value of the Premises (at the Market Rate) for the same period (the amounts of each of
clauses (x) and (y) being first discounted to present value at an annual rate of six (6%) percent);
or (ii) sums equal to the aggregate of the installments of Base Rent and Additional Rent which
would have been payable by Tenant had this Lease not so terminated, or had Landlord not so
reentered the Premises, payable upon the due dates therefor specified herein following such
termination or such reentry and until the date set forth for the expiration of the full Term of
this Lease; provided, however, that if Landlord shall relet the Premises during said period,
Landlord shall credit Tenant with the net rents received by Landlord from such reletting, such net
rents to be determined by first deducting from the gross rents as and when received by Landlord
from such reletting the reasonable expenses incurred or paid by Landlord in terminating this Lease
and of reentering the Premises and of securing possession thereof, including reasonable attorneys’
fees and costs of removal and storage of Tenant’s property, as well as the reasonable expenses of
reletting, including repairing, restoring and improving the Premises for new tenants, brokers’
commissions, advertising costs, reasonable attorneys’ fees, and all other similar or dissimilar
expenses

-24-

 

chargeable against the Premises and the rental therefrom in connection with such
reletting, it being understood that such reletting may be for a period equal to or shorter or
longer than the remaining term of this Lease; provided further, that (1) in no event shall Tenant
be entitled to receive any excess of such net rents over the sums payable by Tenant to Landlord
hereunder, (2) in no event shall Tenant be entitled in any suit for the collection of damages pursuant to this subdivision (ii) to a credit in respect of
any net rents from a reletting except to the extent that such net rents are actually received by
Landlord prior to the commencement of such suit, and (3) if the Premises or any part thereof should
be relet in combination with other space, then proper apportionment on a square foot area basis
shall be made of the rent received from such reletting and of the expenses of reletting, or if
relet for a period longer than the remaining Term of this Lease, the expenses of reletting shall be
apportioned based on the respective periods. For the purposes of this paragraph, the amount of
Additional Rent which would have been payable by Tenant for each year ending after such termination
of this Lease or such reentry, shall be deemed to be an amount equal to the amount of such
Additional Rent payable by Tenant for the calendar year and tax year ending immediately preceding
such termination of this Lease or such reentry. Suit or suits for the recovery of such damages, or
any installments thereof, may be brought by Landlord from time to time at Landlord’s election, and
nothing contained herein shall be deemed to require Landlord to postpone suit until the date when
the term of this Lease would have expired if it had not been terminated under the provisions of
this paragraph, or under any provision of law, or had Landlord not reentered the Premises.

Section 15.03 Defaults by Landlord.

 Except as otherwise provided in this Lease, Landlord
shall be in default under this Lease if Landlord fails to perform any of its obligations hereunder
and said failure continues for a period of thirty (30) days after written notice thereof from
Tenant to Landlord (unless such failure cannot reasonably be cured within thirty (30) days and
Landlord shall have commenced to cure said failure within said thirty (30) days and continues
diligently to pursue the curing of the same.) If Landlord shall be in default under this Lease
and, if as a consequence of such default, Tenant shall recover a money judgment against Landlord,
such judgment shall be satisfied only out of the right, title and interest of Landlord in the
Building, including income derived therefrom, as the same may then be encumbered, and Landlord
shall not be liable for any deficiency. In no event shall Tenant have the right to levy execution
against any property of Landlord other than its interest in the Building as hereinbefore expressly
provided.

ARTICLE 16

NOTICES

Section 16.01

     All notices which Landlord or Tenant may be required, or may desire, to serve on the
other shall be in writing and shall be served by nationally recognized overnight courier, addressed
as set forth in the Basic Lease Provisions. The addresses stated above shall be effective for all
notices to the respective parties until written notice of a change of address is given pursuant to
the provisions hereof.

ARTICLE 17

RESERVED

ARTICLE 18

ENVIRONMENTAL PROVISIONS

Section 18.01

  Tenant shall not cause nor permit “Hazardous Materials” (as defined below) to be
used, transported, stored, released, handled, produced or installed in, or from, the Leased
Premises, except that Hazardous Materials may be brought into and used or generated within the
Leased Premises as may be needed for the operation of Tenant’s business, so long as such use or
generation is in compliance with all Laws and

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governmental requirements, including, without limitation, Environmental Laws. The term “Hazardous Materials” shall, for the purposes hereof, mean
any flammable, explosives, radio-active materials, hazardous wastes, hazardous and toxic substances
or related materials, asbestos or any material containing asbestos, or any other substances or
material, as defined by any federal, state or local law, ordinance, rule or regulation, including
without limitation, the Comprehensive Environmental Response Compensation and Liability Act of
1980, as amended, the Hazardous Materials Transportation Act, as amended, the Resources Conservation and Recovery Act, as amended, Superfund Amendment and
Reauthorization Act of 1986 and in the regulations adopted and publications promulgated pursuant to
each of the foregoing (collectively, “Environmental Laws”). In the event of a breach of the
provisions of this Article 30, Landlord, in addition to all of its rights and remedies under this
Lease and pursuant to law, require Tenant to remove any such Hazardous Materials from the Leased
Premises or the Building in the manner prescribed for such removal by all requirements of law.
Tenant shall promptly supply Landlord with any notices, correspondence and submissions received or
sent by Tenant to or from any governmental or quasi-governmental authority relating to Hazardous
Materials or Environmental Laws.

Section 18.02

     Tenant shall indemnify and save Landlord harmless from and against any and all
claims, liabilities, costs and expenses, including reasonable attorneys’ fees and expenses arising
out of Tenant’s breach of the provisions of this Article 18. The provisions of this Section 18.02
shall survive the expiration or sooner termination of this Lease.

Section 18.03

     Landlord represents that (a) it has not released or caused the release of Hazardous
Materials in, on, under or from the Building or the Land of which it is a part, (b) Landlord has
not received written notice from any governmental authority of any violation of any Environmental
Laws, and (c) to the best of Landlord’s actual knowledge, there are currently no Hazardous
Substances in, on or under the Building or the Land.

ARTICLE 19

MISCELLANEOUS PROVISIONS

Section 19.01 Professional Fees.

 In the event of any legal action or proceeding brought by either party against the other arising out of this Lease, each party shall pay its own attorney’s
fees and costs incurred in such action. In addition, in the event that Tenant requests that
Landlord execute any document or instrument in connection with Tenant’s occupancy and/or use of the
Premises, including without limitation any Landlord’s Waiver or similar instrument requested by any
lender of Tenant, Tenant shall reimburse Landlord, as Additional Rent, for any and all reasonable
attorneys’ or other professional fees incurred by Landlord in connection with Landlord’s review,
evaluation, revision and/or execution of any such document or instrument.

Section 19.02 Waiver.

 No waiver by Landlord or Tenant of any provision of this Lease or of
any breach by Landlord or Tenant hereunder shall be deemed to be a waiver of any other provision
hereof or of any subsequent breach by Landlord or Tenant of the same or any other provision.
Landlord’s consent to or approval of any act by Tenant requiring Landlord’s consent or approval
shall not be deemed to render unnecessary the obtaining of Landlord’s consent to or approval of any
subsequent act of Tenant. No act or thing done by Landlord or Landlord’s agents during the term of
this Lease shall be deemed an acceptance of a surrender of the Premises, unless done in writing
signed by Landlord. The delivery of the keys to any employee or agent of Landlord shall not
operate as a termination of the Lease or a surrender of the Premises. The acceptance of any Rent
by Landlord following a breach of this Lease by Tenant shall not constitute a waiver by

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Landlord of such breach or any other breach unless such waiver is expressly stated in writing signed by
Landlord.

Section 19.03 Applicable Law.

 This Lease shall be governed by and construed pursuant to the laws of the Commonwealth of Pennsylvania, without regard to its conflicts of law provisions.

Section 19.04 Successors and Assigns.

Except as otherwise provided in this Lease, all of the covenants, conditions and provisions of 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.

Section 19.05 Brokers.

 Except for Landlord’s responsibility to Grubb & Ellis Company (the
“Broker”), Landlord represents and warrants that it has had no dealings, nor entered into any
agreements, with any person, entity, broker or finder in connection with the negotiation of this
Lease, and no broker, person, or entity is entitled to any commission or finder’s fee in connection
with the negotiation of this Lease on behalf of Landlord. Tenant represents and warrants that,
except for Broker, it has had no dealings, nor entered into any agreements, with any person,
entity, broker or finder in connection with the negotiation of this Lease, and no broker, person,
or entity is entitled to any commission or finder’s fee in connection with the negotiation of this
Lease on behalf of Tenant. Tenant and Landlord each agree to indemnify, defend and hold the other
harmless from and against any claims, damages, costs, expenses, attorneys’ fees or liability for
compensation or charges which may be claimed by any broker, finder or other similar party by reason
of any dealings, actions or agreements of the indemnifying party.

Section 19.06 Severability.

 If any provision of this Lease or the application thereof to
any person or circumstances shall be invalid or unenforceable to any extent, the remainder of this
Lease and the application of such provisions to other persons or circumstances shall not be
affected thereby and shall be enforced to the greatest extent permitted by law.

Section 19.07 Name.

 Tenant shall not, without the written consent of Landlord (which shall
not be unreasonably withheld, conditioned or delayed), use the name of the Building for any purpose
other than as the address of the business to be conducted by Tenant in the Premises, and in no
event shall Tenant acquire any rights in or to such name.

Section 19.08 Examination of Lease; Defined Terms.

 Submission of this instrument for examination or signature by Tenant does not constitute a reservation of or option for lease, and it
is not effective as a lease or otherwise until execution by and delivery to both Landlord and
Tenant. The words “Landlord” and “Tenant” as used herein shall include the plural as well as
singular. If more than one person is named as Tenant, the obligations of such persons are joint
and several. The headings and titles to the articles of this Lease are not a part of this Lease
and shall have no effect upon the construction or interpretation of any part hereof.

Section 19.09 Time.

 Time is of the essence in this Lease and in each and all of the
provisions hereof.

Section 19.10 Authority.

 Tenant is executing this Lease as a corporation, and each of the
persons executing this Lease on behalf of Tenant does hereby covenant and warrant on behalf of
Tenant that Tenant is a duly authorized and

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existing corporation, that Tenant is qualified to do business in Pennsylvania, that the corporation has full right and authority to enter into this
Lease, and that each person signing on behalf of the Tenant is authorized to do so. Landlord is
signing this Lease as a limited partnership and each of the persons executing this Lease on behalf
of Landlord is authorized to do so. Landlord does hereby covenant and warrant that it is qualified
to do business in Pennsylvania, that it has full right and authority to enter into this Lease, and
that each person signing on behalf of Landlord has authority to do so.

Section 19.11 Recording.

 This Lease shall not be recorded. Either party, upon written
request of the other, shall execute a Memorandum of this Lease in form reasonably acceptable to the
parties hereto.

Section 19.12 Force Majeure.

 Time periods for Landlord’s or Tenant’s performance of their
respective obligations under any of the terms and conditions of this Lease other than the payment
of rent by Tenant shall be extended for periods of time during which the nonperforming party’s
performance is prevented due to circumstances beyond the party’s control, including without
limitation, strikes, embargoes, governmental regulations, acts of God, war or other strife.

Section 19.13 Tenant’s Obligation to Provide Financial Information.

 In the event that Tenant ceases to be a publically-traded company, or in the event that Tenant’s financials otherwise
become unavailable to the public, Tenant agrees to provide to Landlord, within ninety (90) days of
the end of each calendar year, or at such other times reasonable requested by Landlord, true,
correct and complete certified copies of annual audited financial statements of Tenant and such
other financial information as Landlord shall reasonably request. Landlord, its lender(s) and
their respective agents, accountants and attorneys, shall consider and treat on a strictly
confidential basis (i) any information contained in the books and records of Tenant, (ii) any
copies of any books and records of Tenant, and any financial statements of Tenant which are
delivered to or received by them and which are conspicuously stamped “CONFIDENTIAL”.

Section 19.14 Options.

 For purposes of this Section 19.14, the word “Option” shall mean
the Extension Options set forth at Section 2.02 hereof. Any Option granted to Tenant by Landlord
must be evidenced by a written provision contained in this Lease or by a separate option agreement
attached to this Lease as a rider or addendum or said Option shall be of no force or effect. Each
Option granted to Tenant in this Lease, if any, is personal to Tenant, and may not be exercised or
be assigned, voluntarily or involuntarily, by or to any person or entity other than Tenant,
including, without limitation, any transferee approved by Landlord hereunder. The Options, if any,
herein granted to Tenant are not assignable separate and apart from this Lease, nor may any Option
be separated from this Lease in any manner, either by reservation or otherwise. If at any time an
Option is exercisable by Tenant, the Lease has been assigned or a sublease exists as to any portion
of the Premises, the Option shall be deemed null and void and neither Tenant nor any assignee or
subtenant shall have the right to exercise the Option. The later such Option cannot be exercised
unless the prior such Option has been so exercised. Tenant shall have no right to exercise an
Option if a default by Tenant has occurred and is continuing beyond any applicable notice and cure
periods relating thereto. The period of time within which an Option may be exercised shall not be
extended or enlarged by reason of Tenant’s inability to exercise an Option because of the
provisions of this Section.

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Section 19.15 Entire Agreement.

 This Lease contains all of the agreements of the parties
hereto with respect to any matter covered or mentioned in this Lease and no prior agreement;
understanding or representation pertaining to any such matter shall be effective for any purpose.
No provision of this Lease may be amended or added to except by an agreement in writing signed by
the parties hereto or their respective successors in interest.

(Signatures follow on the next page)

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     IN WITNESS WHEREOF, the parties hereto have duly executed this Lease and have initialed the
Exhibits and any Rider hereto, in four counterparts, as of the days and years below written.

	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	LANDLORD:
	 
	 	 	
CBP 110, LP, a Pennsylvania limited partnership

	 
	ATTEST:

	 	By:
	Cranberry Business Park 110, Inc.,

a Pennsylvania corporation, its General Partner	 
	 
	 	 	 	 	 
	/s/ [illegible]

	 	 	By: 	/s/ Richard S. Donley	 
	 

	 	 	 	 	 
	 

	 	 	 	Richard S. Donley, President
	 
	 

	 	 	 	
Dated:10/13/10	 

	 	 	 	 	 	 
	 	 	TENANT:	 
	 	 	
TOLLGRADE COMMUNICATIONS, INC.
	 
	ATTEST:

	 	 	 	 	 
	/s/ Barbara J. Beck	 	 	By: 	/s/ Jennifer M. Reinke	 
	 	 	 	 	 	 
	 	 	 	 	Name: Jennifer M. Reinke	 
	 

	 	 	 	 	 
	 	 	 	 	Title:   General Counsel and Secretary	 
	 

	 	 	 	 	 
	 	 	 	 	Dated: October 7, 2010	 
	 

	 	 	 	 	 

-30-exv10w16

Exhibit 10.16

Tollgrade Communications, Inc.

2006 Long-Term Incentive Compensation Plan

STOCK APPRECIATION RIGHTS AGREEMENT

     This Stock Appreciation Rights Agreement (“Agreement”), dated as of March 25, 2010, is entered
into between Tollgrade Communications, Inc., a Pennsylvania corporation (the “Company”), and Edward
H. Kennedy (the “Grantee”).

          WHEREAS, the Board of Directors of the Company has determined that it would be in the best
interests of the Company to make the grant provided for herein, and the Grantee desires to accept
such grant, upon and subject to the terms and conditions described herein; and

          NOW, THEREFORE, the parties hereto, intending to be legally bound hereby, agree as follows:

          1. Grant of SARs. The Company hereby confirms the grant to the Grantee on March 23,
2010 (the “Date of Grant”) of 250,000 Stock Appreciation Rights (the “SARs”) in accordance with the
terms hereof with respect to an equal number of shares of common stock of the Company, par value
$.20 per share (the “Common Stock”), each SAR relating to one share of Common Stock, at a grant
price of $6.31 per share (the “Grant Price”), under and subject to the terms and conditions of the
Company’s 2006 Long-Term Incentive Compensation Plan, as amended and restated (the “Plan”) and this
Agreement. The Plan is incorporated herein by reference and made a part hereof as though set forth
in full herein. Terms which are capitalized herein but which are not defined herein have the same
meaning as in the Plan unless the context otherwise requires. The Grantee accepts the SARs and
agrees to be bound by the terms and conditions of this Agreement and the Plan with respect to the
Award described herein.

          2. SARs. Each SAR represents the right, upon the vesting of such SAR in accordance
with Section 3 hereof, to receive an amount payable in cash which is equal to the Stock
Appreciation (as defined herein). For purposes of this Agreement, the “Stock Appreciation” for
each SAR is the excess, if any, of the Fair Market Value of a share of Common Stock on the date of
exercise (which, as provided in Section 4, shall be the Vesting Date) over the Grant Price. No
shares of Common Stock shall be issued to the Grantee at the time the Award is made, nor shall any
shares of Common Stock be issued to the Grantee at the time any SARs are exercised pursuant to the
provisions hereof. The Grantee shall not be, nor have any of the rights or privileges of, a
shareholder of the Company with respect to any SARs. The Grantee shall not have any interest in any
fund or specific assets of the Company by reason of this Award, and upon the vesting of such Award
the Grantee shall be an unsecured creditor of the Company.

          3. Vesting and Forfeiture. (a) Subject to Section 3(b), the SARs awarded under this
Agreement shall vest on the date of closing of a Corporate Transaction (the “Vesting Date”),
subject in all respects to the occurrence of such closing. As used herein, a “Corporate
Transaction” shall mean a transaction which results in a Change in Control of the Company pursuant
to clause (a), (b)(ii) or (b)(iii) of the Plan, subject to the last paragraph of Section 2.7 of the
Plan.

          (b) If, prior to the Vesting Date, the Grantee (i) is removed from the Company’s Board of
Directors for cause, (ii) voluntarily steps down from serving as the Chairman of the Company’s
Board of Directors, (iii) resigns from the Board of Directors (other than pursuant to the majority
voting standard described in the Board’s Guidelines on Corporate Governance Issues) or elects not
to stand for re-election, or (iv) resigns from the Board of Directors pursuant to such majority
voting standard and such resignation is accepted by the Board of Directors, then upon the
effectiveness of any of such events all SARs covered by this Agreement will be forfeited to the
Company.

Page 1 of 3

 

          4. Exercise Procedures. (a) All vested SARs shall automatically be deemed to be
exercised on the Vesting Date, provided that the Fair Market Value of a share of Common Stock on
the Vesting Date is greater than the Grant Price. Upon such exercise, the Company shall deliver to
the Grantee a cash payment in an amount equal to the number of vested SARs times the Stock
Appreciation (as defined in Section 2 above). Upon exercise of each SAR, the SAR will terminate
and cease to be outstanding.

               (b) SARs may only be exercised as provided herein if the Fair Market Value of a share of
Common Stock on the Vesting Date is greater than the Grant Price. In the event the Fair Market
Value of a share of Common Stock on the Vesting Date is not greater than the Grant Price, the SARs
shall not be exercised and shall instead be forfeited on the Vesting Date.

          5. Termination of SARs. The SARs shall have a term of ten years from the Date of Grant
and shall terminate at the expiration of that period, unless the SARs are terminated or forfeited
at an earlier date pursuant to the provisions of this Agreement or the Plan.

          6. Withholding of Taxes. All obligations of the Company under this Agreement shall
be subject to the rights of the Company as set forth in the Plan to withhold amounts required to be
withheld for any taxes, if applicable. Grantee acknowledges that he has been advised to consult
with a tax advisor concerning the tax consequences of exercising the SARs.

          7. Interpretation of Plan and Agreement. This Agreement is an Award Agreement
referred to in Section 7.3 of the Plan. This Agreement is made pursuant to the terms of the Plan,
the terms of which are incorporated herein by reference, and shall in all respects be interpreted
in accordance therewith. If there is any conflict between the Plan and this Agreement, the
provisions of the Plan shall control. However, there may be provisions in this Agreement not
contained in the Plan, which provisions shall nonetheless be effective. In addition, to the extent
that provisions of the Plan are expressly modified for purposes of this Agreement pursuant to
authorization in the Plan, the provisions of this Agreement shall control. Any dispute or
disagreement which shall arise under or in any way relate to the construction or interpretation of
the Plan or this Agreement shall be resolved by the Appropriate Administrator, and the decision of
the Appropriate Administrator shall be final, binding and conclusive for all purposes.

          8. Effect of Agreement on Rights of Company and the Grantee. This Agreement does not
confer any rights on the Grantee to continue as a Director of the Company or as Chairman of the
Company’s Board of Directors.

          9. Binding Effect. This Agreement shall be binding upon the successors and assigns of
the Company and upon the legal representatives, heirs and legatees of the Grantee.

          10. Entire Agreement. This Agreement and the Plan constitute the entire agreement
between the parties and supersedes all prior agreements and understandings, oral or written,
between the parties with respect to the subject matter of this Agreement.

          11. Amendment. This Agreement may be amended only a written instrument signed by the
Company and the Grantee.

          12. Governing Law. This Agreement shall be governed by and construed and enforced in
accordance with the laws of the Commonwealth of Pennsylvania, except for its conflicts of laws.

Page 2 of 3

 

     IN WITNESS WHEREOF, the Company and the Grantee have executed this Agreement as of the date
first written above.

	 	 	 	 	 
	 	TOLLGRADE COMMUNICATIONS, INC.

 	 
	 	By:  	/s/ Jennifer M. Reinke
 	 
	 	  	Name: Jennifer M. Reinke 	 
	 	  	Title:  General Counsel and Secretary 	 

	 	 	 	 
	WITNESS:
	 	 	 
	 
	 	 	 
	/s/ Joseph O’Brien

	 	/s/ Edward H. Kennedy	 
	 

	 	 	 
	 

	 	Edward H. Kennedy	 

Page 3 of 3

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