Document:

Exhibit 10.15

 EXHIBIT 10.15 
 LEASE 
 THIS LEASE is entered into as of September 1, 2005 by and between 1332 Londontown Road,
LLC, a Maryland limited liability company (“Landlord”), and Signature Special Event Services, LLC, a Maryland corporation (“Tenant’”). 
 1. LEASE OF LEASED PREMISES. On the terms and conditions set forth below, Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the “Premises” or “Leased Premises”, which shall be
defined as: (i) approximately 53,000 rentable square feet, as further described on attached Exhibit “A” located within that certain commercial building consisting of approximately 388,168 rentable square feet (the
“Building”), which is situated on that real property commonly known as 1332 Londontown Blvd in the County of Carroll ill the State of Maryland (the “Real Property” or the “Property”), and (ii) that certain parcel
of temporary outside storage space located on the parking lot (the “Land”) as further described on Exhibit “A” and (iii) that certain portion of temporary interior space as further described on Exhibit A. For rental
calculation purposes, Tenant shall pay rent based on 45,000 square feet. The permanent space which Tenant shall occupy for the entire Term is outlined on the attached space plan (Exhibit A) which includes the outlined warehouse space, the outlined
office space and the +/- 10,000 square foot mezzanine space and the space where the stairwell is located to access the mezzanine. 
 2.
STORAGE SPACE. Landlord shall offer Tenant “Temporary Storage Space” as described on Exhibit B with the intent of leasing “Permanent Storage Space” as further described on Exhibit A. 
 2.1. Tenant’s immediate Temporary Storage Space shall consist of the space outlined and titled on the attached Exhibit B and will consist of two
separate locations. The two locations shall be further described as 1) interior storage and 2) exterior storage. 
 2.2. Exterior Storage
Space. As an accommodation to Tenant, Landlord shall offer the exterior storage space on the adjacent parking lot to the Building and as described on Exhibit B in the approximate dimensions of 140 feet by 250 feet. In the event Landlord
recaptures a portion of the exterior storage space prior to the availability of the Permanent Storage Space, then Tenant agrees to reduce its exterior storage space as outlined on attached Exhibit B with the new dimensions being approximately 65
feet by 260 feet. In any event, Tenant agrees to relocate all of its Temporary Storage Space at such time as the Permanent Storage Space is improved and available to Tenant. Landlord agrees to periodically inform Tenant of the timing of the
availability of the Permanent Storage Space. 
 3. BASIC LEASE PROVISIONS. 
 3.1. Base Rent: The base rent for the Leased Premises (“Base Rent”) during the first Lease Year shall be the sum of (i) One Hundred
Eighty Thousand Dollars ($180,000) (based on $4.00 per square foot x 45,000 square feet), payable in twelve equal installments in advance on the first day of each calendar month of the Term commencing on the Commencement Date of Fifteen Thousand
Dollars and No Cents ($15,000). On each 

 
anniversary of the Commencement Date thereafter, the Base Rent shall be increased for the next Lease Year to an amount equal to one hundred three percent
(103%) of the amount of annual Base Rent payable immediately prior to the said Base Rent adjustment date, and shall be increased by such percent annually thereafter throughout the Initial Term. 
 3.2. Term: The initial term of this Lease (“Term”) shall be for a period of six (6) years commencing on September 1, 2005
(“Commencement Date”) and expiring six years (6) years thereafter. The Lease Expiration Date is August, 31, 2011. For purposes of this Lease, the term “Lease Year” shall mean the first twelve (12) full calendar months
of the Term commencing on the Commencement Date, and each succeeding twelve (12) calendar month period during the Term 
 3.2.1.
Renewal Option. Tenant is granted two (2) five (5) year renewal options which are valid as long as Tenant is not in default hereunder. Tenant shall give Landlord written notice of its intent to renew this Lease no less than 150 days
prior to the Lease Expiration Date or the expiration of the first renewal term. The rental rate shall continue to increase by three percent (3%) during each renewal term. 
 3.2.2. Commencement Date: Tenant shall be granted early possession of the Property prior to the Commencement Date without the obligation to pay
rent for the purpose of installing Tenant’s fixtures and/or storing equipment as long as such use does not interfere with Landlord’s tenant improvement work more particularly described on Exhibit “C” attached hereto and made a
part hereof. In the event Tenant elects to expand within the warehouse Building (the ±60,000 square foot office building excluded) (“Expansion Space”), the per square foot rental rate for the Expansion Space shall be the same as
Tenant is then currently paying for the Premises. The Expansion Space shall have the same Lease Expiration Date as this Lease (Lease Expiration Date is August 31, 2011), as long as any such expansion occurs no later than September 1, 2008.
If the expansion occurs after September 1, 2008, Landlord and Tenant shall then negotiate the terms of such expansion. Landlord agrees to notify Tenant first of its intent to market the Tenant’s expansion space, which is currently defined
as Tenant’s temporary indoor storage area (Exhibit B). 
 3.3. Permitted Use: Solely for the operation and storage of event
planning equipment and all other items relative to and conducted within Tenant’s normal business operations. 
 4. RENT. 
 4.1. Payment of Base Rent. Tenant shall pay to Landlord Base Rent for the Leased Premises as specified herein. The Base Rent shall be payable in
advance on the first day of each calendar month of the Term, commencing on the Commencement Date. The Base Rent shall be paid to Landlord without any prior demand or setoff except as set forth herein, at such place as Landlord may from time to time
designate in writing. 
 4.1.1. Security Deposit. Simultaneous with the execution of this Lease by Tenant, Tenant shall deliver to
Landlord the sum of $15,000 to be held by 

  

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Landlord as security for the payment of all Rent payable by Tenant and for the faithful performance by Tenant of all other obligations of Tenant under this
Lease (the “Security Deposit”). Landlord may, at Landlord’s option, apply so much of the Security Deposit as Landlord reasonably believes may be necessary to compensate Landlord for the payment of any past-due Base Rent and/or
additional rent and/or for loss or damage sustained by Landlord due to any default by Tenant under this Lease. If Landlord appropriates or applies the Security Deposit in such a manner, then Tenant, within thirty (30) days after notice thereof,
shall pay to Landlord an amount sufficient to restore the Security Deposit to its original amount. So long as Tenant is not in default hereunder, Landlord shall refund the Security Deposit to Tenant within thirty (30) days of the expiration or
termination of this Lease. 
 4.2. Utilities. Tenant shall pay for all water, gas, heat, light, power, and other utilities supplied to
the Leased Premises. The warehouse space which is part of the Premises shall be separately metered and Tenant shall contract directly with the public utility companies for electricity and all other utilities furnished to the Premises and Tenant
shall pay all charges therefrom directly to the public utility companies. The office space and mezzanine space which are part of the Premises shall not be separately metered and Landlord and Tenant shall mutually agree on the cost of utilities for
such. If Tenant fails to timely pay any utility charges as set forth above, which failure continues after five (5) days notice thereof by Landlord to Tenant, Landlord shall have the right to pay any unpaid utility charges, and Tenant shall pay
to Landlord, as additional rent, the amount of all charges paid by Landlord within ten (10) days after the Landlord has submitted a written statement of such charges to Tenant. Tenant shall not install any electrical equipment requiring special
wiring or exceeding Building capacity unless approved in advance by Landlord. 
 4.3. Taxes Payable by Tenant. 
 4.3.1. Tenant shall pay Tenant’s Share (defined below) of the real property taxes (“Taxes”) levied and assessed against the Real Property,
including all taxes, assessments, and governmental charges, fees, revenues and rents whether federal, state, county or municipal, and whether they be by taxing districts or authorities presently or hereafter taxing or by others, subsequently created
or otherwise, and any other taxes and assessments now or hereafter attributable to the Real Property (or its operation). Taxes shall include the costs of consultants retained in an effort to lower taxes and all costs incurred in disputing any taxes
or in seeking to lower the tax valuation of the Real Property upon receipt of an invoice from Landlord. 
 4.3.2. Each year Landlord shall
promptly notify Tenant of its proportionate share of the Taxes assessed against the Real Property. 
 4.4. Delinquent Payments. Any
payments required of Tenant not paid within five (5) business days following the date due shall be subject to imposition of a late payment charge equal to five percent (5%) of the amount due. Additionally, all delinquent rent, together
with any late payment charge imposed, shall bear interest commencing five (5) business days following the date such rent was due at a rate of twelve percent (12%) per annum. In no event, however, shall the charges permitted under this
Section 4.4 or elsewhere in this Lease, 

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to the extent they are considered to be interest under applicable Law, exceed the maximum lawful rate of interest. Nothing herein shall be construed as a
waiver by the Landlord of any rights and remedies available to it for the nonpayment of rent, including without limitation, termination of this Lease and recovery of possession of the Premises. All amounts to be paid by Tenant under this Lease,
whether or not so stated, shall be deemed to be additional rent. Notwithstanding the foregoing, the late payment charge and interest charge shall only be assessed if Tenant is late in the payment of rent more than one (1) time in each Lease
Year. 
 4.5. Building and Common Area Operating Expenses. Tenant shall pay to Landlord Tenant’s Share (defined below) of the
Operating Expenses (defined below) relating to the Building and Common Areas (defined below) during each calendar year of the Term, in accordance with the following provisions: 
 4.5.1. “Tenant’s Share” is defined for purposes of this Lease as Tenant’s leasable area, which is hereby agreed to be 45,000 rentable
square feet, divided by the leasable area of the Building, which is hereby agreed to be 388,168, which amount is 11.592%. 
 4.5.2.
“Operating Expenses” is defined for purposes of this Lease, as all expenses and disbursements (subject to the limitations set forth below) that Landlord incurs in connection with the ownership, operation, and maintenance of the Building
and other maintenance of and common facilities located at the Property, determined in accordance with sound accounting principles consistently applied, including the following costs: (a) wages and salaries of all on-site full time and/or part
time employees engaged in the operation or maintenance of the Improvements and the balance of the Property, including taxes, insurance and benefits relating thereto; (b) all supplies and materials used in the operation, maintenance, repair and
structural replacement, of the Improvements and the balance of the Property; (c) cost of all utilities, except the cost of other utilities reimbursable to Landlord by the Property’s tenants other than pursuant to a provision similar to
this Section; (d) insurance expenses; (e) electricity used with respect to the common areas of the Property; (f) water and sewer and other utility fees and charges; (g) service or maintenance contracts with independent
contractors for the operation, maintenance, repair or replacement of the common area improvements and the balance of the Property; and (h) building management fees, not to exceed four percent (4%) of the Rent. 
 4.5.3. Tenant’s Share of Taxes and Operating Expenses shall be payable by Tenant within twenty (20) days after a reasonably detailed statement
of actual expenses is presented to Tenant by Landlord. At Landlord’s option, however, an amount may be estimated by Landlord from time to time of Tenant’s share of annual Taxes and Operating Expenses and the same shall be payable monthly
or quarterly, as Landlord may designate, during each twelve (12) month period of the Term, on the same day as the monthly Base Rent is due hereunder. In the event that Tenant pays Landlord’s estimate of Tenant’s Share of Taxes and
Operating Expenses as described in the preceding sentence, Landlord shall deliver to Tenant within ninety (90) days after the expiration of each calendar year a reasonably detailed statement showing Tenant’s Share of the actual Operating
Expenses 

  

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incurred during the preceding year. If Tenant’s payments under this subsection 4.5.4 during such preceding year exceed Tenant’s Share as indicated
on such statement, Tenant shall be entitled to an immediate cash reimbursement of such overpayment. If Tenant’s payments under this paragraph during such preceding year were less than Tenant’s Share as indicated on such statement, Tenant
shall pay to Landlord the amount of the deficiency within thirty (30) days after delivery by Landlord to Tenant of such statement. 
 5.
TENANT’S USE OF THE LEASED PREMISES. Tenant shall use the Leased Premises for the purposes set forth in subsection 3.3 above, and for no other use or purpose without Landlord’s consent not to be unreasonably withheld or delayed. If,
because of the acts of a Tenant or its agents, contractors or employees, the rate of insurance on the Building, the balance of the Property or its contents increases, Tenant shall pay to Landlord the amount of such increase on demand, and acceptance
of such payment shall not waive any of Landlord’s other rights. Tenant shall conduct its business so as not to create any nuisance or unreasonably interfere with other tenants or Landlord in its management of the Building and the balance of the
Property. 
 6. COMPLIANCE WITH LAWS. Subject to Landlord’s obligations hereunder, or except as otherwise provided herein, Tenant shall
operate the business on the Leased Premises in compliance with all federal, state, and local laws, rules and regulations, all court orders, governmental directives, and governmental orders (“Laws”). 
 7. CONSTRUCTION, REPAIRS AND MAINTENANCE. 
 7.1. Landlord’s Obligations. Without limiting the obligations of Landlord, and subject to the obligations of Tenant hereinbelow, Landlord, at its cost and expense, shall maintain in good condition, the foundation, load-bearing
and exterior walls, sprinkler system and roof of the Leased Premises. Notwithstanding anything to the contrary herein, Tenant shall repair or replace, at Tenant’s sole cost and expense, subject to Landlord’s direction and supervision, any
damage to the Building or other improvements caused by Tenant or its agents, contractors and employees. 
 7.2. Tenant’s
Maintenance. Subject to Landlord’s obligations hereunder and to the provisions of Section 6.3, Tenant shall keep and maintain, repair and as needed replace the Leased Premises in a broom swept and good condition, ordinary wear and tear
excepted, and shall repair any damage to the Leased Premises caused as a result of the negligence or act of Tenant or its agents, contractors and employees. If Tenant fails to make such repairs or replacements within 30 days after the occurrence of
such damage, then Landlord may make the same at Tenant’s cost. If any such damage occurs outside of the Premises, then Landlord may elect to repair such damage at Tenant’s expense, rather than having Tenant repair such damage. The cost of
all repair or replacement work performed by Landlord under this Section 6 shall be paid by Tenant to Landlord within 30 days after Landlord has invoiced Tenant therefor. 
 7.3. Surrender of Leased Premises. On the expiration or earlier termination of the Term of this Lease, Tenant shall surrender the Leased Premises
to Landlord in good, clean, safe, and operable condition ordinary wear and tear and damage 

  

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by casualty excepted. Notwithstanding any term in this Lease to the contrary, provided that Tenant has performed all of its obligations hereunder.

 8. ALTERATIONS AND ADDITIONS. 
 8.1. Consent of Landlord. Tenant shall not make any additions, alterations or improvements to the Leased Premises during the Term of this Lease without obtaining the prior written consent of Landlord, which consent shall not be
unreasonably withheld, conditioned or delayed. 
 8.2 Landlord Alterations and Additions. Landlord shall use its commercially
reasonable efforts prior to the Commencement Date of this Lease, to make at its sole cost and expense certain alterations and additions to the Leased Premises set forth on Exhibit “B” which is attached hereto and incorporated herein by
this reference (the “Landlord Improvements”). Except for the Landlord Improvements, Tenant accepts the Premises in their “As-Is” condition on the Commencement Date, and Tenant acknowledges that Landlord shall have no other
obligation to undertake any improvements at the Premises on behalf of the Tenant. 
 9. ENVIRONMENTAL MATTERS 
 9.1. Environmental Definitions. 
 9.1.1. For
purposes of this Lease, the term “Hazardous Substance” shall mean any substance, chemical, or waste that is or shall be listed or defined as hazardous, toxic, or dangerous under Applicable Environmental Law, and any petroleum products.

 9.1.2. For purposes of this Lease, the term “Applicable Environmental Law” shall include the Comprehensive Environmental
Response, Compensation and Liability Act (“CERCLA”), 42 U.S.C. Sec. 9601 et seq.; the Resource Conversation and Recovery Act (“RCRA”), 42 U.S.C. Sec. 6901 et seq.; the Federal Water Pollution Control Act, 33 U.S.C. Sec. 1251 et
seq.; the Clean Air Act, 42 U.S.C. Sec. 7401 et seq.; the Hazardous Substances Transportation Act, 49 U.S.C. Sec. 1471 et seq.; the Toxic Substances Control Act, 15 U.S.C. Sec. 2601 through 2629; and the Safe Drinking Water Act, 42 U.S.C. Sec. 300f
through 300J; as have been amended from time to time; and any similar state and local laws and ordinances and the regulations implementing such statutes. 
 9.1.3. For purposes of this Lease, “Hazardous Conditions” means any condition existing on the Leased Premises (including groundwater on or under or about the Leased Premises), about which a government agency
would, under Applicable Environmental Law, require corrective action. 
 9.2. Tenant Environmental Indemnification. Except as permitted
under Section 9.3 hereof, Tenant shall not use, generate, store, or dispose of, or permit the use, generation, storage or disposal of Hazardous Substances on or about the Premises or the Real Property. If Tenant breaches its obligations under
this Section 9.2 or Section 9.3, Landlord may immediately take any and all action reasonably appropriate to remedy the 

  

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same, including taking all appropriate action to clean up or remediate any contamination resulting from Tenant’s use, generation, storage or disposal of
Hazardous Substances. Tenant hereby agrees to indemnify Landlord, its agents, representatives, officers, shareholders, directors and employees and its successors and assigns (collectively, the “Landlord Indemnitees”) and agrees to hold the
Landlord Indemnitees, and each of them, free and harmless from and against any and all liabilities, losses, foreseeable and unforeseeable, consequential damages, obligations, liens, indebtedness, accounts, actions, causes of action, costs, fees of
attorneys, consultants and experts and other expenses of any nature whatsoever which the Landlord Indemnitees, or any of them, may sustain, suffer or incur or which may be claimed or asserted against any of the Landlord Indemnitees, on account of
any grounds whatsoever in law or in equity, by reason of, or in consequence of any claim of any nature, including without limitation, any suit, administrative proceeding, citation, remediation, demand, or judgments by any person or entity whether
private, administrative or governmental, arising out of Tenant’s or Tenant’s agents’, contractors’ or employees’ use, generation, storage, or disposal of, or permitting the use, generation, storage or disposal of Hazardous
Substances on or about the Premises or the Real Property, which indemnity provision shall survive termination or expiration of this Lease. 
 9.3. Tenant’s Use. Landlord acknowledges that Tenant intends to use the Premises for the Permitted Use, Tenant shall engage in the Permitted Use only in accordance with all Laws, including Applicable Environmental Law and
otherwise in a commercially reasonable manner. 
 9.4. Landlord’s Environmental Indemnification. Landlord hereby agrees to
indemnify Tenant, its agents, representatives, officers, shareholders, directors and employees and its successors and assigns (collectively the “Tenant Indemnities”) and agrees to hold the Tenant Indemnities, and each of them, free and
harmless from and against any and all liabilities, losses, foreseeable and unforeseeable, consequential damages, obligations, liens, indebtedness, accounts, actions, causes of action, costs, fees of attorneys, consultants and experts and other
expenses in any nature whatsoever which the Tenant Indemnities, or any of them, may sustain, suffer or incur or which may be claimed or asserted against any of the Tenant Indemnities, on account of any grounds whatsoever in law or in equity, by
reason of, or in consequence of any claim of any nature, including without limitation, any suit, administrative proceeding, citation, remediation, demand, or judgments by any person or entity whether private, administrative or governmental, arising
out of Landlord’s or Landlord’s agents, contractors or employee’s use, generation, storage, or disposal of, or permitting the use generation, storage or disposal of hazardous substances on or about the Premises or the real property in
addition to any hazardous substances on the Premises or the real property prior to the date of this Lease, which indemnity provision shall survive termination or expiration of this Lease. Landlord represents and warrants, to the best of
Landlord’s knowledge, that there are not nor have there been any Hazardous Conditions on the Premises or the Property. 
 10. HOLDING
OVER. 
 10.1. If after expiration of the Term, Tenant remains in possession of the 

  

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Leased Premises, Tenant shall become a tenant from month to month only, upon all the provisions of this Lease (except as to term and Base Rent), but the Base
Rent payable by Tenant shall be increased to one hundred twenty-five percent (125%) of the Base Rent payable by Tenant at the expiration of the Term. Such monthly rent shall be payable in advance on or before the first day of each month. If
either party desires to terminate such month-to-month tenancy, it shall give the other party not less than thirty (30) days advance written notice of the date of termination. The provisions of this Section 10.1 shall not be deemed to limit
or constitute a waiver of any other rights or remedies of Landlord provided herein or at law. If Tenant fails to surrender the Premises upon the termination or expiration of this Lease, in addition to any other liabilities to Landlord accruing
therefrom, Tenant shall protect, defend, indemnify and hold Landlord harmless from all loss, costs (including reasonable attorneys’ fees) and liability resulting from such failure, including any claims made by any succeeding tenant founded upon
such failure to surrender, and any lost profits to Landlord resulting therefrom. 
 11. DESTRUCTION OR DAMAGE. 
 11.1. Notification and Repair. Tenant shall give notice to Landlord of any fire or other casualty causing material damage to the Premises or any
portion thereof. Subject to the provisions below, if the Premises are damaged by fire or other casualty, Landlord shall repair the damage and rebuild the Premises with reasonable dispatch to substantially the same condition prior to such casualty.
Landlord shall use its diligent, good faith efforts to make such repairs or restoration promptly and in such manner as not to unreasonably and herewith Tenant’s use and occupancy of the Premises. 
 11.2. Rental Abatement. If (a) the Premises are damaged by fire or other casualty thereby causing the Building to be inaccessible or
(b) the Building is damaged by fire or other casualty, then Rent shall proportionately abate to the extent of any actual loss of use of the Premises by Tenant. 
 11.3. Lease Termination Upon Substantial Destruction. If the Premises are substantially destroyed by fire or other casualty such that (in the reasonable opinion of a reputable contractor or architect designated
by Tenant): (a) its repair or restoration requires more than two hundred seventy (270) days or (b) such repair or restoration requires the expenditure of more than seventy-five percent (75%) of the full insurable value of the
Premises immediately prior to the casualty or (c) the damage occurs during the last six (6) months of` the Term, Landlord and Tenant shall each have the option to terminate this Lease (by so advising the other, in writing) within ten
(10) days after said contractor or architect delivers written notice of its opinion to Landlord and Tenant. In such event, the termination shall be effective as of the date of the casualty. If neither Landlord nor Tenant timely delivers the
termination notice, this Lease shall remain in full force and effect. For purposes of this section only, “full insurable value” shall mean replacement costs, less the costs of footings, foundations and other structures below grade, but
including any required code upgrades. Notwithstanding the foregoing, Landlord may elect not to rebuild the Premises if more than twenty-five percent (25%) of the Premises is damaged by fire or other casualty. 
 12. CONDEMNATION. 
  

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 12.1. Definitions. As used herein, the following terns shall be defined as follows: 
 12.1.1. “Condemnation” means the exercise of any governmental power, whether by legal proceedings or otherwise, by a condemnor, and a voluntary
or involuntary sale or transfer by Landlord to any condemnor, either under threat of condemnation or while legal proceedings for condemnation are pending or by a private purchase, sale or transfer in lieu of condemnation. 
 12.1.2. “Date of taking” means the date the condemnor has the right to possession of the Leased Premises being condemned. 
 12.1.3. “Award” means all compensation, sums, or anything of value awarded, paid, or received on a total or partial condemnation whether
pursuant to judgment or agreement or otherwise. 
 12.1.4. “Condemnor” means any public or quasi-public authority, or private
corporation or individual, having the power of condemnation. 
 12.2. Parties’ Rights and Obligations to Be Governed by Lease. If,
during the Term or during the period of time between the execution of this Lease and the date the Term commences, there is any taking of all or any part of the Leased Premises or improvements or any interest in this Lease by condemnation, the rights
and obligations of the parties shall be determined pursuant to this Lease. 
 12.3. Total Taking. If the Leased Premises is totally
taken by condemnation this Lease shall terminate on the date of taking. 
 12.4. Partial Taking. 
 12.4.1. Effect on Lease. If any portion of the Premises is taken by condemnation, this Lease shall remain in effect, except that Tenant may elect
to terminate this Lease if the remaining portion of the Premises is rendered unsuitable for Tenant’s continued use of the Premises, by giving notice to Landlord within thirty (30) days after the nature and extent of the taking have been
finally determined. Tenant shall have no claim against Landlord for the value of any unexpired term of the Lease, except for a prorata portion of monies paid toward Operating Expenses for the month in which the date of taking occurs. If any portion
of the Premises is taken by condemnation and this Lease remains in effect, as of the date of taking, all rent shall be reduced and the proportion that the total number of square feet in the Premises taken bears to the total number of square feet in
the Premises immediately before the date of taking. Tenant’s Share shall be appropriately adjusted and Landlord shall proceed to restore the remainder of the Premises to substantially the same condition prior to such partial taking (but not
Tenant’s fixtures, equipment, alterations or Tenant Improvements which shall be Tenant’s responsibility). Any award for any total or partial taking shall be the property of Landlord; nothing, however, shall preclude Tenant from obtaining
an award for loss of or damage to Tenant’s trade fixtures or removal of personal property or for damages for 

  

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succession or interruption of Tenant’s business or for relocation costs, or for a portion of such award as is allocable to improvements constructed or
paid for by Tenant. 
 13. INDEMNIFICATION. 
 13.1. Tenant’s Indemnification. Subject to Section 14.4 hereof, Tenant shall defend, indemnify and hold Landlord harmless from and against any and all claims, costs, losses, expenses or damages
(including reasonable attorneys’ fees) (“Losses”) arising out of or resulting from any damage to any person or property at the Property occurring in, on or about the Leased Premises, or Tenant’s failure to perform its obligations
under this Lease, except for Losses arising out of or resulting from (i) the gross negligence or intentional, wrongful acts or omissions of Landlord, its agents, employees or authorized representatives, or obligations of, or defaults by
Landlord under this Lease, ii) structural defects of the Leased Premises not caused by Tenant or its agents, contractors or employees, or (iii) Hazardous Substances not introduced or placed in, on, under or about the Leased Premises by Tenant
or its agents, contractors or employees. 
 13.2. Landlord’s Indemnification. Subject to Section 14.4 hereof, Landlord shall
defend, indemnify and hold Tenant harmless from and against any and all Losses arising out of or resulting; from (i) any damage to any personal property at the Property occurring in, on or about the Leased Premises as a result of
Landlord’s negligence or misconduct, (ii) any occurrence in the Property’s Common Areas, (iii) any default by Landlord under this Lease, (iv) structural defects of the Leased Premises not caused by Tenant or its agents,
contractors or employees, and (v) any false or misleading representations by Landlord in this Lease, or any breach of any covenant of Landlord under this Lease. 
 14. INSURANCE. 
 14.1. Tenant Coverages. Tenant agrees to maintain during the term hereof, at
Tenant’s sole cost, the following insurance coverages: (i) commercial general liability insurance in amounts of $1,000,000 per person and $2,000,000 per occurrence. If the use and occupancy of the Premises include any activity or matter
that is or may be excluded from coverage under a commercial general liability policy, Tenant shall obtain such endorsements to the commercial general liability policy or otherwise obtain insurance to insure all liability arising from such activity
or matter in such amounts as Landlord may reasonably require, insuring Tenant, Landlord, Landlord’s agents and their respective affiliates against all liability for injury to or death of a person or persons or damage to property arising from
the use and occupancy of the Premises, (ii) special form coverage at least as broad as the Special Form CP1030 insurance form covering the full value of Tenant’s property and improvements, and other property (including property of others)
in the Premises, and any Tenant Building, (iii) contractual liability insurance sufficient to cover Tenant’s indemnity obligations hereunder (but only if such contractual liability insurance is not already included in Tenant’s
commercial general liability insurance policy), (iv) worker’s compensation insurance and (v) business interruption insurance, and such other insurance as Tenant shall deem necessary or advisable in connection with its operation of the
Leased Premises. Tenant’s insurance shall provide primary coverage to Landlord when any policy issued to Landlord provides duplicate or 
  

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similar coverage, and in such circumstance Landlord’s policy will be excess over Tenant’s policy. Tenant shall furnish to Landlord, within ten
(10) days of Landlord’s request, certificates of such insurance and such other evidence satisfactory to Landlord of the maintenance of all insurance coverages required hereunder, and Tenant shall obtain a written obligation on the part of
each insurance company to notify Landlord at least 30 days before cancellation or a material change of any such insurance policies. All such insurance policies shall be in form, and issued by companies, reasonably satisfactory to Landlord and
Landlord shall be named as additional insured. 
 14.2. Landlord Coverages. Landlord shall maintain during the Term hereof, insurance
for the Building and Common Areas in amounts sufficient to replace such. 
 14.3. Waiver of Subrogation. Landlord and Tenant each
waives any claim it might have against the other for any injury to or death of any person or persons or damage to or theft, destruction, loss, or loss of use of any property, whether arising in contact or in tort (a “Loss”), to the extent
the same is insured against under any insurance policy that covers the Building and other Improvements, the Premises, any Tenant Building, Landlord’s or Tenant’s fixtures, personal property, leasehold improvements, or business, regardless
of whether the party suffering the damage actually carries such insurance, recovers under such insurance or self insures the loss or damage, and regardless of whether the negligence of the other party caused such Loss. This mutual waiver is in
addition to any other waiver or release contained in this Lease. Each party shall cause its insurance carrier to endorse all applicable policies waiving the carrier’s rights of recovery under subrogation or otherwise against the other party.

 15. SUBORDINATION AND ATTORNMENT. 
 15.1. Subordination. This Lease shall be subordinate to any first priority deed of trust, mortgage, or other security instrument (each, a “Mortgage”), that now or hereafter covers all or any part of the Premises (the
mortgagee under any such Mortgage, beneficiary under any such deed of trust, is referred to herein as a “Landlord’s Mortgagee”). Any Landlord’s Mortgagee may elect, at any time, unilaterally, to make this Lease superior to its
Mortgage or other interest in the Premises by so notifying Tenant in writing. The provisions of this Section shall be self-operative and no further instrument of subordination shall be required; however, in confirmation of such subordination, Tenant
shall execute and return to Landlord (or such other party designated by Landlord) within ten days after written request therefor such documentation, in recordable form if required, as a Landlord’s Mortgagee may reasonably request to evidence
the subordination of this Lease to such Landlord’s Mortgagee’s Mortgage or, if the Landlord’s Mortgagee so elects, the subordination of such Landlord’s Mortgagee’s Mortgage to this Lease. However, before signing any
subordination agreement, Tenant shall have the right to obtain from any lender of Landlord requesting such subordination, an agreement in writing providing that, as long as Tenant is not in default beyond applicable notice and cure periods
hereunder, this lease shall remain in effect for the full Term. 
 15.2. Attornment. Tenant shall attorn to any party succeeding to
Landlord’s 

  

 11 

 
interest in the Premises, whether by purchase, foreclosure, deed in lieu of foreclosure, power of sale, termination of lease, or otherwise, upon such
party’s request, and shall execute such agreements confirming such attornment as such party may reasonably request, provided such party acquires and accepts the Leased Premises subject to this Lease. 
 15.3. Notices to Landlord’s Mortgagee. Tenant shall not seek to enforce any remedy it may have for any default on the part of Landlord without
first giving written notice by certified mail, return receipt requested, specifying the default in reasonable detail, to any Landlord’s Mortgagee whose address has been given to Tenant, and affording such Landlord’s Mortgagee thirty
(30) days to perform Landlord’s obligations hereunder. 
 16. ESTOPPEL CERTIFICATES. Within ten (10) business days after
written request from Landlord to Tenant, the Tenant shall execute and deliver to the Landlord or its designee, a written statement certifying (i) that this Lease is unmodified and in full force and effect, or is in full force and effect as
modified and stating the modifications; (ii) the amount of monthly Base Rent and the date to which monthly Base Rent and additional rent have been paid in advance; (iii) the amount of any security deposited with Landlord; and
(iv) that the Tenant is not in default hereunder. Any such statement by the Tenant may be relied upon by a purchaser or lender of the Leased Premises, or any subtenant or assignee of this Lease. 
 17. DEFAULT. 
 17.1. Tenant’s
Default. The occurrence of any of the following shall constitute a default by Tenant: 
 17.1.1. Failure to pay rent within five business
(5) days after it is due and after Tenant receives written notice of non-payment from Landlord. 
 17.1.2. The filing of a petition by or
against Tenant (the term “Tenant” shall include, for the purpose of this Section 17.1.2, any guarantor of Tenant’s obligations hereunder) (i) in any bankruptcy or other insolvency proceeding; (ii) seeking any relief
under any state or federal debtor relief law; (iii) for the appointment of a liquidator or receiver for all or substantially all of Tenant’s property or for Tenant’s interest in this Lease; or (iv) for the reorganization or
modification of Tenant’s capital structure; however, if such a petition is filed against Tenant, then such filing shall not be a default unless Tenant fails to have the proceedings initiated by such petition dismissed within 90 days after the
filing thereof. 
 17.1.3. Tenant abandons or vacates the Premises or any substantial portion thereof. 
 17.1.4. The failure of Tenant to perform any provision of this Lease, other than the payment of rent, if the failure to perform is not cured within thirty
(30) days after written notice has been given by Landlord to Tenant; provided, however, Tenant shall not be in default if the default cannot reasonably be cured within thirty (30) days and Tenant 

  

 12 

 
commences to cure within such thirty (30) day period and diligently and in good faith continues to cure the default but in no event shall such cure
period extend beyond ninety (90) days, otherwise it will be deemed as a non-monetary default. 
 17.2. Landlord’s Remedies.
Upon any of default by Tenant, Landlord may, in addition to all other rights and remedies afforded Landlord hereunder or by law or equity, take any one or more of the following actions: 
 17.2.1. Termination of Lease. Terminate this Lease by giving Tenant written notice thereof, in which event Landlord shall be entitled to the
benefit of all provisions of the public general laws of Maryland and the public local laws and ordinances of the locality in which the Premises is located respecting the summary eviction of tenants in default or tenants holding over, or respecting
proceedings in forcible entry and detainer, and in which event Tenant shall pay to Landlord the sum of (i) all Rent accrued hereunder through the date of termination, (ii) all amounts due under Section 17.3.1, and (iii) an amount
equal to the total Rent that Tenant would have been required to pay for the remainder of the Term discounted to present value at a per annum rate equal to the “Prime Rate” as published on the date this Lease is terminated by The Wall
Street Journal, Eastern Edition, in its listing of “Money Rates” minus one percent. 
 17.2.2. Termination of Possession.
Terminate Tenant’s right to possess the Premises and re-enter the Premises without terminating this Lease by giving written notice thereof to Tenant, in which event Landlord shall be entitled to the benefit of all provisions of the public
general laws of Maryland and the public local laws and ordinances of the locality in which the Premises is located respecting the summary eviction of tenants in default or tenants holding over, or respecting proceedings in forcible entry and
detainer. and in which event Tenant shall pay to Landlord (i) all Rent and other amounts accrued hereunder to the date of termination of possession, (ii) all amounts due from time to time under Section 17.3.1, and (iii) all Rent
and other net sums required hereunder to be paid by Tenant during the remainder of the Term, diminished by any net sums thereafter received by Landlord through reletting the Premises during such period, after deducting all costs incurred by Landlord
in reletting the Premises. If Landlord elects to proceed under this Section 17.2.2, Landlord may remove all of Tenant’s property from the Premises and store the same in a public warehouse or elsewhere at the cost of, and for the account
of, Tenant, without becoming liable for any loss or damage which may be occasioned thereby. Landlord’s right of re-entry shall become effective immediately upon an Event of Default. Landlord shall use reasonable efforts to attempt to relet the
Premises on such terms as Landlord in its sole and absolute subjective discretion may determine (including a term different from the Term, rental concessions, and alterations to, and improvement of, the Premises); however, Landlord shall not be
obligated to relet the Premises before leasing other portions of the Building. Landlord shall not be liable for, nor shall Tenant’s obligations hereunder be diminished because of, Landlord’s failure to relet the Premises or to collect rent
due for such reletting. Tenant shall not be entitled to the excess of any consideration obtained by reletting over the Rent due hereunder. Reentry by Landlord in the Premises shall not affect Tenant’s obligations hereunder for the unexpired
Term; rather, Landlord may, from time to time, bring an action against Tenant to collect amounts due by 

  

 13 

 
Tenant, without the necessity of Landlord’s waiting until the expiration of the Term. Unless Landlord delivers written notice to Tenant expressly
stating that it has elected to terminate this Lease, all actions taken by Landlord to dispossess or exclude Tenant from the Premises shall be deemed to be taken under this Section 17.2.2. If Landlord elects to proceed under this
Section 17.2.2, it may at any time elect to terminate this Lease under Section 17.2.1; or 
 17.2.3. Tenant Waivers. The
parties stipulate that the Premises hereby leased is leased exclusively for commercial purposes within the meaning of Section 8-110 of Real Property Article of the Annotated Code of Maryland, and that the provisions of Section 8-110(b) of
said Article (or of any future statute) pertaining to redemption of reversionary interests under leases shall be inapplicable to this Lease. Upon termination of this Lease in accordance with its terms, or in the event of a judgment for the recovery
of possession of the Premises in any action or proceeding, Tenant hereby expressly waives any and all rights of redemption now or hereafter provided or permitted by any statute, law, or decision and does hereby waive, surrender and release all
rights or privileges which it may have under or by reason of any present or future law or decision, to redeem the premises or continue this Lease for the term hereby leased after having been dispossessed or ejected therefrom. 
 17.3. Payment by Tenant; Non-Waiver; Cumulative Remedies. 
 17.3.1. Payment by Tenant. Upon any default, Tenant shall pay to Landlord, as additional Rent, all reasonable costs incurred by Landlord (including court costs and reasonable attorneys’ fees and expenses)
in (i) obtaining possession of the Premises, (ii) removing and storing Tenant’s or any other occupant’s property, (iii) repairing the Premises into condition acceptable to a new tenant, (iv) if Tenant is dispossessed of
the Premises and this Lease is not terminated, reletting all or any part of the Premises (including brokerage commissions, and other costs incidental to such reletting), (v) performing Tenant’s obligations which Tenant failed to perform,
and (vi) enforcing, or advising Landlord of, its rights, remedies, and recourses arising out of the default. To the full extent permitted by law, Landlord and Tenant agree the courts of the state in which the Premises are located shall have
exclusive jurisdiction over any matter relating to or arising from this Lease and the parties’ rights and obligations under this Lease. 
 17.3.2. No Waiver. Landlord’s acceptance of Rent following a default shall not waive Landlord’s rights regarding such default. No waiver by Landlord of any violation or breach of any of the terms contained herein shall
waive Landlord’s rights regarding any future violation of such term. Landlord’s acceptance of any partial payment of Rent shall not waive Landlord’s rights with regard to the remaining portion of the Rent that is due, regardless of
any endorsement or other statement on any instrument delivered in payment of Rent or any writing delivered in connection therewith; accordingly, Landlord’s acceptance of a partial payment of Rent shall not constitute an accord and satisfaction
of the full amount of the Rent that is due. 
 17.3.3. Cumulative Remedies. Any and all remedies set forth in this Lease:
(i) shall be in addition to any and all other remedies Landlord may have at law or in equity, (ii) shall be cumulative, and (iii) may be pursued successively or concurrently as Landlord may elect. The exercise of any remedy by
Landlord shall not be deemed an election of 

  

 14 

 
remedies or preclude Landlord from exercising any other remedies in the future. 
 17.4. Landlord’s Default. In the event Landlord defaults in any of its maintenance or repair obligations to the Premises, Tenant agrees to give notice of such default to Landlord at Landlord’s address
stated in the notices section herein and Landlord shall have thirty (30) days to cure such default. If such default can not be reasonably cured within said thirty (30) day period, Landlord shall not be in default if Landlord commences to
cure; the default within said thirty (30) day period in diligently and in good faith continues to cure such default. In the event such default is not cured within said thirty (30) day period, Tenant shall have the right to cure such
default and deduct the cost thereof from rent. In the event the cost to cure such default exceeds Fifteen Thousand and no/100 Dollars ($15,000.00), Tenant may elect not to cure such default and may, upon sixty (60) days notice to Landlord, hold
all lease payments in Escrow until resolved in court or through mutually agreed upon third party arbitration. 
 18. NOTICES. All notices,
approvals and demands permitted or required to be given under this Lease shall be in writing and deemed duly served or given if personally delivered or sent by certified or registered U.S. mail, postage prepaid, and addressed as follows: (a) if
to Landlord, to Landlord’s address set forth below; and (b) if to Tenant, to Tenant’s Address set forth below. Landlord and Tenant may from time to time by notice to the other designate another place for receipt of future notices.

  

					
	 If to Landlord:
	  	If to Tenant:	  	
			
	C/o Miller Property Management	  	Mr. Tom Brown	  	
	25 Light Street, Suite 200	  	Signature Special Event Services	  	
	Baltimore, Maryland 21202	  	285 Bucheimer Road	  	
	Attn: Anna Dziewanowski	  	Frederick, MD 21701	  	
			
	With a copy to:	  	With a copy to:	  	
			
	Baxter, Baker, Sidle, Conn & Jones, P.A.	  	Miller & Martin PLLC	  	
	120 East Baltimore Street	  	832 Georgia Avenue, Suite 1000	  	
	Suite 2100	  	Chattanooga, Tennessee 37402	  	
	Baltimore, Maryland 21202	  	Attn: Jonathan F. Kent, Esq.	  	
	Attn: Lawrence S. Conn, Esq.	  		  	

 19. SIGN CONTROL. Tenant shall not affix, paint, erect or inscribe any sign, projection, warning,
signal or advertisement of any kind to any part of the Leased Premises including without limitation the inside or outside of windows or doors, without the written consent of Landlord, not to be unreasonably withheld, conditioned or delayed. Tenant
shall be granted the use of the top rectangular sign currently on the side of the Building. 
 20. COMMON AREAS. 
  

 15 

 20.1. The term “Common Areas” is defined as all areas and facilities outside the Leased
Premises and within the exterior boundary line of the Property that may be provided and designated by Landlord from time to time for the general nonexclusive use of Landlord, Tenant and other tenants of the Property and the Building and their
respective employees, suppliers, shippers, customers and invitees, including, but not limited to, parking areas, loading and unloading areas, trash areas, roadways, sidewalks, walkways, parkways, driveways and landscaped areas. Landlord shall have
the right, at any time; but with reasonable notice to Tenant if any of the following will materially affect Tenant’s operations on the Premises, to (i) change the arrangement and location of entrances and other Common Areas; (ii) with
Tenant’s approval, relocate parking areas (if any) designated for Tenant’s use and to restrict parking by tenants, their officers, agent and employees to employee parking areas (if any) or to temporarily close all or portions of the
parking areas (if any); (iii) make alterations or additions to, or demolish any part of, the Property; (iv) build other buildings or improvements in or about the Property; (v) convey to others or withdraw portions of the Property; and
(vi) do and perform such other acts in and to said areas and improvements as, in the use of reasonable business judgment, Landlord shall determine to be advisable; provided that no such acts or changes shall permanently deny or materially
interfere with reasonable ingress to or egress from the Premises or with Tenant’s operations on the Premises. In addition to the foregoing, Landlord shall have the unfettered right to close down or restrict access to all or any part of the
Common Areas on a temporary basis to make such alterations, modifications or repairs to the Property as shall be advisable in Landlord’s sole discretion. Landlord’s exercise of any or all of the foregoing rights shall not constitute an
eviction, actual or constructive, or a disturbance of Tenant’s business or use or occupancy of the Premises. 
 20.2. Landlord shall not
block, permanently interfere, eliminate, relocate, or alter in any way the Common Areas in such a manner as to materially and adversely affect Tenant’s access or use, of the Leased Premises without the prior written consent of the Tenant.

 21. ASSIGNMENT OR SUBLETTING. Tenant shall not assign this Lease or sublet the Premises without first obtaining Landlord’s written
consent, which consent shall not be unreasonably withheld, conditioned or delayed. Upon any subletting approved by Landlord, Tenant shall remain obligated under the terms of this Lease. Notwithstanding anything contained in this Lease to the
contrary, Tenant shall have the right, without Landlord’s consent, to assign this Lease to an entity with which it may merge or consolidate, to any parent or subsidiary of Tenant or subsidiary of Tenant’s parent, or to the purchaser of
substantially all of Tenant’s assets or controlling interest in the stock of Tenant. Upon any such assignment, or any assignment with Landlord’s approval, Tenant shall have no further obligations under this Lease. 
 22. MISCELLANEOUS. 
 22.1. Attorneys
Fees. If any action or proceeding is brought by either party against the other pertaining to or arising out of this Lease, the prevailing party shall be entitled to recover all costs and expenses, including reasonable attorneys’ fees,
incurred in connection with such action or proceeding, or any appeal or enforcement of such action or 

  

 16 

 
proceeding. 
 22.2 Captions, Articles, and
Section Numbers. The captions appearing within the body of this Lease have been inserted as a matter of convenience and for reference only and in no way define, limit or enlarge the scope or meaning of this Lease. All reference to section and
paragraph numbers refer to section and paragraphs in this Lease. 
 22.3. Governing Law and Severability. This Lease shall be governed
by and construed in accordance with the laws of the state in which the Leased Premises are located. Nothing contained herein shall be construed so as to require the commission of any acts contrary to law, and wherever any provisions of this Lease
are invalid or there is a conflict between any provisions of this Lease and any present or future statute, law, ordinance or regulation, such provisions shall (i) be curtailed, limited and/or deemed not to be a part of this Lease only to the
extent necessary to make it comply with such statute, law, ordinance or regulation, and (ii) not affect the validity or enforceability of the remaining provisions. 
 22.4. Counterparts. This Lease may be executed in multiple counterparts all of which shall constitute one and the same Lease. 
 22.5. Further Assurances. The parties agree to promptly sign all documents reasonably required to give effect to the provisions of this Lease. 
 22.6. Prior Agreements: This Lease contains all of the agreements of the parties with respect to any matter covered or mentioned in this Lease, and
no prior agreement or understanding pertaining to any such matter shall be effective for any purpose. No provisions of this Lease may be amended or added to except by an agreement in writing signed by the parties or their respective successors in
interest. 
 22.7. Successors and Assigns. The provisions of this Lease shall apply to and bind the heirs, personal representatives,
and permitted successors and assigns of the parties. 
 22.8. Construction. This Lease has been negotiated at arms length and each
party has been represented by legal counsel. Accordingly, any rule of law or legal decision that would require interpretation of any ambiguities in this Lease against the party drafting it is not applicable and is waived. The provisions of this
Lease shall be interpreted in a reasonable manner to effect the intent of the parties and the purpose of this Lease. 
 22.9. Time is of
the Essence. Time is of the essence under this Lease. 
 22.10. Waiver. Waiver of any provision of this Lease shall not be deemed
to constitute a waiver of any other provision, nor shall such waiver constitute a continuing waiver. 
 22.11. Personal Property Taxes.
Tenant shall be liable for all taxes levied or assessed against personal property, furniture, or fixtures placed by Tenant in the 

  

 17 

 
Premises. If any taxes for which Tenant is liable are levied or assessed against Landlord or Landlord’s property and Landlord elects to pay the same, or
if the assessed value of Landlord’s property is increased by inclusion of such personal property, furniture or fixtures and Landlord elects to pay the taxes based on such increase, then Tenant shall pay to Landlord, within thirty (30) days
following written request, the part of such taxes for which Tenant is primarily liable hereunder; however, Landlord shall not pay such amount if Tenant notifies Landlord that it will contest the validity or amount of such taxes before Landlord makes
such payment, and thereafter diligently proceeds with such contest in accordance with Law and if the non-payment thereof does not pose a threat of loss or seizure of the Building or interest of Landlord therein or impose any fee or penalty against
Landlord. 
 22.12. Certain Rights Reserved by Landlord. Provided that the exercise of such rights does not unreasonably interfere with
Tenant’s occupancy of the Premises, Landlord shall have the following rights: 
 22.12.1. Building Operations. To make
inspections, repairs, alterations, additions, changes, or improvements, whether structural or otherwise, in and about the Building and the Property, or any part thereof; to enter upon the Premises with reasonable notice to Tenant and, during the
continuance of any such work, to temporarily close doors, entryways, public space, and corridors in the Building; to interrupt or temporarily suspend Building services and facilities, if any after written notice to Tenant; to change the name of the
Building so long as Landlord pays Tenant’s reasonable costs associated with such; and to change the arrangement and location of entrances or passageways, doors, and doorways, corridors, elevators, stairs, restrooms, or other public parts of the
Building or the balance of the Property so long as such changes do not materially affect Tenant’s operations on the Premises; 
 22.12.2.
Prospective Purchasers and Lenders and Others. Landlord may enter the Premises to show the Premises to prospective purchasers or lenders upon reasonable notice to Tenant; and 
 22.12.3. Landlord Transfer. Landlord may transfer any portion of the Building and any of its rights under this Lease. If Landlord assigns its rights under
this Lease, then Landlord shall thereby be released from any further obligations hereunder arising after the date of transfer, so long as Landlord provides Tenant with evidence that the Security Deposit has been transferred to the new Landlord.

 22.13. Landlord’s Liability. The liability of Landlord (and its partners, shareholders or members) to Tenant (or any person or
entity claiming by, through or under Tenant) for any default by Landlord under the terms of this Lease or any matter relating to or arising out of the occupancy or use of the Premises and/or other areas of the Building shall be limited to
Tenant’s actual damages therefor and shall be recoverable only from the interest of Landlord in the Building, and Landlord (and its partners, shareholders or members) shall not be personally liable for any deficiency. 
 22.14. Force Majeure. Other than for Tenant’s obligations under this Lease that can be 

  

 18 

 
performed by the payment of money (e.g., payment of Rent and maintenance of insurance), whenever a period of time is herein prescribed for action to be taken
by either party hereto, such party shall not be liable or responsible for, and there shall be excluded from the computation of any such period of time, any delays due to strikes, riots, acts of God, shortages of labor or materials, war, governmental
laws, regulations, or restrictions, acts of terror, or any other causes of any kind whatsoever which are beyond the control of such party. 
 22.15. Brokerage. Neither Landlord nor Tenant has dealt with any broker or agent in connection with the negotiation or execution of this Lease, other than the Colliers Pinkard and Trammell Crow Company. Tenant and Landlord shall each
indemnify the other against all costs, expenses, attorneys’ fees, liens and other liability for commissions or other compensation claimed by any broker or agent claiming the same by, through, or under the indemnifying party. Landlord shall pay
a commission to each of the brokers pursuant to the terms of a separate agreement. 
 22.16. No Merger. There shall be no merger of the
leasehold estate hereby created with the fee estate in the Premises or any part thereof if the same person acquires or holds, directly or indirectly, this Lease or any interest in this Lease and the fee estate in the leasehold Premises or any
interest in such fee estate. 
 22.17. No Offer. The submission of this Lease to Tenant shall not be construed as an offer, and Tenant
shall not have any rights under this Lease unless Landlord executes a copy of this Lease and delivers it to Tenant. 
 22.18. Waiver of
Jury Trial. TO THE MAXIMUM EXTENT PERMITTED BY LAW, LANDLORD AND TENANT EACH WAIVE RIGHT TO TRIAL BY JURY IN ANY LITIGATION ARISING OUT OF OR WITH RESPECT TO THIS LEASE. 
 22.19. Recording. Tenant shall not record this Lease without the prior written consent of Landlord, which consent may be withheld or denied in the
sole and absolute subjective discretion of Landlord. 
 22.20. Joint and Several Liability. If Tenant is comprised of more than one
party, each such party shall be jointly and severally liable for Tenant’s obligations under this Lease. All unperformed obligations of Tenant at the end of the Term shall survive. 
 22.21. Telecommunications. Tenant and its telecommunications companies, including local exchange telecommunications companies and alternative
access vendor services companies, shall have no right of access to and within the Building, for the installation and operation of telecommunications systems, including voice, video, data, Internet, and any other services provided over wire, fiber
optic, microwave, wireless, and any other transmission systems (“Telecommunications Services”), for part or all of Tenant’s telecommunications within the Building and from the Building to any other location without Landlord’s
prior written consent, which shall not be unreasonably withheld, conditioned or delayed. All providers of Telecommunications Services shall be required to comply with the rules and regulations of the Building, applicable Laws. Tenant acknowledges
that Landlord 

  

 19 

 
shall not be required to provide or arrange for any Telecommunications Services and that Landlord shall have no liability to any Tenant Party in connection
with the installation, operation or maintenance of Telecommunications Services or any equipment or facilities relating thereto. Tenant, at its cost and for its own account, shall be solely responsible for obtaining all Telecommunications Services.

 22.22. Confidentiality. Tenant acknowledges that the terms and conditions of this Lease are to remain confidential for
Landlord’s benefit, and may not be disclosed by Tenant to anyone other than Tenant’s professional consultants, by any manner or means, directly or indirectly, without Landlord’s prior written consent. The consent by Landlord to any
disclosures shall not be deemed to be a waiver on the part of Landlord of any prohibition against any future disclosure. 
 22.23.
Authority. Tenant (if a corporation, partnership or other business entity) hereby represents and warrants to Landlord that Tenant is a duly formed and existing entity qualified to do business in the state in which the Premises are located,
that Tenant has full right and authority to execute and deliver this Lease, and that each person signing on behalf of Tenant is authorized to do so. Landlord hereby represents and warrants to Tenant that Landlord is a duly formed and existing entity
qualified to do business in the state in which the Premises are located, that Landlord has full right and authority to execute and deliver this Lease, and that each person signing on behalf of Landlord is authorized to do so. 
 22.24. Temporary Space. Landlord and Tenant acknowledge that the storage space, both interior and exterior, shown on Exhibit A, are being used by
Tenant on a temporary basis for its storage needs until such time as other storage space is identified and improved for Tenant’s use. The most likely location of the Permanent Storage Space is outlined on Exhibit A and will consist of 2 acres
+/-; however, Landlord is not obligated to provide that specific space. Tenant agrees to relocate all or part of its storage space area within forty-five (45) days of Landlord’s written request. 
 In the event the location of the Permanent Storage Space is different than as shown on Exhibit A, then the location of Tenant’s Permanent Storage
Space shall be at a location mutually acceptable to both Landlord and Tenant. The surface of the Permanent Storage Space shall be built in accordance with typical industry standards and will consist of material (possibly asphalt millings, asphalt,
etc) which will allow Tenant to operate a forklift and store trailers on such space. 
 22.25. Other Provisions. LANDLORD
EXPRESSLY DISCLAIMS ANY IMPLIED WARRANTY THAT THE. PREMISES ARE SUITABLE FOR TENANT’S INTENDED COMMERCIAL PURPOSE, AND TENANT ACKNOWLEDGES THAT ITS OBLIGATION TO PAY RENT HEREUNDER IS NOT DEPENDENT UPON THE CONDITION OF THE PREMISES OR THE
PERFORMANCE BY LANDLORD OF ITS OBLIGATIONS HEREUNDER, AND, EXCEPT AS OTHERWISE EXPRESSLY PROVIDED HEREIN, TENANT SHALL CONTINUE TO PAY THE RENT, WITHOUT ABATEMENT, DEMAND, SETOFF OR DEDUCTION, NOTWITHSTANDING ANY BREACH BY LANDLORD OF ITS DUTIES OR
OBLIGATIONS HEREUNDER, WHETHER EXPRESS OR IMPLIED. 
  

 20 

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

									
	Landlord:	 		  	Tenant
	1332 Londontown Road, LLC	 		  	Signature Special Event Services, LLC
					
	By:	 	  
	 		  	By:	  	 Thomas M. Brown

					
	Its:	 	 Managing Member
	 		  	Its:	  	 President

					
	Date:	 	 8/08/05
	 		  	Date	  	 8/04/05

  

 21 

 EXHIBIT A 
 Permanent Space Site Plan 
  

 22 

 EXHIBIT B 
 Temporary Storage Space Site Plan 
  

 23 

 EXHIBIT C 
 DESCRIPTION OF LANDLORD IMPROVEMENTS 
 The Landlord shall make a drive-in opening with a rollup door in the approximate
location as designated on the attached floorplan. 
 Landlord shall remove the debris existing in the Premises. 
 Landlord shall finish the existing office buildout and install a stairwell to connect to the second floor. 
 Landlord shall finish the existing office buildout and install a stairwell to connect to the second floor. 
 Landlord to
mark exterior temporary storage area in the parking lot. 
 Landlord and/or Tenant shall attempt to remove the door of the safe in office. In the event such
removal is difficult for Landlord and/or Tenant, then Landlord will disable the lock to the safe door and/or attempt to jam the door open. 
 Landlord to
build, at such time as the permanent storage space is complete, a drive-in opening with roll-up door and a dock plate door in rear of building. 
  

 24Exhibit 10.16

 Exhibit 10.16 
 This Lease, dated as of October 6, 2004 (“Lease”), is by and between Remsberg LLC, a Maryland limited liability company (“Landlord”) and Signature Special Event Services (“Tenant”).

 Terms 
 For good and valuable
consideration received by each party from the other, the parties covenant and agree as follows: 
  

	 	1.	PREMISES 

 (a) Landlord’s Authority. Landlord
represents that it is the sole owner of the land, buildings and appurtenances described on Exhibit A attached hereto, together with all buildings, improvements, facilities and fixtures located on the land, and any easements, rights of access
and other property rights necessary to allow use and occupancy of the foregoing (the “Premises”). Landlord represents that it has full right and authority to lease the Premises to Tenant and to otherwise enter into this Lease ore the terms
and conditions set forth herein, and that the provisions of this Lease do not conflict with or violate the provisions of existing agreements between the Landlord and third parties. 
 (b) Lease of Premises. Landlord hereby demises and leases the Premises to Tenant, and Tenant hereby leases the Premises from Landlord. The
Premises are leased to Tenant together with all and singular appurtenances, rights and privileges in or otherwise pertaining thereto. 
 (c)
Landlord’s Access. Landlord and its authorized agents or representatives shall have reasonable access to the Premises during Tenant’s normal business hours on not less than lour hours notice to Tenant. In the event of any emergency
giving rise to the threat of damage or injury to life or property, Landlord may enter the Premises without notice. 
  

	 	2.	TERM 

 (a) Lease Commencement. The terns of this
Lease shall commence on January 1, 2005 (the “Commencement Date”). 
 (b) Initial Term. The initial term of this Lease
(the “Initial Term”) shall be three (3) years, commencing on the Commencement Date. Hereinafter, “Term” shall mean the Initial Term and any extension thereof. 
 (c) Extension Term. Tenant may, by written notice to Landlord not less than ninety (90) days prior to the end of the Initial Term or the term
then in effect, extend the Term for three additional three (3) year terms (the “Extension Terms”). During the Extension Terms, this Lease will be under the same terms and conditions, covenants and agreements except for the adjustment
in Base Rent as set forth below. 
  

	 	3.	RENT 

 (a) Rent. During the Initial Term, Tenant
shall pay Landlord a rent (“Base Rent”) of Twenty-Five Thousand Three Hundred Sixty Eight Dollars and Seventy Five Cents ($25,368.75) per month which equals Three Hundred Four Thousand Four Hundred Twenty Five Dollars per year (55,350 sq
ft. @ Five Dollars and Fifty Cents per square foot). Base Rent shall be payable on the first day of each month in advance. Base Rent plus any additional rent due under this Lease is hereinafter sometimes referred to as “Rent.” Rent for
partial months at the beginning and end of the Term shall be apportioned 

 
based on the number of days in such partial months. Rent for the first partial month and first full month shall be paid on or before the Commencement Date.
Beginning with the first anniversary of the Commencement Date and each annual anniversary thereafter throughout the remainder of the Initial Term and the Extension Terms, the Base Rent shall be increased by an amount equal to one (1%) percent
of the previous year’s Rent, which sum shall be payable in equal monthly installments payable as set forth herein. 
 (b) Late
Rent. Base Rent payments are due on the first (1st) day of the month and shall be considered late if received after the tenth (10th) day of the month. In the event that Tenant fails to make any Base Rent payment on or before the tenth
day of the month after receiving written notice of nonpayment from Landlord, Tenant shall pray a late charge in the amount of two percent (2%) of the Base Rent due. Except as may otherwise be provided in this Lease, Base Rent payments are due
without notice or demand and without set off or deduction. 
  

	 	4.	TAXES AND ASSESSMENTS 

 (a) Payment of Taxes by
Tenant. As additional rent, Tenant shall pay all real estate taxes, personal property taxes, transaction, privilege, exercise or sales taxes, special improvement and other assessments (ordinary and extraordinary), and all other taxes, duties,
charges, fees and payments imposed by any governmental or public authority which shall be imposed, assessed or levied upon, or arising in connection with the ownership, use, occupancy or possession of the Premises or any part thereof during the Term
(all of which are herein called “Taxes”). Landlord shall promptly deliver all tax bills to Tenant. Tenant shall deliver to Landlord evidence of timely payment of Taxes. Taxes for the tax year in which the term shall commence or expire
shall be apportioned according to the number of days during such tax year. 
 (b) Tax Protest. Tenant may contest any Taxes by
appropriate proceedings conducted at Tenant’s expense in Tenant’s name or, if required by law, in Landlord’s name. Landlord shall cooperate with Tenant and execute any documents or pleadings reasonably required for such purpose, but
Landlord shall not be obligated to incur any expense or liability in connection with such contest. Tenant may defer payment of the contested Taxes pending the outcome of such contest, if such deferment does not subject Landlord’s interest in
the Premises to forfeiture. Tenant shall deposit with Landlord, if Landlord so requests, an amount of money at least equal to the payment so deferred plus estimated penalties and interest. Upon notice to Tenant, Landlord may pay such contested Taxes
from such deposit if necessary to protect Landlord’s interest in the Premises from immediate sale or loss. When all contested Taxes have been paid or canceled, all moneys so deposited to secure the same and not applied to the payment thereof
shall be repaid to Tenant without interest. In lieu of any such deposit, at its election Tenant may furnish a bond, in an amount sufficient to suspend execution proceedings by any governmental or public authority imposing the protested Taxes, in a
form and with a surety reasonably satisfactory to Landlord. All refunds of Taxes shall be the property of Tenant to the extent they are refunds of or on Account of payments made by Tenant. 
  

	 	5.	SERVICES AND UTILITIES 

 (a) Contractual
Arrangements. Tenant shall make arrangements for delivery to the Premises of any gas, electrical power, water, sewer, telephone and other utility services and any cleaning, trash and snow removal and maintenance services as Tenant deems
necessary or desirable for its operations during the Term. Landlord represents that the foregoing services and utilities are installed or readily available at the Premises without any material installation costs to Tenant. 
  

 2 

 (b) Payment of Charges. Tenant shall promptly pay all charges for utility and other services
contracted by Tenant to be delivered to or used upon the Premises during the Term and shall be responsible for providing such security deposits, bonds or assurances as may be necessary to procure such services. 
 (c) Transition. Landlord and Tenant shall each reasonably assist the other in transition of payments for, and control of services and utilities at
the commencement and termination of this Lease. 
  

	 	6.	MAINTENANCE AND REPAIR 

 (a) Present Condition.
Prior to the commencement of the Term, Landlord shall put the building systems, including, without limitation, plumbing and electrical lines and equipment, heating, ventilation and air conditioning systems, boilers, and elevators, if any, in good
repair and condition. Landlord represents that as of the Commencement Date, such systems are in good mechanical and operating condition. Landlord further represents that it has no knowledge of any conditions which presently exist which could
materially adversely affect Tenant’s business or use of the Premises, so long as such business or use is substantially similar to the business conducted on the Premises by the Landlord prior to this Lease. Subject to the preceding sentences of
this paragraph, Tenant accepts the Premises in their present condition. 
 (b) Maintenance Obligations. After the commencement of the
Term, Tenant shall maintain the Premises and shall promptly make or cause to be made all routine electrical, plumbing, heating, air conditioning maintenance and repairs, but not including replacements, and shall make or cause to be made all routine
interior and exterior non-structural maintenance needed to maintain the Premises in their present condition, subject to reasonable wear and tear, but not including replacements. 
 Landlord shall promptly make or cause to be made all structural and roof repairs and replacements of systems necessary to so maintain the Premises, which shall include keeping the roof and Premises free of leaks, and
repairs to the exterior and interior structural elements of the building (including, without limitation, the roof, exterior and bearing walls of the building, support beams, foundations, columns and lateral supports), and replacements to the
mechanical, air conditioning, heating, plumbing and drainage systems and electrical systems. 
  

	 	7.	USE; COMPLIANCE WITH LAWS 

 (a) Permitted Uses.
Tenant may use and occupy the Premises for all lawful purposes. 
 (b) Compliance with Laws. Tenant represents that Tenant intends to
use the Premises for sales, rentals, storage, maintenance, manufacture, repair and other operations of Tenant’s tent rental business. The proposed use of the Premises by Tenant is a lawful use of the Premises, requiring no further governmental
consents, approvals or permits for such use. To Landlord’s knowledge, the Premises are in compliance with all applicable laws, including the Americans with Disabilities Act. If the foregoing representation is untrue under current applicable
law, then, in addition to all of Tenant’s other rights hereunder or at law or in equity, Landlord shall reimburse Tenant for, and shall indemnify and hold Tenant and Tenant’s employees, officers, directors, managers, agents, shareholders,
partners, or other owners harmless from and against, any and all damages, injuries, fines, losses or claims, and all costs and expenses, including reasonable attorneys’ fees, incurred by Tenant as a result of or arising out of such
representation being untrue, including any costs or expenses associated with obtaining 

  

 3 

 
any necessary consents, approvals or permits. Tenant shall not use or permit the Premises to be used for any unlawful purpose. Tenant agrees to comply with
all statutes, ordinances, rules, orders, regulations and requirements of the federal, state, and local governments with respect to its use and occupancy of the Premises. 
  

	 	8.	ALTERATIONS 

 Tenant may make temporary non-structural
alterations, improvements and additions (“Alterations”) to the Premises that do not permanently affect the Premises without obtaining Landlord’s prior consent or approval. Alterations made by Tenant without Landlord’s consent
shall be subject to removal by Tenant within fifteen (15) days after termination of this Lease upon Landlord’s request, at Tenant’s sole expense. Tenant may make other Alterations to the Premises only with Landlord’s prior
consent or approval, which consent or approval shall not be unreasonably withheld, conditioned or delayed. All Alterations made by Tenant shall be made at Tenant’s sole cost and expense, including all costs and expenses incurred in obtaining
any required government consents, permits or approvals. Tenant nay perform all Alterations with contractors and subcontractors of Tenant’s own choosing. Landlord will cooperate with Tenant’s efforts to obtain any governmental permits or
approvals or consents required therefore. Landlord shall not be entitled to impose upon Tenant any charges or fees of any kind in connection with any Alterations. 
  

	 	9.	SIGNAGE 

 Tenant, at its expense and subject to its
obtaining any required governmental permits and approvals, may place, maintain, repair and replace signage on the Premises. Landlord shall cooperate with Tenant’s efforts to obtain any permit, approval or consent necessary or desirable in
connection with the installation of any sign. 
  

	 	10.	TENANT’S PROPERTY. 

 For purposes of this Lease, the
Term “Tenant’s Property” shall mean all office furniture and equipment, movable partitions, communications equipment, inventory, and other articles of movable personal property owned or teased by Tenant throughout the Term of this
Lease and may be removed by Tenant at any time during the Term. Upon the expiration of this Lease, or within 30 days after the sooner termination hereof, Tenant shall remove all Tenant’s Property from the Premises without leaving any noticeable
damage to the Premises. If Tenant leaves noticeable damage as a result of Tenant’s removal of Tenant’s Property, Landlord shall give Tenant fifteen (15) days written notice to remove or repair such damage, after which time, Landlord
may repair such damage and Tenant shall reimburse Landlord for all costs and expenses reasonably incurred by Landlord in repairing such damage. 
  

	 	11.	QUIET ENJOYMENT 

 Landlord covenants that Tenant shall and
may, at all times during the Term, peaceably and quietly have, hold, occupy, and enjoy the Premises. 
  

	 	12.	LIENS AND MORTGAGES 

 (a) Landlord’s Liens and
Mortgages. Landlord represents and warrants that, as of the date hereof, there are no mortgages, or deeds of trust or other liens that burden the whole or any portion of the Premises, other than the following: a Deed of Trust from Landlord to
Trustees for the benefit of F&M Bank of Maryland banking corporation (the “Current Mortgage”) and those mortgages which comply with the provisions or 

  

 4 

 
Section 12(c) and the lien for real property taxes that may exist prior to such taxes being due. Landlord agrees not to cause or permit any other
mortgage, deed of trust or other lien on the Premises other than the Current Mortgage and montages which comply with the provisions of Section 12(c) and, the lien for real property taxes that may exist prior to such taxes being due, 

(b) Tenant’s Liens. Tenant shall not (i) by any failure to act or by any act, other than the mere hiring of a material or service
provider, allow any materialman’s or mechanic’s liens, or (ii) by an act or failure—to act allow any other liens, deeds of trust, mortgages, or other encumbrances to be placed on the whole or any portion of the Premises during
the term of this Lease. 
 (c) Non-Disturbance. Landlord may place or leave in place the Current Mortgage or other mortgages on the
Premises, but only if Landlord shall have obtained from its mortgagee a written agreement with Tenant, in form and substance acceptable to Tenant. 
  

	 	13.	INSURANCE 

 (a) Building Insurance. Throughout the
Term, Tenant at its sole cost and expense, shall keep the buildings and improvements included in the Premises insured for the “full replacement value” thereof against loss or damage by perils customarily included under standard
“all-risk” policies, with all proceeds thereof payable to Landlord. 
 (b) Tenant’s Liability Insurance. Throughout the
Term, Tenant at its sole cost and expense, shall maintain commercial general liability insurance and property damage insurance, including a contractual liability endorsement, and personal injury liability coverage in respect of the Premises and the
conduct or operation of business therein, with Landlord as an additional insured, with limits of not less than $1,000,000.00 in respect of bodily injury or death for any one occurrence and to the limit of not less than $2,000,000.00 for the
aggregate of all occurrences during any such given annual policy period. Each such policy of insurance obtained by Tenant pursuant to Section 13(a) and 13(b) hereof shall provide that the same will not be canceled without at least thirty
(30) days prior written notice to Landlord and the Landlord’s Mortgagee. On the Commencement Date and on written request by Landlord during the term of this Lease, Tenant shall deliver to Landlord certificates of insurance, showing that
the insurance required to be maintained pursuant to the foregoing provisions of this Section 13(a) and 13(b) is in force, naming the Landlord and Landlord’s Mortgagee, as additional insured (or in the case of liability insurance naming the
Landlord’s Mortgagee as certificate holder) and will not be modified or canceled without thirty (30) days prior written notice being furnished to Landlord. Thereafter, not less than thirty (30) days prior to the expiration or
termination of each such policy, Tenant shall furnish to Landlord and Landlord’s Mortgagee certificates showing renewal of, or substitution for, policies which expire or are terminated. 
 (c) Waiver of Subrogation. Neither Landlord nor Tenant shall have any claim against the other or the employees, officers, directors, managers,
agents, shareholders, partners or other owners of the other for any loss, damage or injury which is covered by insurance carried by either party and for which recovery from such insurer is made, notwithstanding the negligence of either party in
causing the loss. This waiver and release shall be valid only if the insurance policy in question permits waiver of subrogation or if the insurer agrees in writing that such waiver of subrogation will not affect coverage under said policy. Each
party agrees to use its best efforts to obtain such an agreement from its insurer if the policy issued by such insurer does not expressly permit a waiver of subrogation. The foregoing waiver and release shall not apply, however, to any damage caused
by intentionally wrongful actions or omissions. If by reason of the foregoing waiver and 

  

 5 

 
release, however, either party shall be unable to obtain any insurance it is required hereby to maintain, such waiver and release shall be deemed not to have
been made by such party. If either party shall be unable to obtain any such insurance without the payment of an additional premium therefore, then, unless the party claiming the benefit of such waiver agrees to pay for the cost of such additional
premium within thirty (30) days after receiving written notice from the other party setting forth the requirement to pay such additional premium, and the amount of the additional premium, beginning thirty (30) days after the receipt of
such notice such waiver and release shall be of no force and effect as to risks covered solely by the insurance policy as to which such party was unable to obtain such waiver and release without the payment of an additional premium therefore. Each
party shall use reasonable efforts to obtain such insurance from a company that does not charge an additional premium or, if that is not possible, one that charges the lowest additional premium. Neither Landlord nor Tenant shall obtain or accept any
insurance policy which would be invalidated by or which would conflict with this paragraph. 
  

	 	14.	INDEMNIFICATION 

 (a) By Tenant. Except as may
otherwise be provided in this Lease, Tenant shall indemnify and hold harmless Landlord, its employees, officers, directors, managers, agents, shareholders, partners or other owners from and against any and all third-party claims arising from or in
connection with any act, omission or negligence of Tenant or any of its subtenants or licensees or its or their employees, officers, directors, managers, agents, shareholders, partners or other owners, invitees or contractors occurring in, at or
upon the Premises. Notwithstanding anything to the contrary, Tenant shall not be responsible for matters, attributable to activities on the Property prior to the Commencement Date of this Lease. 
 (b) By Landlord. Except as may otherwise be provided in this Lease, Landlord shall indemnify and hold harmless Tenant, its employees, officers,
directors, managers, agents, shareholders, partners or other owners from and against any and all third-party claims arising from or in connection with any act, omission or negligence of Landlord or its employees, officers, managers, agents,
shareholders, partners or other owners occurring in, at or upon the Premises. Notwithstanding anything to the contrary. Landlord shall not be responsible for matters attributable to activities of the Tenant, its employees, officers, directors,
managers, agents or invitees on the Premises subsequent to the Commencement Date of this Lease. 
  

	 	15.	OPTION TO PURCHASE 

 (a) Right of First Refusal on Sale
of Premises. Should Landlord during the Term enter into an agreement to sell the Premises, or any portion thereof (“Sales Agreement”), Landlord shall provide to Tenant a written notice of intent to sell (“Notice”) with a copy
of the Sales Agreement. Tenant shall have and may exercise an option to acquire the Premises, or the portion thereof subject to the Sales Agreement, on the same terms and conditions, other than as to the identity of the purchaser and date for
closing, as are set forth in the Sales Agreement. If Tenant does not within thirty (30) days after receiving the Notice and copy of the Sales Agreement give Landlord written notice of Tenant’s intention to exercise such option, then Tenant
shall have waived its right of first refusal. If Landlord does not sell the Premises within ninety (90) days of the date of the Notice or varies the terms of the Sales Agreement, Landlord shall again comply with the terms of this
Section 15(a) as if no Notice had ever been given. If Tenant timely notifies Landlord of its intent to exercise such option, then at such time as Tenant may specify, but no later than ninety (90) days following receipt by Landlord of such
notice from Tenant, and at such place within the city or town where the Premises is located as Tenant may specify, or such other place and time and Landlord and Tenant may agree, Tenant shall 

  

 6 

 
exercise its option by purchasing, and Landlord shall sell to Tenant, the Premises or portion thereof subject to the Sales Agreement. 
 (b) Option to Purchase. During the Term, Tenant shall have and may exercise an option to purchase the Premises for a purchase price equal to the
greater of (i) the Fair Market Value (hereinafter defined) of the Premises or (ii) the value of the Premises set forth in an appraisal by McPherson & Associates dated January 11, 2000 (the “Purchase Price”). Tenant
shall give at least ninety (90) and not more than one hundred eighty (180) days prior written notice to Landlord of its intent to exercise such option, and, if Tenant gives such notice landlord shall sell the Premises to Tenant or to
Tenant’s designee, and Tenant shall exercise its option by purchasing the Premises from Landlord, including all buildings and other improvements and appurtenant fixtures and equipment located thereon, all easements, rights of access and other
appurtenances appertaining thereto and all of Landlord’s right, title and interest in all public ways adjoining the same (all of which shall be deemed included in the term “Premises”), upon and subject to the terms and conditions
hereinafter set forth. 
 (i) Payment of Purchase Price. The Purchase Price shall be paid by Tenant to Landlord at Closing, plus or
minus the adjustments hereinafter set forth, in funds immediately available on the date of closing or by such other method as shall be mutually acceptable to Tenant and Landlord. 
 (ii)(A) General. Prior to Closing, at its sole cost and expense, Tenant may do such due diligence with respect to the Premises as
it deems appropriate, including without limitation examination of Landlord’s title to the Premises, determination as to whether the Premises is properly zoned and permitted for the use to which Tenant will put the Premises, obtaining a survey
of the Premises, examination of mechanical, electrical, plumbing and other systems, and performing such environmental due diligence and testing as it deems appropriate (so long as ‘Tenant restores the Premises to substantially the same
condition as prior to such environmental due diligence). Landlord shall cooperate with Tenant with respect thereto, provided that all such due diligence shall be at the expense of Tenant. If Tenant is not satisfied with the results of such due
diligence, Tenant may withdraw its notice of intent to exercise its option to purchase the Premises without obligation or liability of any kind or character to Landlord as a result thereof, other then the obligation to restore the Premises as set
forth above and the obligation to reimburse Landlord appraisal expenses as set forth below, in Section 15(d). 
 (B)
Title. If Tenant notifies Landlord of any objections to the title to or any conditions shown in a survey of the Premises other than as listed on the Title Policy, Landlord may elect to cure such objections prior to the date fixed for Closing
in a manner reasonably satisfactory to Tenant. If Landlord fails or declines to clear title by curing Tenant’s objections, Tenant may at its sole option (1) at its sole cost and expense, take such actions as it shall determine to be
necessary, desirable or convenient to cure such defects within the ensuing sixty (60) days and, if cured, thereupon close on the Premises, (2) waive all or any portion of such defects either before or after undertaking to cure the same as
permitted by clause (1) and proceed to close, or (3) withdraw its notice of intent to exercise its option to purchase the Premises, either before or after undertaking to cure the defects as permitted by clause (1) without obligation
or liability of any kind or character to Landlord as a result thereof, other than as set forth in Section 15(b)(ii)(A) and Section 15(d) hereof. If Landlord fails or declines to clear title by curing Tenant’s objections and Tenant
undertakes such actions to clear title at its sole cost and expense, then in that event, Landlord shall reimburse Tenant for such costs at Closing in an amount equal to Tenant’s actual reasonable costs, not to 

  

 7 

 
exceed Five Thousand Dollars ($5,000.00). 
 At Closing, Landlord
shall: 
 (A) Deed. Execute and deliver a general warranty deed with covenants against grantor’s acts conveying
marketable title to the Premises to Tenant or its designee free and clear of any liens, and subject only to those encumbrances to which Tenant has made no objection and to those title exceptions which appear on the Title Policy, which general
warranty deed shall be in form acceptable to Tenant’s legal counsel and the title insurance company front which Tenant is purchasing its owner’s title insurance policy; 
 (B) Possession. Deliver possession of the Premises to Tenant free and clear of any rights of third parties; 
 (C) Transfer Taxes. Pay one-half of all real estate transfer taxes attributable to the sale of the Premises to Tenant; 

(D) Closing Statement. Execute and deliver a copy of a closing statement showing the computation of the amount payable to
Landlord pursuant to this agreement after the adjustments required by this Section 15(b); 
 (E) Environmental
Certificate. Execute and deliver a certificate of Landlord setting forth that the applicable representations of Landlord in Section 16(f) hereof are true and correct as of the date of Closing; and 
 (F) Other Documents. Execute and deliver such other instruments and documents as may be required or requested by Tenant’s
title insurer, or as may be necessary or appropriate to vest Tenant with full ownership of the Premises. 
 At Closing, Tenant shall: 
 (A) Payment. Pay the amount of amounts due Landlord pursuant to this Section. 
 (B) Transfer Taxes. Pay one-half of all real estate transfer Taxes attributable to the sale of the Premises to Tenant; and

 (C) Closing Statement. Execute and deliver to Landlord a copy of a closing statement showing the computation
of the funds payable to Landlord pursuant to this agreement after the adjustments required by this Section 
 (c) Purchase Rights
Assignable. Upon Tenant’s exercise of its option to purchase the Premises (or relevant portion thereof) either pursuant to the right of first refusal set forth in Section 15(a) above or the option to purchase set forth in
Section 15(b) above. Tenant shall have the right; without Landlord’s consent, but with notice to Landlord, to assign the right to purchase the Premises (or relevant portion thereof) either to an affiliate of Tenant or an unrelated entity,
if such entity is purchasing all of Tenant’s assets as a going concern, provided that such assignee shall execute a purchase agreement to purchase the Premises (or relevant portion thereof) pursuant to the option to purchase in a form
reasonably satisfactory to Landlord, and such assignment shall not relieve Tenant from its relevant covenants and obligations under this Article 15. 
 (d) The “Fair Market Value” of the Premises shall be determined as 

  

 8 

 
follows: Tenant and Landlord shall, within ten (10) days after the date on which Tenant notifies Landlord of Tenant’s exercise of the option to
purchase the Premises pursuant to this Section 15, each appoint a qualified, independent, licensed commercial M.A.I. real estate appraiser who has knowledge of the fair market value of commercial real property in the Frederick. Maryland area.
If the two appraised values differ by less than 10%, the appraised values shall be averaged, and the average shall be the Fair Market Value. If the two appraised values differ by more than 10%, the two appraisers shall promptly appoint a third
similarly qualified, independent licensed commercial M.A.I. real estate appraiser, the cost of which shall be shared equally by Landlord and Tenant. The decision of the third appraiser so appointed shall determine the Fair Market Value of the
Premises, which decision shall be made within thirty (30) days of the appointment of the third appraiser. If Tenant does not agree with the determination of Fair Market Value, Tenant, at its sole discretion, may elect to rescind the exercise of
Tenant’s option to purchase the Premises. If Tenant elects to rescind the exercise of its option. Tenant shall reimburse Landlord for Landlord’s reasonable costs associated with the determination of Fair Market Value, not to exceed
$2,500.00. 
  

	 	16.	ENVIRONMENTAL MATTERS 

 (a) Definitions. 

“Environment” means soil, surface water, groundwater, land, stream sediments. surface of subsurface strata and ambient air. 
 “Environmental Condition” means any condition with respect to the Environment on or off the Premises, whether or not yet discovered, which
could or does result in any Environmental Damages, including, without limitation, any condition resulting from the operation of any business that is or was conducted on the Premises by Landlord or Landlord’s predecessors, lessees, sublessees or
occupants of the Premises other than Tenant, or which could or does result from any activity or operation conducted by any person or entity on the Premises, 
 “Environmental Damages” means all claims, judgments, damages (including punitive and consequential damages), losses, penalties, fines, liabilities (including strict liability), encumbrances, liens, costs and
expenses of investigation and defense of any claim, whether or not such claim is ultimately defeated, and of any settlement or judgment, of whatever kind or nature, contingent, or otherwise, matured or unmatured, and the cost and expenses of
remediation, any of which are incurred, at any time as a result of (i) the existence of an Environmental Condition on, about or beneath the Premises or migrating to or from the Premises, (d) the Release or Threat of Release of Hazardous
Substances into the Environment from the Premises or (iii) the violation or threatened violation of any Environmental Law with respect to the Premises, regardless of whether the existence of such Hazardous Substances or the violation or
threatened violation of such Environmental Law arose prior to, on or after the Commencement Date, and including without limitation: 
 (i)
damages for personal injury, disease or death or injury to property or the Environment occurring on or off the Premises, including lost profits, consequential damages, and the cost of demolition and rebuilding of any improvements; 
 (i) diminution in the value of the Premises, and damages for the loss or of restriction on the use of the Premises; 
 (ii) fees incurred for the services of attorneys, consultants, contractors, experts, laboratories and all other costs incurred in connection with
investigation, cleanup and remediation, including the preparation of any feasibility 

  

 9 

 
studies or reports and the performance of any cleanup, remedial, removal, abatement, containment, closure, restoration or monitoring work; and 
 (iii) liability to any person or entity to indemnify such person or entity for costs expended in connection with the items referred to in this paragraph.

 “Environmental Laws” means all laws (including rules, regulation, codes, plans, injunctions, judgments, orders, decrees,
rulings, and charges thereunder) of federal, state, local and foreign governments (and all agencies thereof) concerning pollution or protection of the environment, public health and safety, or employee health and safety, including laws relating to
emissions, discharges, releases, or threatened release, of pollutants, contaminants, or chemical, industrial, hazardous, or toxic materials, substances or wastes into ambient air, surface water, ground water, or lands or otherwise relating to the
manufacture, processing, distribution, use, treatment, storage, disposal, transport, or handling of pollutants, contaminants, or chemical, industrial hazardous, or toxic materials, substances or wastes, including, but not limited to, the
Comprehensive Environmental Response; Compensation and Liability Act, as amended, 42 U.S.C. §9601 et, seq. (“CERCLA”); the Hazardous Materials Transportation Act, as amended, 49 U.S.C. § 1801 et seq.; the Resource
Conservation and Recovery Act, as amended, 42 U.S.C. §6901 et seq.; the Federal Water Pollution Control Act, as amended, 33 U.S.C., §1251 et seq., The Clean Air Act, 42 U.S.C. §7404 et seq.; the Occupational
Safety and Health Act of 1970, each as amended, and any comparable law of the state in which the Premises is located. 
 “Hazardous
Substance” means any (i) substance, gas, material or chemical which poses or may pose a hazard to human health or safety, (ii) toxic substance or hazardous waste, substance or related material, or any pollutant or contaminant, or
(iii) asbestos, urea formaldehyde foam insulation, petroleum and petroleum by-products, polychlorinated dibenzo-p-dioxins, polychiorinated dibenzofurans or polychiorinated biphenyls which, in each case, is not of hereafter subject to
Environmental Law. 
 “Release” means any spilling, leaking, pumping, pouring, emitting, discharging, injecting, escaping,
leaching, dumping, disposing, or other entering into the Environment of any Hazardous Substance, whether known or unknown, intentional or unintentional. 
 “Threat of Release” means a substantial likelihood of a Release which requires action to prevent or mitigate damage to the Environment which may result from such Release and which is required under the
Environmental laws. 
 (b) Environmental Representations. Landlord represents to Tenant that: 
 (i) The Premises has at all times since Landlord’s purchase of the Premises been used only in connection with the business of sales, rentals,
storage, maintenance, manufacture, repair and other operations typically associated with the business of Tenant as conducted on the Commencement Date. 
 (ii) Landlord is not aware of any material information relating to any Environmental Condition of the Premises, other than the information contained in the Phase I Environmental Site Assessment (the “Phase I Site
Assessment”), a copy of which will be provided to Tenant within five (5) days of the date of this Agreement. 
 (iii) During
Landlord’s ownership of the Premises: 
 (A) Landlord has not installed any, above ground or underground tanks for
storage of Hazardous Substances (“Storage Tanks”) at the 

  

 10 

 
Premises, nor to Landlord’s knowledge, and based on the Phase I Site Assessment, were any Storage Tanks located at the Premises prior to the tine
Landlord acquired ownership of the Premises. 
 (B) Landlord has not received any notice of any private, administrative or
judicial action, or notice of any intended private, administrative or judicial action, relating to the presence or alleged presence of Hazardous Substances in, under or upon the Premises, or that may have migrated from the Premises and to
Landlord’s knowledge, and based on the Phase I Site Assessment, there is no basis for any such notice or action. To Landlord’s knowledge, there are no pending, actions or proceedings (or notices of potential actions or proceedings) from
any governmental agency or any other entity regarding any matter relating to any Environmental Laws. 
 (C) Landlord has not
been notified by any environmental agency of a Release at the Premises nor is Landlord aware of any such Release. 
 (D)
Landlord has not disposed of any Hazardous Substances at the Premises or sent, transported, caused the transportation of or disposed of any waste materials that are not Hazardous Substances, at the Premises. 
 (E) Landlord, during its ownership and operation of the Premises, has disposed of all wastes it generated from operations conducted at the
Premises in compliance with applicable laws and only at off-Premises facilities reasonably believed by Landlord to have necessary permits and approvals. 
 (F) Landlord has during its ownership and operation of the Premises maintained or kept all records required by law to be maintained or kept relating to the generation, storage, treatment, release and/or disposal of
Hazardous Substances. 
 (c) Environmental Indemnities. Landlord shall indemnify and hold harmless Tenant and any Tenant Indemnities
against any and all Environmental Damages (other than Environmental Damages which are a direct result of the Release of Hazardous Substances which directly result from actions taken by the Tenant following the date of this Lease), specifically
including any Environmental Damage that is in any way related to or resulting from the existence or removal of any underground storage tanks at the Premises, whether or not installed, operated, maintained, removed or closed in place by Landlord.
Tenant shall indemnify and hold harmless Landlord and “any Landlord Indemnities against any and all Environmental Damages and any loss, cost, damage, claim or expense to Landlord arising out of or related to the presence, use, handling,
discharge, release or disposal of Hazardous Substances on, in, under, to or from the Premises introduced by Tenant onto the Premises, provided that Landlord shall have the burden of proving that any such loss, cost damage, claim or expense arose on
account of Hazardous Substances introduced by Tenant onto the Premises. 
  

	 	17.	DAMAGE AND DESTRUCTION 

 In case of damage to or
destruction of the Premises or any part thereof by any cause whatever, if Tenant cannot continue the operation of its business in the same manner as prior to such damage or destruction, Tenant by a written notice to Landlord may terminate this Lease
unless Landlord within 20 days following such damage or destruction, has 

  

 11 

 
agreed to reconstruct the Premises. Following such damage or destruction and unless and until the termination of this Lease, this Lease shall remain in full
force and effect and Tenant shall continue the operation of its business at the Premises if and to the extent the Tenant determines, in Tenant’s good faith judgment, that it is reasonably practical to do so. If Landlord agrees to reconstruct
the Premises and Tenant does not terminate the Lease on account of such damage or destruction as aforesaid (a) Landlord shall abate proportionately and forgive. Rent payments which become due in proportion to the amount of the Premises rendered
unusable by the damage from the time of such damage or destruction through the course of the reconstruction to reflect the extent to which Tenant does not conduct its business operation at the Premise (b) the lease term shall continue and the
parties shall continue to be bound by this Agreement, and (c) Landlord shall commence such reconstruction as soon as possible and diligently prosecute such reconstruction through completion. Notwithstanding the foregoing, if Tenant does not
elect to terminate, Tenant shall have the right to require Landlord to reconstruct the Premises, in which event the provisions of (a), (b) and (c) of the preceding sentence shall apply and the building insurance proceeds shall be held for
such purpose. 
 (a) Notice. Landlord and Tenant shall each notify the other if it becomes aware that there will or might occur a
taking of any portion of the Premises by condemnation proceedings or by exercise of any right of eminent domain (each, a “Taking”). 
 (b) Termination of Lease. In the event of the Taking of the entire Premises, this Lease shall terminate as of the date of such Taking. If there occurs a Taking of a portion of the :Premises such that the remainder of the Premises
shall not be adequate and suitable for the conduct: of Tenant’s business as conducted prior to such Taking, then Tenant may, at its option, terminate this Lease. 
 (c) Continuation of Lease. If there is a Taking of a portion of the Premises and this Lease is not terminated pursuant to Section 17(b) hereof, then this Lease shall remain in full force and effect, except
that appropriate adjustments shall be made to, and in respect of, the Premises and Rent, and Landlord shall proceed with due diligence to perform any work necessary to restore the remaining portions of the Premises to the conditions that they were
in immediately prior to the Taking, or as near thereto as possible. 
 (d) Condemnation Award. No award for any partial or entire
Taking shall be apportioned, and Tenant hereby assigns to Landlord any award which may be made in such Taking, provided, however, that nothing contained herein shall be deemed to give Landlord any interest in or require Tenant to assign to Landlord
any award made to Tenant for the Taking of Tenant’s personal property, fixtures, relocation costs or loss of business or goodwill. All of any award resulting from any such Taking not specifically reserved to Tennant shall be the property of
Landlord. 
  

	 	18.	DEFAULT OF LANDLORD 

 Notwithstanding any other provision
of this Lease, if the Landlord by any act or omission in breach or default of this Lease renders the Premises or any portion thereof untenantable or unfit for Tenant’s business operations, then (a) if such untenantability or unfitness
continues fur a period of five (5) consecutive days after Tenant notifies Landlord in writing thereof, all Rent shall abate for the period that the Premises remain untenantable or unfit to the extent that the Premises have been rendered
untenantable or unfit; and (b) if such untenantability or unfitness continues for a period of thirty (30) consecutive days after Tenant notifies Landlord in writing thereof, Tenant may terminate this Lease at any time thereafter by
delivering written notice to Landlord thereof. 
  

 12 

	 	19.	DEFAULT OF TENANT 

 (a) It shall constitute an Event of
Default if Tenant shall fail to perform or comply with its obligations to pay Rent under this Lease and such failure shall continue for a period of ten (10) days after Tenant’s receipt of written notice from Landlord for failure to pay
Rent. It shall also constitute an Event of Default it Tenant shall fail to perform or comply with any other term or this Lease and such failure shall continue for a period of thirty (30) days after Tenant’s receipt of written notice
thereof from Landlord specifying such failure and requiring it to be remedied; provided, however, that if any such failure, other than the failure to pay Rent, cannot with due diligence be remedied by Tenant within a period of thirty
(30) days, it Tenant commences to remedy such failure within such thirty (30) day period and thereafter prosecutes such remedy with reasonable diligence, the period of time for remedy of such failure shall be extended so long as Tenant
prosecutes such remedy with reasonable diligence for a period not to exceed an additional sixty (60) days. Following the occurrence of any Event of Default, Landlord may terminate this Lease and have immediate possession of the Premises, in
addition to any other remedies allowed by law. 
 (b) To the extent permitted by law and only to the extent permitted by law, upon an
occurrence of an Event of Default, Landlord shall have the right at its election then or at any time thereafter and while any such Event of Default shall continue either: 
 (i) to give Tenant written notice of Landlord’s intention to terminate the Lease on the date of such given notice or on any later date specified therein, whereupon on the date specified in such notice,
Tenant’s right to possession of the Premises shall cease and this Lease shall thereupon be terminated, except as to Tenant’s liability, as if the expiration of the term fixed in such notice were the end of the term herein originally
demised; or 
 (ii) To re-enter and take possession of the Premises or any part thereof and repossess the same as Landlord’s former
estate and expel Tenant and those claiming through or under Tenant and remove the effects of both or either. Should Landlord elect to re-enter as provided in this Section or should Landlord take possession pursuant to legal proceedings or pursuant
to any notice provided for by law, Landlord may, from time to time, without terminating this Lease, relet the Premises or any part thereof in Landlord’s or in Tenant’s name, but for the account of Tenant, for such term or teams and
all such conditions as Landlord in its sole discretion, may determine and Landlord may collect and receive the rents therefore. Landlord shall in no way be responsible or liable for any failure to relet the Premises of for any failure to collect any
rent due upon such reletting. No such re-entry or taking possession of the Premises by Landlord shall be construed as an election on Landlord’s part to terminate the Lease unless a written notice of such intention is given to the Tenant. No
notice from Landlord hereunder or under a forcible entry and detainer statute or similar law shall constitute an election by Landlord to terminate this Lease unless such notice specifically so states. Landlord reserves the right following any
such re-entry and/or reletting to exercise its right to terminate this Lease by giving Tenant such written notice in which event this Lease will terminate as specified in said notice. 
 (iii) In the event Landlord does not elect to terminate the Lease as permitted herein but on the contrary elects to take possession, Tenant shall pay to
the Landlord: 
 (A) the Rent and other sums due and payable hereunder as if such repossession had not occurred, less

  

 13 

 (B) the net proceeds, if any, of any reletting of the Premises after deducting all of
Landlord’s expenses in connection with such reletting, including legal fees and brokerage commission, 
 (C) Suit or
suits for the recovery of the amounts and damages set forth above may be brought by Landlord from time to time at Landlord’s election and nothing herein shall be deemed to require Landlord to await the date whereon this Lease or the term herein
would have expired by limitation had there been no such default by Tenant or no such termination as the case may be. Each right and remedy as provided for in this Lease shall be cumulative and shall be an addition to every other right or remedy
provided for in the Lease or not or hereafter existing at law or in equity or by statute or otherwise. All costs incurred by Landlord in connection with collecting any amounts and damages owing by Tenant pursuant to the provisions of this Lease or
to enforce any provision of this Lease, including reasonable attorneys fees from the date any such matter is turned over to an attorney, shall also be recoverable by Landlord from Tenant. 
  

	 	20.	SURRENDER; HOLDOVER 

 At the end of the Term or upon
termination of this Lease, whichever first occurs, Tenant shall quit and surrender possession of the Premises to Landlord vacant and broom clean, ordinary wear and tear and damage by casualty excepted. If Tenant remains in possession of the Premises
after the end of the Term, the Tenant shall be deemed to be a tenant from month to month only, under all of the same terms and conditions of this Lease then in effect, except as to the duration of the Term, and except that Base Rent due shall be
125% of the previous Base Rent. 
  

	 	21.	BROKERAGE: 

 Landlord and Tenant each represents and
warrants to the other that it had no conversations or negotiations with any broker or finder concerning the consummation of this Lease. Landlord and Tenant shall each indemnify and hold harmless the other from and against any claims for brokerage
commissions or finder’s fees (together all related expenses, including, without limitation, reasonable attorneys’ fees) resulting from or arising out of any conversations or negotiations had by it with, or any agreement between it and, any
broker or finder in connection with this Lease. 
  

	 	22.	ASSIGNMENT AND SUBLETTING 

 Except as set forth herein,
Tenant shall not assign this Lease without the Landlord’s prior written consent, which consent, however, shall not be unreasonably withheld nor delayed. Notwithstanding the foregoing, Tenant may, without the Landlord’s consent:
(a) sublet not more than 50% of the Premises; (b) assign or sublet this Lease to any entity or affiliate more than 50% owned or controlled by Tenant, to any entity which owns or controls more than a 50% interest in Tenant or to any entity
under common control with Tenant; provided, however, in the event of any such assignment of subletting. A merger or consolidation to which Tenant or any successor to Tenant is party shall not constitute an assignment requiring consent of Landlord.

  

	 	23.	MISCELLANEOUS 

 (a) Governing Law. This Lease shall
be governed by and construed in accordance with the laws of the State of Maryland. 
  

 14 

 (b) Certain Definition. 
 “Including” means including without limitation. 
 “Tenant Indemnitee” means any individual, a partnership, a corporation, an association, a limited liability company) a joint stock company, a trust, a joint venture, an unincorporated organization, or a
governmental entity (or any department, agency, or political subdivision thereof), or any other entity recognized under the laws of any state (a) of which Tenant or Tenant’s designee to purchase the Premises is a direct or indirect
subsidiary of any tier, or that directly or indirectly controls Tenant or Tenant’s designee, (b) that is a direct or indirect subsidiary of any tier of Tenant or Tenant’s designee or that Tenant or Tenant’s designee directly or
indirectly controls, or (c) that is under direct or indirect common control with Tenant or Tenant’s designee. 
 “Landlord
Indemnities” means any individual, a partnership, a corporation, an association, a limited liability company, a joint stock company, a trust, a joint venture, an unincorporated organization, or a governmental entity (or any department, agency,
or political subdivision thereof), or any other entity recognized under the laws of any state that is a direct or indirect subsidiary of any tier of Landlord or Landlord’s designee or that Landlord or Landlord’s designee directly or
indirectly controls, or that is under direct or indirect common control with Landlord or Landlord’s designee, 
 (c) Indemnification
Matters Involving Third Parties. With respect to the obligation of either party to indemnify pursuant to this Lease: 
 (i) If any third
party shall notify any person or entity entitled to indemnification under this Lease (the “Indemnified Party”) with respect to any matter (a “Third Party Claim”) which may give rise to a claim for indemnification against another
party (the “Indemnifying Party”), then the Indemnified Party shall promptly notify the Indemnifying Party thereof in writing; provided, however, that no delay on the part of the Indemnified Party in notifying the Indemnifying Party shall
relieve the Indemnifying Party from any obligation hereunder unless, and then solely to the extent, the Indemnifying Party thereby is prejudiced. 
 (ii) An Indemnifying Party will have the right to defend the Indemnified Party against the Third Party Claim with counsel of its choice satisfactory to the Indemnified Party so long as (a) the Indemnifying Party notifies the
Indemnified Party in writing, within fifteen (15) days after the Indemnified Party has given notice of the Third Party Claim, that the Indemnifying Party will indemnify the Indemnified Party from and against the entirety of any Adverse
Consequences the Indemnified Party may suffer resulting from, arising out of, relating to, in the nature of, or caused by the Third Party Claim, (b) the Indemnifying Party provides the Indemnified Party with evidence acceptable to the
Indemnified Party that the Indemnifying Party will have the financial resources to defend against the Third Party Claim and fulfill its indemnification obligations hereunder, (c) the Third Party Claim involves only money damages and does not
seek an injunction or other equitable relief; (d) settlement of, or an adverse judgment with respect to, the Third Party Claim is not, in the good faith judgment of the Indemnified Party, likely to establish a precedent, custom or practice
adverse to the continuing business interests of the Indemnified Party and (e) the Indemnifying Party conducts the defense of the Third Party Claim actively and diligently. 
 (iii) So long as the Indemnifying Party is conducting the defense of the Third Party Claim in accordance with clause (ii) above, (A) the
Indemnified Party may retain separate co-counsel at its sole cost and expense and participate in the defense of the Third Party Claim, (B) the Indemnified Party will not 

  

 15 

 
consent to the entry of any judgment or enter into any settlement with respect to the Third Party Claim without the prior written consent of the indemnifying
Party, not to be withheld unreasonably, and (C) the Indemnifying Party will not consent to the entry of any judgment or enter into any settlement with respect to the Third Party Claim without the prior written consent of the Indemnified Party,
not to be withheld unreasonably. 
 (iv) If any of the conditions in clause (ii) above is or becomes unsatisfied, however, (A) the
Indemnified Party may defend against, and consent to the entry of any judgment or enter into any settlement with respect to, the Third Party Claim in any manner it may deem appropriate (and the Indemnified Party need not consult with, or obtain any
consent from, any Indemnifying Party in connection therewith), (B) the Indemnifying Party will reimburse the Indemnified Party promptly and periodically for the costs of defending against the Third Party Claim (including attorneys’ fees
and expenses), and (C) the Indemnifying Party will remain responsible for any damages, penalties, fines, costs and expenses, including attorneys’ fees, the Indemnified Party my suffer resulting from, arising out of, relating to, or caused
by the Third Party Claim to the fullest extent provided in this Lease. 
 (d) Consents and Approvals. If, pursuant to any provision of
this Lease, the consent or approval of either party is required to be obtained by the other party, then, unless otherwise provided herein, the party whose consent or approval is required shall not unreasonably withhold, condition or delay such
consent or approval. 
 (e) Rights and Remedies. All rights and remedies of either party expressly set forth herein are intended to be
cumulative and not in limitation of any other right or remedy set forth herein or otherwise available to such party at law of in equity. Notwithstanding the foregoing, in no event shall either party be liable to the other for consequential or
punitive damages, except as otherwise provided in this Lease. 
 (f) No Waiver. The failure of either party to seek redress for a
breach of, or to insist upon the strict performance of any covenant or condition of this Lease shall not prevent a subsequent act which would have originally constituted a breach from having all the force and effect of an original breach. The
receipt by Landlord of Rent with knowledge of the breach of any covenant of this Lease by Tenant shall not be deemed a waiver of such breach and no provision of this Lease shall be deemed to have been waived by Landlord unless such waiver is in
writing and signed by Landlord. The payment by Tenant of Rent with knowledge of the breach of any covenant of this Lease by Landlord shall not be deemed a waiver of such breach and no provision of this Lease shall be deemed to have been waived by
Tenant unless such waiver is in writing and signed by Tenant. 
 (g) Successors and Assigns. Each and all of the terms and agreements
herein contained shall be binding upon and inure to the benefit of the parties hereto, and their heirs, legal representatives, successors and assigns. Any sale or transfer of the Premises by Landlord during the term of this Lease shall be made by an
instrument that expressly refers to this Lease as a burden upon the Premises. 
 (h) Recording. Tenant may record with this Lease, a
short form thereof, or a memorandum thereof, Landlord will cooperate with Tenant in the execution and delivery of such documents (including a memorandum or short form of this Lease or comparable documents) as may be required to effectuate the
foregoing in accordance with the requirements, customs and practices governing such recordation. 
 (i) Notices. All notices required
hereunder shall be in writing and shall be effective when delivered to the address set forth below (or to such other addresses as 

  

 16 

 
either party may subsequently designate). 
 TENANT: 
 Signature Special Events 
 285 Buchiemer Road 
 Frederick, MD 21701 
 LANDLORD: 
 Remsberg, LLC. 
 95D Monocacy Blvd. Suite B20 
 Frederick, MD
21701 
 WITH A COPY TO: 
 Miller & Martin PLLC 
 832 Georgia Avenue, Suite 1000 
 Chattanooga, Tennessee 37402 
 Attn: Jonathan
F. Kent, Esquire 
 (j) Entire Agreement; Modifications. This Lease supersedes any prior lease between the parties covering the
Premises. This Lease contains the entire agreement between the parties concerning the matters set forth herein and may not be modified orally or in any manner other than by an agreement in writing signed by all the parties hereto or their respective
successors in interest. Notwithstanding the foregoing, Tenant’s remedies hereunder and under the Purchase Agreement shall be cumulative and not exclusive. 
 (k) Joint and Several Obligations. If Landlord includes more than one person or entity, the obligations shall be joint and several of all such persons and entities. 
 (l) Estoppel Certificate. Tenant agrees at any time and from time to time on or before ten (10) days after a written request by Landlord to execute,
acknowledge and deliver to Landlord an Estoppel Certificate in a form satisfactory to Tenant. Tenant’s failure to deliver such Estoppel Certificate within the time specified shall be conclusive upon the Tenant that: (a) this Lease is in
full force and effect without modification except as may be represented by Landlord; (b) there are not uncured defaults in Landlord’s performance; and (c) not more than one (1) month’s rent has been paid in advance.

 IN WITNESS WHEREOF, the parties hereto have duly executed this lease agreement as the day and year first written above. 
  

							
	 ATTEST:
	 		 	LANDLORD:
			
	  
	 		 	REMSBERG LLC:
				
		 		 	By:	 	  
 /s/ Douglas A. Remsberg
  

  

 17 

							
		  		 	Name:	 	Douglas A. Remsberg
				
		  		 	Title:	 	President
				
	 ATTEST:
	  		 		 	TENANT:
				
	  
	  		 		 	SIGNATURE SPECIAL EVENT SERVICES
				
	 SEAL
	  		 		 	
				
		  		 	By:	 	  
 /s/ Tom Brown
  

				
		  		 	Name:	 	Tom Brown
				
		  		 	Title:	 	President

  

 18 

 Exhibit A to Lease 
  

			
	1.	  	 Main warehouse Facility, Frederick Md.
 285 Buchiemer
Road

		
		  	 A 55,350 square foot facility located on parcel 1164 and lot 15r, section
 1, Airport Industrial Park

		
		  	Frederick, Frederick County, Maryland 21701

  

 19

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