Document:

QuickLinks
 -- Click here to rapidly navigate through this document

 

 
 

  Exhibit 10.33    
    

 
    Promissory Note
  (Borrowing Base Revolving Line of Credit)    

 

 

			
	$50,000,000.00	 	February 13, 2009

 

         FOR
VALUE RECEIVED EXTRA SPACE PROPERTIES THIRTY LLC, a Delaware limited liability company (the
"Borrower"), hereby promises to pay to the order of BANK OF AMERICA, N.A., a national banking
association (together with any and all of its successors, participants and assigns and/or any other holder of this Note, "Lender"), without offset, in
immediately available funds in lawful money of the United States of America, at Bank of America, N.A., Commercial Real Estate Bank, NV1-119-04-08, 300 S. Fourth
Street, 4th Floor, Las Vegas, NV 89101-6014, the principal sum of Fifty Million and No/100 Dollars
($50,000,000.00) (or the unpaid balance of all principal advanced against this Note, if that amount is less), together with interest on the unpaid principal balance of this
Note from day to day outstanding as hereinafter provided. 

        Section 1.    Payments; Revolving Nature of Loan.    

        (a)    Payment Schedule and Maturity Date.    Prior to maturity, accrued and unpaid interest shall be due and payable
in arrears on the first day of each month commencing on March 1, 2009. The entire principal balance of this Note then unpaid, together with all
accrued and unpaid interest and all other amounts payable hereunder and under the other Loan Documents (as hereinafter defined), shall be due and payable in full on  February 13, 2012 (the
"Maturity Date"), the final maturity of this Note. 

        (b)    Nature of Revolving Line of Credit.    The loan evidenced hereby is a revolving line of credit and Borrower
shall be entitled to re-borrow amounts prepaid prior to the Maturity Date. Although the outstanding principal balance of this Note may be zero from time to time, this Note and the other
Loan Documents will remain in full force and effect until the Maturity Date or all obligations of Borrower and Guarantor relating to the Loan are indefeasibly paid and performed in full, whichever is
later. Upon the occurrence of any Event of Default, Lender may in its sole discretion suspend or terminate its commitment to make advances of the proceeds hereof without notice to Borrower or
Guarantor or further act on the part of Lender. 

        Section 2.    Loan Documents.    This Note is secured by certain Deeds of Trust, Assignments, Security
Agreements and Fixture Filings and/or Mortgages Assignments, Security Agreements and Fixture Filings (as the same may from time to time be amended, restated, modified or supplemented, and individually
and collectively, the "Security Instruments") from Borrower or certain wholly owned subsidiaries of Borrower, to Lender or the trustee named therein (as
applicable), for the benefit of Lender, conveying and encumbering certain real and personal properties more particularly described therein (individually and collectively, the
"Property"). This Note, the Security Instruments, the Revolving Line of Credit Agreement between Borrower and Lender of even date herewith (as the same
may from time to time be amended, restated, modified or supplemented, the "Loan Agreement") and all other documents now or hereafter securing,
guaranteeing or executed in connection with the loan evidenced by this Note (the "Loan"), other than the Environmental Agreements as the same may from
time to time be amended, restated, modified or supplemented, are herein sometimes called individually a "Loan Document" and together the
"Loan Documents." 

        Section 3.    Interest Rate.    

        (a)    BBA LIBOR Daily Floating Rate.    The unpaid principal balance of this Note from day to day outstanding which
is not past due, shall bear interest at a fluctuating rate of interest per annum equal to the BBA LIBOR Daily Floating Rate for that day plus Three Hundred
Twenty-Five (325) basis points per annum. The "BBA LIBOR Daily Floating Rate" shall mean a fluctuating rate
of interest per annum equal to the British Bankers Association LIBOR Rate ("BBA LIBOR"), as published by Reuters (or other commercially available source
providing quotations of BBA LIBOR as selected by Lender from time to time) as determined for each 

 

Business
Day at approximately 11:00 a.m. London time two (2) London Banking Days prior to the date in question, for U.S. Dollar deposits (for delivery on the first day of such interest
period) with a one month term, as adjusted from time to time in Lender's sole discretion for reserve requirements, deposit insurance assessment rates and other regulatory costs. A
"London Banking Day" is a day on which banks in London are open for business and dealing in offshore dollars. Interest shall be computed for the actual
number of days which have elapsed, on the basis of a 360-day year. 

        (b)    Alternative Rates.    Lender may notify Borrower if the BBA LIBOR Daily Floating Rate is not available for any
reason, or if Lender determines that no adequate basis exists for determining the BBA LIBOR Daily Floating Rate, or that the BBA LIBOR Daily Floating Rate will not adequately and fairly reflect the
cost to Lender of funding the Loan, or that any applicable Law or regulation or compliance therewith by Lender prohibits or restricts or makes impossible the charging of interest based on the BBA
LIBOR Daily Floating Rate. If Lender so notifies Borrower, then interest shall accrue and be payable on the unpaid principal balance of this Note at a fluctuating rate of interest equal to the Prime
Rate of Lender plus One Hundred (100) basis points per annum, from the date of such notification by Lender until Lender notifies Borrower that
the circumstances giving rise to such suspension no longer exist, or until the Maturity Date of this Note (whether by acceleration, declaration, extension or otherwise), whichever is earlier to occur.
The term "Prime Rate" means, on any day, the rate of interest per annum then most recently established by Lender as its "prime rate." Any such rate is a
general reference rate of interest, may not be related to any other rate, and may not be the lowest or best rate actually charged by Lender to any customer or a favored rate and may not correspond
with future increases or decreases in interest rates charged by other lenders or market rates in general, and Lender may make various business or other loans at rates of interest having no
relationship to such rate. Any change in the Prime Rate shall take effect at the opening of business on the day specified in the public announcement of a change in Lender's Prime Rate. If Lender
(including any subsequent holder of this Note) ceases to exist or to establish or publish a prime rate from which the Prime Rate is then determined, the applicable variable rate from which the Prime
Rate is determined thereafter shall be instead the prime rate reported in The Wall Street Journal (or the average prime rate if a high and a low prime
rate are therein reported), and the Prime Rate shall change without notice with each change in such prime rate as of the date such change is reported. 

        (c)    Past Due Rate.    If any amount payable by Borrower under any Loan Document is not paid when due (without
regard to any applicable grace periods), such amount shall thereafter bear interest at the Past Due Rate (as defined below) to the fullest extent permitted by applicable Law. Accrued and unpaid
interest on past due amounts (including interest on past due interest) shall be due and payable on demand, at a fluctuating rate per annum (the "Past Due
Rate") equal to the BBA LIBOR Daily Floating Rate plus seven hundred twenty-five (725) basis points. 

        Section 4.    Prepayment.    Borrower may prepay the principal balance of this Note, in full at any time or in
part from time to time, without fee, premium or penalty, provided that: (a) Lender shall have actually received from Borrower prior written notice of (i) Borrower's intent to prepay,
(ii) the amount of principal which will be prepaid (the "Prepaid Principal"), and (iii) the date on which the prepayment will be made; (b) each prepayment shall be in the amount
of $1,000 or a larger integral multiple of $1,000 (unless the prepayment retires the outstanding balance of this Note in full); and (d) each prepayment shall be in the amount of 100% of the
Prepaid Principal, plus accrued unpaid interest thereon to the date of prepayment, plus any other sums which have become due to Lender under the Loan Documents on or before the date of prepayment but
have not been paid. Although the outstanding principal balance of this Note may be zero from time to time, such fact shall not constitute an election by Borrower to terminate the Loan and this Note
and the other Loan Documents will remain in full force and effect until the Maturity Date. 

2

 

        Section 5.    Late Charges.    If Borrower shall fail to make any payment under the terms of this Note (other
than the payment due at maturity) within fifteen (15) days after the date such payment is due, Borrower shall pay to Lender on demand a late charge equal to four percent (4%) of the amount of
such payment. Such fifteen (15) day period shall not be construed as in any way extending the due date of any payment. The late charge is imposed for the purpose of defraying the expenses of
Lender incident to handling such delinquent payment. This charge shall be in addition to, and not in lieu of, any other amount that Lender may be entitled to receive or action that Lender may be
authorized to take as a result of such late payment. All unpaid late charges shall be included in the total indebtedness subject to the Security Instruments for all purposes, including in connection
with a foreclosure sale. For purposes of Utah Code Annotated Section 57-1-28, the parties agrees that (A) all
unpaid late charges and other amounts owing hereunder or under the Loan Documents shall constitute a part of and be entitled to the benefits of Lender's Security Instruments lien upon the Property and
(ii) Lender may add all unpaid late charges and other amounts owing hereunder or under the Loan Documents to the principal balance of this Note, and in either case Lender may include the amount
of all unpaid late charges and other amounts owing hereunder or under the Loan Documents in any credit bid Lender may make at a foreclosure sale. Lender shall have no obligation to purchase, sell
and/or match funds in connection with the funding or maintaining of the Loan or any portion thereof. 

        Section 6.    Certain Provisions Regarding Payments.    All payments made under this Note shall be applied, to
the extent thereof, to late charges, to accrued but unpaid interest, to unpaid principal, and to any other sums due and unpaid to Lender under the Loan Documents, in such manner and order as Lender
may elect in its sole discretion, any instructions from Borrower or anyone else to the contrary notwithstanding. Remittances shall be made without offset, demand, counterclaim, deduction, or
recoupment (each of which is hereby waived) and shall be accepted subject to the condition that any check or draft may be handled for collection in accordance with the practice of the collecting bank
or banks. Acceptance by Lender of any payment in an amount less than the amount then due on any indebtedness shall be deemed an acceptance on account only, notwithstanding any notation on or
accompanying such partial payment to the contrary, and shall not in any way (a) waive or excuse the existence of an Event of Default (as hereinafter defined), (b) waive, impair or
extinguish any right or remedy available to Lender hereunder or under the other Loan Documents, or (c) waive the requirement of punctual payment and performance or constitute a novation in any
respect. Payments received after 2:00 p.m. shall be deemed to be received on, and shall be posted as of, the following Business Day. Whenever any payment under this Note or any other Loan
Document falls due on a day which is not a Business Day, such payment may be made on the next succeeding Business Day. 

        Section 7.    Events of Default.    The occurrence of any one or more of the following shall constitute an
"Event of Default" under this Note: 

        (a)   Borrower
fails to pay any amounts payable by Borrower to Lender under the terms of this Note on the date on which such payment was due, and Borrower fails to make such
payment within three (3) Banking Days of notice (whether oral notice, by e-mail or in writing) from Lender to Borrower. 

        (b)   Any
covenant, agreement or condition in this Note is not fully and timely performed, observed or kept, subject to any applicable grace or cure period. 

        (c)   An
Event of Default (as therein defined) occurs under any of the Loan Documents other than this Note or under any of the Environmental Agreements (subject to any
applicable grace or cure period). 

3

 

        Section 8.    Remedies.    Upon the occurrence of an Event of Default, Lender may at any time thereafter
exercise any one or more of the following rights, powers and remedies: 

        (a)   Lender
may accelerate the Maturity Date and declare the unpaid principal balance and accrued but unpaid interest on this Note, and all other amounts payable hereunder
and under the other Loan Documents, at once due and payable, and upon such declaration the same shall at once be due and payable. 

        (b)   Lender
may set off the amount due against any and all accounts, credits, money, securities or other property now or hereafter on deposit with, held by or in the
possession of Lender to the credit or for the account of Borrower, without notice to or the consent of Borrower. 

        (c)   Lender
may exercise any of its other rights, powers and remedies under the Loan Documents or the Environmental Agreements or at law or in equity. 

        Section 9.    Remedies Cumulative.    All of the rights and remedies of Lender under this Note, the other Loan
Documents and the Environmental Agreements are cumulative of each other and of any and all other rights at law or in equity, and the exercise by Lender of any one or more of such rights and remedies
shall not preclude the simultaneous or later exercise by Lender of any or all such other rights and remedies. No single or partial exercise of any right or remedy shall exhaust it or preclude any
other or further exercise thereof, and every right and remedy may be exercised at any time and from time to time. No failure by Lender to exercise, nor delay in exercising, any right or remedy shall
operate as a waiver of such right or remedy or as a waiver of any Event of Default. 

        Section 10.    Costs and Expenses of Enforcement.    Borrower agrees to pay to Lender on demand all costs and
expenses incurred by Lender in seeking to collect this Note or to enforce any of Lender's rights and remedies under the Loan Documents, including court costs and reasonable attorneys' fees and
expenses, whether or not suit is filed hereon, or whether in connection with bankruptcy, insolvency or appeal. 

        Section 11.    Service of Process.    Borrower hereby consents to process being served in any suit, action, or
proceeding instituted in connection with this Note by (a) the mailing of a copy thereof by certified mail, postage prepaid, return receipt requested, to Borrower and (b) serving a copy
thereof personally upon David L. Rasmussen, General Counsel of Borrower, the agent hereby designated and appointed by Borrower as Borrower's agent for service of process. Borrower irrevocably agrees
that such service shall be deemed to be service of process upon Borrower in any such suit, action, or proceeding. Nothing in this Note shall affect the right of Lender to serve process in any manner
otherwise permitted by law and nothing in this Note will limit the right of Lender otherwise to bring proceedings against Borrower in the courts of any jurisdiction or jurisdictions, subject to any
provision or agreement for arbitration or dispute resolution set forth in the Loan Agreement. 

        Section 12.    Heirs, Successors and Assigns.    The terms of this Note and of the other Loan Documents shall
bind and inure to the benefit of the heirs, devisees, representatives, successors and assigns of the parties. The foregoing sentence shall not be construed to permit Borrower to assign the Loan except
as otherwise permitted under the Loan Documents. 

        Section 13.    General Provisions.    Time is of the essence with respect to Borrower's obligations under this
Note. If more than one person or entity executes this Note as Borrower, all of said parties shall be jointly and severally liable for payment of the indebtedness evidenced hereby. Borrower and each
party executing this Note as Borrower hereby severally (a) waive demand, presentment for payment, notice of dishonor and of nonpayment, protest, notice of protest, notice of intent to
accelerate, notice of acceleration and all other notices (except any notices which are specifically required by this Note or any other Loan Document), filing of suit and diligence in collecting this
Note or enforcing any of the security herefor; (b) agree to any substitution, subordination, exchange or release of any such security or the release of any party primarily or secondarily liable
hereon; (c) agree 

4

 

that
Lender shall not be required first to institute suit or exhaust its remedies hereon against Borrower or others liable or to become liable hereon or to perfect or enforce its rights against them
or any security herefor; (d) consent to any extensions or postponements of time of payment of this Note for any period or periods of time and to any partial payments, before or after maturity,
and to any other indulgences with respect hereto, without notice thereof to any of them; and (e) submit (and waive all rights to object) to non-exclusive personal jurisdiction of
any state or federal court sitting in the state and county in which the Property is located for the enforcement of any and all obligations under this Note and the other Loan Documents;
(f) waive the benefit of all homestead and similar exemptions as to this Note; (g) agree that their liability under this Note shall not be affected or impaired by any determination that
any title, security interest or lien taken by Lender to secure this Note is invalid or unperfected; and (h) hereby subordinate to the Loan and the Loan Documents any and all rights against
Borrower and any security for the payment of this Note, whether by subrogation, agreement or otherwise, until this Note is paid in full. A determination that any provision of this Note is
unenforceable or invalid shall not affect the enforceability or validity of any other provision and the determination that the application of any provision of this Note to any person or circumstance
is illegal or unenforceable shall not affect the enforceability or validity of such provision as it may apply to other persons or circumstances. This Note may not be amended except in a writing
specifically intended for such purpose and executed by the party against whom enforcement of the amendment is sought. Captions and headings in this Note are for convenience only and shall be
disregarded in construing it. This Note and its validity, enforcement and interpretation shall be governed by the laws of the State of Utah (without regard to any principles of conflicts of laws) and
applicable United States federal law. Whenever a time of day is referred to herein, unless otherwise specified such time shall be the local time of the place where payment of this Note is to be made.
The term "Business Day" shall mean a day on which Lender is open for the conduct of substantially all of its banking business at its office in the city
in which this Note is payable (excluding Saturdays and Sundays). Capitalized terms used herein without definition shall have the meanings ascribed to such terms in the Loan Agreement. The words
"include" and "including" shall be interpreted as if followed by the words "without limitation." 

        Section 14.    Notices.    Any notice, request, or demand to or upon Borrower or Lender shall be deemed to have
been properly given or made when delivered in accordance with the terms of the Loan Agreement regarding notices. 

        Section 15.    No Usury.    It is expressly stipulated and agreed to be the intent of Borrower and Lender at
all times to comply with applicable state law or applicable United States federal law (to the extent that it
permits Lender to contract for, charge, take, reserve, or receive a greater amount of interest than under state law) and that this Section shall control every other covenant and agreement in this Note
and the other Loan Documents. If applicable state or federal law should at any time be judicially interpreted so as to render usurious any amount called for under this Note or under any of the other
Loan Documents, or contracted for, charged, taken, reserved, or received with respect to the Loan, or if Lender's exercise of the option to accelerate the Maturity Date, or if any prepayment by
Borrower results in Borrower having paid any interest in excess of that permitted by applicable law, then it is Lender's express intent that all excess amounts theretofore collected by Lender shall be
credited on the principal balance of this Note and all other indebtedness secured by the Security Instruments, and the provisions of this Note and the other Loan Documents shall immediately be deemed
reformed and the amounts thereafter collectible hereunder and thereunder reduced, without the necessity of the execution of any new documents, so as to comply with the applicable law, but so as to
permit the recovery of the fullest amount otherwise called for hereunder or thereunder. All sums paid or agreed to be paid to Lender for the use or forbearance of the Loan shall, to the extent
permitted by applicable law, be amortized, prorated, allocated, and spread throughout the full stated term of the Loan. 

5

 

        THE LOAN DOCUMENTS REPRESENT THE FINAL AGREEMENT BETWEEN THE PARTIES AND MAY NOT BE CONTRADICTED BY EVIDENCE OF PRIOR, CONTEMPORANEOUS OR SUBSEQUENT ORAL
AGREEMENTS OF THE PARTIES.  

        THERE ARE NO ORAL AGREEMENTS BETWEEN THE PARTIES.  

[Remainder of Page Intentionally Left Blank] 

6

 

        Borrower
has duly executed this Note as of the date first above written. 

 

 

							
	 	 	 BORROWER:
	

 	
 	
 	
 	
 EXTRA SPACE PROPERTIES THIRTY LLC

a Delaware limited liability company
	

 	
 	
 	
 	
By:	
 	
/s/ KENT W. CHRISTENSEN

 
	 	 	 	 	Name:	 	Kent W. Christensen
	 	 	 	 	Title:	 	Manager

 

 7

QuickLinks

Exhibit 10.33

Promissory Note (Borrowing Base Revolving Line of Credit)QuickLinks
 -- Click here to rapidly navigate through this document

 

 
 

  Exhibit 10.34    
    

  

 
 

  Revolving Line of Credit Agreement    
    

by
and between 

 
 

  EXTRA SPACE PROPERTIES THIRTY LLC
  a Delaware limited liability company    

as
Borrower, 

and 

 
 

  BANK OF AMERICA, N.A.
  a national banking association,    

as
Lender, 

with
respect to 

a
$50,000,000.00 Real Estate Borrowing Base Revolving Line of Credit 

 

 Schedules to Term Loan Agreement

 

 

			
	Schedule 1	 	Definitions
	
Schedule 2	
 	
Form of Draw Request
	
Schedule 3	
 	
Leasing and Tenant Matters
	
Schedule 4	
 	
Tax and Insurance Reserve Deposits
	
Schedule 5	
 	
Swap Contracts
	
Schedule 6	
 	
Borrowing Base Properties
	
Schedule 7	
 	
Borrowing Base Certificate

 

 i

 

 
 

  Revolving Line of Credit Agreement
  (Borrowing Base Revolving Line of Credit)    

        This
Revolving Line of Credit Agreement (this "Agreement") is made as of February 13, 2009 (the
"Effective Date"), by and between EXTRA SPACE PROPERTIES THIRTY LLC, a Delaware limited liability
company (the "Borrower"), and BANK OF AMERICA, N.A., a national banking association, and its successors,
participants and assigns ("Lender"). 

 
 

Recitals    
    

        A.    Borrower
has requested that Lender make a secured, borrowing base revolving line of credit available to Borrower in the maximum principal amount of up to  Fifty Million and No/100 Dollars ($50,000,000.00).

        B.    The
line of credit will be secured by (i) certain real properties and related improvements and personal property which are owned by Borrower from time to time,
(ii) certain real properties and related improvements and personal property which are owned as of the date hereof by EXTRA SPACE OF NORTH
BERGEN LLC, a New Jersey limited liability company, and EXTRA SPACE OF KNIGHTS ROAD LLC, a Pennsylvania limited
liability company (individually and collectively, the "Permitted Subsidiaries"), each of which is a wholly-owned subsidiary of Borrower, and
(iii) a pledge of 100% of the memberships interests in each of the Permitted Subsidiaries, which membership interests are owned by Borrower. 

        C.    The
credit available hereunder to Borrower shall be based on a borrowing base calculated with respect to the value, at any time, of the individual real properties and
related improvements and personal property which then secure the obligations of Borrower hereunder. 

        D.    As
more particularly described herein Borrower shall have the right to, subject to certain conditions and limitations: 

          (i)  pledge
to Lender additional real properties and related improvements and personal property as collateral security for the obligations of Borrower hereunder; and 

         (ii)  cause
Lender to release one or more of the real properties and related improvements and personal property which act as collateral security for the obligations
hereunder. 

        E.    Lender
is willing to extend such loan to Borrower pursuant to this Agreement and all other documents, instruments and agreements required hereby or related hereto
(collectively, the "Loan Documents"). 

        Therefore,
Lender and Borrower agree as follows: 

 
 

  ARTICLE 1    
    

General Information.  

        1.1    Conditions to Closing.    

        The
conditions precedent to closing the Loan and recording a Security Instrument are set forth in the Closing Checklist. 

        1.2    Schedules.    

        The
Schedules attached to this Agreement are incorporated herein and made a part hereof. 

        1.3    Defined Terms.    

        Capitalized
terms in this Agreement shall have the meanings ascribed to such terms in the Preamble hereto and in Schedule 1. 

 
 
 

  ARTICLE 2    
    

Terms of the Loan.  

        2.1    The Loan; Maximum Availability; Remargining.    

        (a)   Subject
to the terms and conditions hereof, Lender agrees to make Advances to Borrower in an aggregate principal amount at any one time outstanding of up to, but not to
exceed, the Maximum Availability less the sum of (i) the face amount of all undrawn letters of credit, plus (ii) the amount of all drawings under letters of credit which have not been
reimbursed by Borrower to Lender. Interest shall accrue and be payable in arrears only on sums advanced hereunder for the period of time outstanding. Subject to the terms and conditions of this
Agreement, Borrower may repay and
re-borrow Advances hereunder on a revolving basis. Although the outstanding principal of the Note may be zero from time to time, the Loan Documents will remain in full force and effect
until the Maturity Date, unless sooner terminated, and all Obligations are paid and performed in full. The obligation of Borrower to repay Advances will be evidenced by the Note. Upon the occurrence
of a Default or Event of Default, Lender may suspend or terminate its commitment to make Advances without notice to or consent of Borrower. 

        (b)   If
at any time the outstanding balance of the Loan exceeds the then current Maximum Availability, Borrower shall within ten (10) Banking Days either
(i) make a principal payment to Lender in an amount sufficient to reduce the outstanding balance of the Loan plus sum of (A) the face amount of all undrawn letters of credit, plus
(B) the amount of all drawings under letters of credit which have not been reimbursed by Borrower to Lender to an amount less than or equal to the then current Maximum Availability, or
(ii) identify in writing to Lender a Property proposed to be added as a new Borrowing Base Property which Borrower in good faith believes will have a sufficient Adjusted (LTV) Appraised Value
and Initial Debt Service Coverage Ratio Value to provide sufficient Maximum Availability to exceed the outstanding balance of the Loan plus sum of (A) the face amount of all undrawn letters of
credit, plus (B) the amount of all drawings under letters of credit which have not been reimbursed by Borrower to Lender. In the event that Borrower identifies any such proposed replacement
Property, such Property must be approved as a Borrowing Base Property and shall otherwise meet all conditions of a Borrowing Base Property within sixty (60) days. If such approval is not
provided by Lender or any of such conditions are not satisfied, then Borrower shall within two (2) Banking Days make the payment to Lender required by subsection (i) above. 

        2.2    Closing; No Initial Borrowing Base Properties.    

        (a)   Subject
to the other terms and conditions hereof, Lender hereby agrees to close the Loan without any current Borrowing Base Properties. No Advances hereunder shall be
permitted until such time as not less than six (6) Borrowing Base Properties have been approved and accepted by Lender to secure the Loan. Unless agreed otherwise by Lender in writing, if six
(6) Borrowing Base Properties have not been approved and accepted by Lender on or before May 14, 2009, this Agreement shall terminate and
all amounts outstanding hereunder or under the Note shall immediately be due and payable in full. 

        (b)   Borrower
has proposed that Lender initially consider the Properties described in Schedule 6 for acceptance by
Lender as Borrowing Base Properties. Lender is currently conducting due diligence on such Properties in accordance with Section 4.1 hereof and
the other terms and conditions hereof, but to date has not received all information required to consider approving any such Properties as Borrowing Base Properties. Such approval, if any, shall be
subject to the terms and conditions hereof. 

2

 

        2.3    Advances; Borrowing Base Calculation Prior to Initial Advance.    

        (a)   Borrower
shall give Lender notice pursuant to a Draw Request of each requested borrowing of an Advance. Each Draw Request shall be delivered to Lender before
9:00 a.m. on the date three (3) Banking Days prior to the proposed date of such borrowing. Each Draw Request shall be irrevocable once given and shall be binding on Borrower. 

        (b)   Prior
to the initial Advance hereunder, Lender shall calculate the Adjusted (LTV) Appraised Value and Initial Debt Service Coverage Ratio Value for each then current
Borrowing Base Property (each such calculation being on a property specific basis and not on an overall portfolio basis). Based on the foregoing calculations, Lender shall determine the initial
Borrowing Base and Maximum Availability. 

        2.4    Disbursement of Loan Proceeds.    

        Subject
to the satisfaction of all applicable conditions, Lender will make the proceeds of such borrowing available to Borrower no later than 1:00 p.m. on the date and at the
account specified by Borrower in such Draw Request. 

        2.5    Availability Period.    

        The
availability of the Loan commences on the date of this Agreement and expires on the Maturity Date, as defined in the Note, unless there is an Event of Default (the
"Availability Period"). If there is an Event of Default, then in addition to Lender's other remedies, Lender may terminate Borrower's ability to request
Advances and may require Borrower to repay any amounts outstanding under the Loan immediately. 

        2.6    Letters of Credit.    

        (a)   From
time to time, Lender may issue letters of credit for Borrower's account upon at least five (5) Banking Days' prior written notice from Borrower; provided,
however, that at no time shall the sum of (i) the face amount of all undrawn letters of credit, plus (ii) the amount of all drawings under letters of credit which have not been
reimbursed by Borrower to Lender, plus (iii) the amount of all outstanding Advances, exceed, the Maximum Availability. In the event such disbursement under the Loan causes the total amount of
credit outstanding under the Loan to exceed the limitations set forth in this Agreement, Borrower will immediately pay the excess to Lender upon Lender's demand. 

        (b)   Each
letter of credit shall be issued pursuant to the terms and conditions of a Lender standard form Application and Agreement for Letter(s) of Credit
("Letter of Credit Agreement") executed by Borrower; and each letter of credit shall be in form and substance and in favor of beneficiaries satisfactory
to Lender. Pursuant to the terms and conditions of Lender's standard form of Letter of Credit Agreement, any drawings under a letter of credit shall be repaid by Borrower to Lender on demand; and the
Letter of Credit Agreement will set forth all of the terms and conditions regarding the issuance of a letter of credit and any draws thereunder. 

        (c)   The
Letter of Credit Agreement shall set forth the rate of interest on any draws thereunder. Until repaid, any drawing under the letter of credit shall bear interest at
the rate specified in the Note for Advances and shall be due and payable within thirty (30) days from the date drawn. 

        (d)   Each
letter of credit shall expire on or before the date that is the earlier of (i) one (1) year after the date of issuance thereof or (ii) the
Maturity Date. 

        (e)   Each
letter of credit shall be issued only for the account of Borrower or for an affiliate of Borrower acceptable to Lender in its sole discretion. 

3

 

        (f)    If
at any time there are letters of credit outstanding and this Loan is canceled or expires, Borrower shall provide Lender with cash collateral in an amount at least
equal to the aggregate amount of all letters of credit outstanding, or other form of collateral acceptable to Lender in its sole and absolute discretion. 

        (g)   Borrower
shall pay to Lender nonrefundable issuance fees for each letter of credit in an amount equal to two percent (2.0%) per annum of the face amount of such letter
of credit, payable upon the issuance of each letter of credit for the first year and upon each anniversary of such issuance date (which fee shall be pro rated for any partial year). Such fees shall be
calculated on the basis of a three hundred sixty (360) day year and actual days elapsed, which results in higher fees than if a three hundred sixty-five (365) day year were
used. 

        2.7    Liability of Lender.    

        Lender
shall in no event be responsible or liable to any Person other than Borrower for the disbursement of or failure to disburse the Loan proceeds or any part thereof and no Person
other than Borrower shall have any right or claim against Lender under this Agreement or the other Loan Documents. 

 
 

  ARTICLE 3    
    

Fees and Expenses  

        3.1    Loan Fee.    

        Borrower
agrees to pay to Lender a non-refundable fee of Five Hundred Thousand and No/100 Dollars ($500,000.00) due on closing. Such fee is equal to one (1) percent of
the Loan Amount. Borrower acknowledges that the fee paid under this Section 3.1 has been fully earned by Lender at time of payment and is
non-refundable to Borrower in the event this Agreement is terminated or expires as provided herein and whether or not any Borrowing Base Properties are subsequently approved or Advances
made. 

        3.2    Unused Commitment Fee.    

        Within
five (5) Banking Days following the last day of such calendar quarter, Borrower shall pay to Lender the applicable Unused Commitment Fee for each month in the previous
calendar quarter. If any Unused Commitment Fee required to be paid under this Section 3.2 is not paid when due, Borrower agrees to pay interest
on such fee at the Default Interest Rate set forth in the Note from the date due until paid in full. As used herein, the following terms shall have the following meanings: 

        "Unused Commitment Fee" means for each calendar month: 

        (a)   if
as of the end of any calendar month after the date hereof, the Average Monthly Outstanding Borrowings for such calendar month were less than one half (1/2) of the
Loan Amount for such calendar month, an annual fee equal to 0.20% of the difference between the Loan Amount and the Average Monthly Outstanding Borrowing calculated on a monthly basis 

        (b)   if
as of the end of any calendar month after the date hereof, the Average Monthly Outstanding Borrowings for such calendar month were greater than or equal to one half
(1/2) of the Loan Amount for such calendar month, an annual fee equal to 0.15% of the difference between the Loan Amount and the Average Monthly Outstanding Borrowing calculated on a monthly basis 

Such
fee shall be pro-rated in the event that an Unused Commitment Fee is due and payable for less and payable quarterly in arrears than a full calendar month. 

4

 

        "Average Monthly Outstanding Borrowings" means the sum of all Outstanding Borrowings on each day during a calendar month (or portion
thereof) with respect to which the Unused Commitment Fee is being computed, divided by the number of days in that calendar month (or portion thereof). 

        "Outstanding Borrowings" means, at any time, the aggregate amount of then outstanding Advances plus the undrawn available amount of all
issued and un-expired Letters of Credit. 

        3.3    Expenses and Costs.    

        (a)   Borrower
will pay all costs and expenses incurred by Lender in connection with the making, disbursement and administration of the Loan, and in the exercise of any of
Lender's rights or remedies under the Loan Documents. Such costs and expenses include legal fees and expenses of Lender's counsel and any other reasonable fees and costs for services, regardless of
whether such services are furnished by Lender's employees or by independent contractors. 

        (b)   Borrower
agrees to indemnify Lender from and hold it harmless against any transfer or documentary taxes, assessments or charges imposed by any governmental authority by
reason of the execution, delivery and performance of the Loan Documents. 

 
 

  ARTICLE 4    
    

Borrowing Base Properties  

        4.1    Eligibility of Properties    

        (a)    Initial Borrowing Base Properties.    Upon satisfaction of the conditions set forth in this  Article 4 with respect to a
Property, as determined by Lender in its sole discretion, such Property shall be deemed to be Borrowing Base Property
for all purposes hereof. 

        (b)    Minimum Number of Borrowing Base Properties; Ownership.    Borrower covenants and agrees that at all times from
and after May 14, 2009, there will be a minimum of six (6) Borrowing Base Properties. All Borrowing Base Properties other than the
Properties described in Schedule 6.10 and 6.11 (if approved as Borrowing Base Properties by
Lender) must be owned by Borrower and not by any Permitted Subsidiary or any other affiliate of Borrower or any third party. 

        (c)    Additional Borrowing Base Properties.    

        (i)    Notice and Initial Evaluation.    If at any time Borrower desires that a Property be approved as a Borrowing
Base Property, Borrower shall so notify Lender in writing. No Property will be evaluated for consideration to be added as a Borrowing Base Property by Lender unless and until Borrower delivers to
Lender the following, in form and substance satisfactory to Lender in its sole and absolute discretion: 

        a.     An
executive summary of the Property including, at a minimum, the following information relating to such Property: (i) a description of such Property, such
description to include the age, location, site plan, current occupancy rate and physical condition of such Property; (ii) the purchase price paid or to be paid for such Property if the Property
is being acquired; (iii) the current and projected condition of the regional self-storage market and specific submarket in which such Property is located; and (iv) the
current projected capital plans and, if applicable current renovation plans for such Property; 

        b.     An
operating statement for such Property certified by a representative of Borrower as being true and correct in all material respects and prepared in accordance with
Borrower's standard accounting procedures for the previous three (3) calendar years, provided that, with respect to any period such Property was not owned by Borrower, such 

5

 

information
shall only be required to be delivered to the extent reasonably available to Borrower and such certification may be based upon the best of Borrower's knowledge and provided further, that
if such Property has been operating for less than three (3) years, Borrower shall provide such projections and other information concerning the anticipated operation of such Property as Lender
may reasonably request; 

        c.     A
current rent roll for such Property certified by a representative of Borrower as being true and correct in all material respects; and 

        d.     A
current title commitment for such Property issued by Chicago Title Insurance Company or another title insurer acceptable to Lender in its sole discretion (which
discretion may specifically include the right to refuse to accept policies from LandAmerica Title Insurance Company, Lawyers Title Insurance Company and Commonwealth Land Title Insurance Company),
together with legible copies of all Schedule B-2 exception documents. Borrower may elect in its discretion to change title insurance agents as long as any replacement agent is an
authorized agent of the foregoing title insurer. 

        (ii)    Lender's Right to Request Additional Information.    Upon receipt of Borrower's notice requesting that Lender
evaluate another property and upon receipt and review of the items described in Section 4.1(c)(i) above, Lender may request from Borrower, and
Borrower shall deliver to Lender (to the extent available to Borrower (or a Permitted Subsidiary in the case of the Properties described in  Schedule 6.10 and 6.11 and not other Properties), provided, however, that if Lender requests any
such item and Borrower does not deliver the same Lender shall have no obligation to approve the proposed Property as a Borrowing Base Property) the following, in form and substance satisfactory to
Lender in its sole and absolute discretion: 

        a.     A
copy of Borrower's (or a Permitted Subsidiary in the case of the Properties described in Schedule 6.10 and  6.11 and not other Properties) ALTA Owner's
Policy of Title Insurance ("Owner's Policy") covering such
Property showing Borrower as fee titleholder thereto and all matters of record; 

        b.     Copies
of all documents of record reflected in Schedule B of the Owner's Policy; 

        c.     A
copy of the most recent real estate tax bill and notice of assessments; 

        d.     A
current survey of such Property certified by a surveyor licensed in the applicable jurisdiction to have been prepared in accordance with the then effective Minimum
Standard Detail Requirements for ALTA/ACSM Land Title Surveys; 

        e.     A
"Phase I" environmental assessment of such Property not more than six (6) months old, which report (i) has been prepared by an environmental
engineering firm reasonably acceptable to Lender and (ii) complies with the requirements contained in Lender's guidelines adopted from time to time by Lender to be used in its lending practice
generally and any other environmental assessments or other reports relating to such Property, including any "Phase II" environmental assessment prepared or recommended by such environmental
engineering firm to be prepared for such Property and satisfactory evidence that all environmental issues pertaining to such Property, including, without limitation, removal and remediation of mold,
have been fully remediated in accordance with Applicable Law; 

        f.      Copies
of all Property Management Agreements and all other Material Contracts relating to the use, occupancy, operation, maintenance, enjoyment, or ownership of such
Property, if any; 

6

 

        g.     Evidence
that insurance in an amount satisfactory to Lender in its sole and absolute discretion is maintained with respect to the Property; 

        h.     Evidence
that the Property complies with applicable zoning and land use laws; 

        i.      A
detailed calculation of the Adjusted (LTV) Appraised Value for such Property and supporting documentation for such calculation; 

        j.      A
detailed calculation of the Initial Debt Service Coverage Ratio Value for such Property and supporting documentation for such calculation; 

        k.     Rent
rolls and other evidence acceptable to Lender showing that not less than 75% of the rentable self storage units and other rentable Improvements on such Property (on
a overall square footage basis) have been leased to third party tenants pursuant to the permitted leasing guidelines of Schedule 3 hereof; and 

        l.      Such
other information as Lender may request in its sole and absolute discretion. 

        (d)    Appraisal; Approval.    Upon receipt of the aforementioned items, Lender shall commission, at Borrower's
expense, an Appraisal of such Property, to be in form and substance satisfactory to Lender in its sole and absolute discretion. Within twenty (20) Banking Days of receipt such Appraisal, Lender
shall review such Appraisal and determine whether Lender is willing to accept such Property as a Borrowing Base Property, which shall be determined in Lender's sole and absolute discretion based on
the Appraisal and the information submitted to Lender pursuant to Section 4.1(c). Upon a determination by Lender that the proposed Property is an
Eligible Property and upon Lender's discretionary decision to include such Property as a Borrowing Base Property, Borrower shall pay to Lender a non-refundable processing fee in the amount
of $1,500.00 (however, such $1,500 fee shall not apply with respect to the initial Borrowing Base Properties described on Schedule 6 hereto) in
addition to all reasonable fees and expenses incurred by Lender in its due diligence of the Property. 

        (e)    Security Instrument.    Prior to adding any Property as a Borrowing Base Property, Borrower (or a Permitted
Subsidiary in the case of the Properties described in Schedule 6.10 and 6.11 and not other
Properties) shall execute and deliver to Lender a Security Instrument for the benefit of Lender encumbering the Property and an environmental indemnity in form and substance acceptable to Lender in
its discretion. If the Property is ground leased to Borrower rather than owned in fee, Borrower shall have executed and delivered to Lender or caused such other parties as Lender may require to
execute and deliver to Lender, a ground lessor's consent, non-disturbance and attornment agreement and/or a fee mortgagee consent, each in form and content acceptable to Lender. Borrower
shall also cause Guarantor and each Permitted Subsidiary to execute and deliver such consents as Lender may require and request. 

        (f)    Title Insurance.    Prior to adding any Property as a Borrowing Base Property, Borrower shall provide Lender
with an 2006 Form ALTA extended coverage title insurance policy (or local equivalent in the State in which the Property is located) issued by Chicago Title Insurance Company or another title insurer
acceptable to Lender in its sole discretion (which discretion may specifically include the right to refuse to accept policies from LandAmerica Title Insurance Company, Lawyers Title Insurance Company
and Commonwealth Land Title Insurance Company), in the maximum amount of the Loan plus any other amount secured by the Security Instrument (or a pro rated amount of the Loan Amount together with a tie
in endorsement, as determined by Lender), on a coinsurance and/or reinsurance basis if and as required by Lender, insuring without exclusion or exception for creditors' rights (including the
endorsement of any standard exclusion appearing in the Jacket or standard conditions of such title insurance policy out of such exclusions in form and substance acceptable to Lender) that the Security
Instrument encumbering the 

7

 

Property
to be added as a Borrowing Base Property constitutes a valid lien covering said Property and all Improvements thereon, having the first priority required by Lender and subject only to those
exceptions and encumbrances (regardless of rank or priority) Lender approves, in a form acceptable to
Lender and with such endorsements as Lender may require, and with all "standard" exceptions which can be deleted, including the exception for matters which a current survey would show, deleted to the
fullest extent authorized under applicable title insurance rules, and Borrower shall satisfy all requirements therefor permitted; containing no exception for standby fees or real estate taxes or
assessments other than those for the year in which the closing occurs to the extent the same are not then due and payable and endorsed "not yet due and payable" and no exception for subsequent
assessments for prior years; providing full coverage against mechanics' and materialmen's liens to the extent authorized under applicable title insurance rules, and Borrower shall satisfy all
requirements therefor; insuring that no restrictive covenants shown in the title insurance have been violated, and that no violation of the restrictions will result in a reversion or forfeiture of
title; insuring all appurtenant easements; insuring that fee simple indefeasible or marketable (as coverage is available) fee simple or leasehold (as applicable) title to such Property and
Improvements is vested in Borrower (or a Permitted Subsidiary in the case of the Properties described in Schedule 6.10 and  6.11 and not other
Properties); containing such affirmative coverage and endorsements as Lender may require and are available under applicable title
insurance rules, and Borrower shall satisfy all requirements therefor; insuring any easements, leasehold estates or other matters appurtenant to or benefiting the Property and/or the Improvements as
part of the insured estate; insuring the right of access to the Property to the extent authorized under applicable title insurance rules and regulations. 

        (g)    Lender Credit Approval.    Prior to adding any Property as a Borrowing Base Property, Lender shall have
obtained such internal credit approvals as may be required by Lender's then current polices and procedures. Lender shall have the right to approve or disapprove any Property in its sole and absolute
discretion. 

        4.2    Release of Properties.    

        From
time to time Borrower may request, upon not less than thirty (30) days prior written notice to Lender that a Borrowing Base Property be released from the Liens created by the
Security Instrument applicable thereto, which release ("Property Release") shall be effected by Lender if Lender determines all of the following
conditions are satisfied as of the date of the Property Release: 

        (a)   No
Default or Event of Default exists or will exist immediately after giving effect to such Property Release and the reduction of the Borrowing Base by reason of the
release of such Property; 

        (b)   The
Borrower shall have delivered to Lender a Borrowing Base Certificate demonstrating on a pro forma basis that the sum of (i) the face amount of all undrawn
letters of credit, plus (ii) the amount of all drawings under letters of credit which have not been reimbursed by Borrower to lender, plus (iii) the amount of all outstanding Advances,
will not exceed the Maximum Availability after giving effect to such request and any prepayment to be made and/or the acceptance of any Property as an additional or replacement Borrowing Base Property
to be given concurrently with such request; 

        (c)   The
Borrower shall have paid any amounts as are required in order to ensure that sum of (i) the face amount of all undrawn letters of credit, plus (ii) the
amount of all drawings under letters of credit which have not been reimbursed by Borrower to lender, plus (iii) the amount of all outstanding Advances, does not exceed, the Maximum Availability
after giving effect to such release; 

8

 

        (d)   The
Borrower shall have delivered to Lender all documents and instruments reasonably requested by Lender in connection with such Property Release including, without
limitation, the following: 

          (i)  the
quitclaim deed or other instruments to be used to effect such Property Release if the Property is being sold or transferred; and 

         (ii)  If
required by Lender, an appropriate partial release or modification endorsement to the title insurance policies in effect with respect to the remaining Borrowing Base
Properties; 

        (e)   Lender
shall have recalculated the Borrowing Base; and 

        (f)    Borrower
shall also cause Guarantor and each Permitted Subsidiary to execute and deliver such consents to such release as Lender may require and request. 

        (g)   Borrower
shall have paid to Lender all costs and expenses, including attorneys' fees, title insurance fees, and costs and expenses incurred by Lender in connection with
the Property Release and Lender's consideration of Borrower's request therefor. 

Except
as set forth in this Section 4.2, no Borrowing Base Property shall be released from the Liens created by the Security Instrument
applicable thereto. 

        4.3    Frequency of Appraisals.    

        The
Appraised Value of a Borrowing Base Property shall be determined or re-determined, as applicable, under each of the following circumstances: 

        (a)   In
connection with the acceptance of a Property as a Borrowing Base Property Lender will determine the Appraised Value thereof as provided in  Section 4.1; 

        (b)   From
time to time upon at least five (5) Banking Days written notice to Borrower and at Borrower's expense, Lender may re-determine the Appraised
Value of a Borrowing Base Property in any of the following circumstances: 

          (i)  if
necessary in order to comply with FIRREA, other applicable laws related to Lender, or requests by a Governmental Authority; 

         (ii)  if
Lender determines such Property contains structural defects, title defects, environmental conditions or other adverse matters material to the profitable operation of
such Property (including, without limitation, negligent acts or omissions by Borrower with respect to the operation of such Property) and Lender has not declared such Property ineligible pursuant to  Section 4.1(d)
; or 

        (iii)  upon
the occurrence of a Default or Event of Default. 

        (iv)  At
any time and from time to time, Lender may re-determine, at its own expense, the Appraised Value of a Borrowing Base Property; 

         (v)  If
Borrower has requested a Property Release; or 

        (vi)  Upon
Borrower's written request to Lender and at Borrower's expense, but not more frequently than one (1) time per calendar year per Borrowing Base Property,
Lender shall re-determine the Appraised Value of any Borrowing Base Property. 

9

 

        4.4    Borrowing Base; Frequency of Calculations of Borrowing Base; Remargining.    

        (a)   Initially,
the Borrowing Base shall be the amount set forth as such in the Borrowing Base Certificate delivered under  Section 2.3(b). Thereafter, the Borrowing Base shall be the amount set forth as such in
the Borrowing Base Certificate delivered from time to
time under Section 4.2(b) and Section 7.8. Any increase in the Adjusted (LTV) Appraised
Value of a Borrowing Base Property due to an increase in the Appraised Value of such Property pursuant to a re-appraisal of such Property as contemplated by  Section 4.3, shall become effective as
of the next re-determination of the Borrowing Base by Lender, provided that prior to such
effective date Borrower shall have delivered to Lender an endorsement to the title insurance policy insuring the Lien of the Security Instrument encumbering such property to increase the coverage
amount thereof to not less than the portion of the Borrowing Base attributable to such Property. 

        (b)   If
at any time Lender determines that the Adjusted (LTV) Appraised Value or 1.40 Debt Service Coverage Ratio Value has decreased for any Borrowing Base Property, Lender
may recalculate the Borrowing Base and Borrower shall remargin the Loan as required by Section 2.1(b), if required by the provisions of such  Section 2.1(b)
. 

 
 

  ARTICLE 5    
    

Conditions  

        5.1    Conditions.    

        Lender
must receive the following items, in form and content acceptable to Lender, before it is required to extend any credit to Borrower under this Agreement: 

        (a)    Authorizations.    Evidence that the execution, delivery and performance by Borrower, Guarantor and each
Permitted Subsidiary of the Loan Documents have been duly authorized. 

        (b)    Governing Documents; Good Standing Certificates.    A copy of Borrower's , Guarantor's and each Permitted
Subsidiary's articles of incorporation, bylaws, articles of organization, certificate of formation, and/or operating agreements, as applicable. A certificate of good standing for Borrower, Guarantor
and each Permitted Subsidiary from the state where formed and from any other state in which Borrower, Guarantor and each Permitted Subsidiary owns any Property or where any such party is required to
qualify to conduct its business. 

        (c)    Loan Documents.    Duly executed Loan Documents. 

        (d)    Insurance.    Evidence of insurance coverage required by the Loan Documents. 

        (e)    Payment of Fees.    Payment of all accrued and unpaid expenses incurred by Lender as provided for by the Loan
Documents. 

        (f)    Opinions.    Such opinions of counsel for Borrower, Guarantor and each Permitted Subsidiary as Lender may
require, including opinions as to the enforceability of each Security Instrument, each in form and content acceptable to Lender in its discretion. 

        (g)    Other Items.    Any other documents and other items Lender may reasonably require as conditions precedent to
this Agreement. 

10

 
 
 

  ARTICLE 6    
    

Representations and Warranties.  

        Borrower makes the following representations and warranties to Lender as of the date hereof and as of the date of each Advance hereunder: 

        6.1    Organization, Power and Authority of Borrower; Loan Documents.    

        Each
of Borrower, Guarantor and the Permitted Subsidiaries: (a) is duly organized, existing and in good standing under the laws of the state in which it is organized and is duly
qualified to do business and in good standing in the state in which their Property is located (if different from the state of its formation) and in any other state where the nature of their business
or property requires it to be qualified to do business, and (b) has the power, authority and legal right to own its property and carry on the business now being conducted by it and to engage in
the transactions contemplated by the Loan Documents. The Loan Documents to which each of Borrower, Guarantor and the Permitted Subsidiaries is a party have been duly executed and delivered by such
party, and the execution and delivery of, and the carrying out of the transactions contemplated by, such Loan Documents, and the performance and observance of the terms and conditions thereof, have
been duly authorized by all necessary organizational action by and on behalf of such party. The Loan Documents to which each of Borrower, Guarantor and the Permitted Subsidiaries is a party constitute
the valid and legally binding obligations of Borrower, Guarantor and the Permitted Subsidiaries and are fully enforceable against Borrower, Guarantor and the Permitted Subsidiaries in accordance with
their respective terms, except to the extent that such enforceability may be limited by laws generally affecting the enforcement of creditors' rights. 

        6.2    Other Documents; Laws.    

        The
execution and performance of the Loan Documents to which each of Borrower, Guarantor and a Permitted Subsidiary is a party and the consummation of the transactions contemplated
thereby will not conflict with, result in any breach of, or constitute a default under, the organizational documents of such party, or to the best of such party's knowledge, any contract, agreement,
document or other instrument to which Borrower, Guarantor and/or any Permitted Subsidiary is a party by which Borrower, Guarantor and/or any Permitted Subsidiary or any of their properties may be
bound or
affected, and to the best of such party's knowledge, such actions do not and will not violate or contravene any Law to which they are subject. 

        6.3    Taxes.    

        Borrower,
Guarantor and each Permitted Subsidiary has filed all federal, state, county and municipal Tax returns required to have been filed by such parties and has paid all Taxes which
have become due pursuant to such returns or pursuant to any Tax assessments received by Borrower, Guarantor and/or the Permitted Subsidiaries. 

        6.4    Legal Actions.    

        To
the best of Borrower's, Guarantor's and the Permitted Subsidiaries' knowledge: (a) there are no Claims or investigations by or before any court or Governmental Authority,
pending or affecting Borrower, Guarantor and/or the Permitted Subsidiaries, their business or any Property which would have a Material Adverse Effect, and (b) neither Borrower, Guarantor nor
any Permitted Subsidiaries is in default with respect to any order, writ, injunction, decree or demand of any court or any Governmental Authority affecting such party or any Property which would have
a Material Adverse Effect. 

11

 

        6.5    Nature of Loan.    

        Borrower
is a business or commercial organization. The Loan is being obtained solely for business or investment purposes, and will not be used for personal, family, household or
agricultural purposes. 

        6.6    Trade Names.    

        Borrower,
Guarantor and each Permitted Subsidiary conducts its business solely under the name set forth in the Preamble to this Agreement and makes use of no trade names in connection
therewith, unless such trade names have been previously disclosed to Lender in writing. Lender acknowledges that
it will have no lien or security interest in and to then Extra Space or Extra Space Storage name, logo or trademarks. 

        6.7    Financial Statements.    

        The
financial statements heretofore delivered by Borrower, Guarantor and each Permitted Subsidiary to Lender are true and correct in all material respects, have been prepared in
accordance with sound accounting principles consistently applied, and fairly present in all material respects the respective financial conditions of the subjects thereof as of the respective dates
thereof. 

        6.8    No Material Adverse Change.    

        No
material adverse change has occurred in the financial conditions reflected in the financial statements of Borrower, Guarantor and each Permitted Subsidiary since the respective dates
of such statements, and no material additional liabilities have been incurred by Borrower, Guarantor or any Permitted Subsidiary since the dates of such statements other than the borrowings
contemplated herein or as approved in writing by Lender. 

        6.9    ERISA and Prohibited Transactions.    

        As
of the date hereof and throughout the term of the Loan: (a) neither Borrower, Guarantor nor any Permitted Subsidiary is or will be (i) an "employee benefit plan," as
defined in Section 3(3) of ERISA, (ii) a "governmental plan" within the meaning of Section 3(32) of ERISA, or (iii) a "plan" within the meaning of Section 4975(e) of
the Code; (b) the assets of Borrower, Guarantor and each Permitted Subsidiary do not and will not constitute "plan assets" within the meaning of the United States Department of Labor
Regulations set forth in Section 2510.3-101 of Title 29 of the Code of Federal Regulations; (c) to the best of Borrower's, Guarantor's and each Permitted Subsidiary's
knowledge, transactions by or with Borrower, Guarantor and each Permitted Subsidiary are not and will not be subject to state statutes applicable to Borrower, Guarantor and each Permitted Subsidiary
regulating investments of fiduciaries with respect to governmental plans; and (d) to the best of Borrower's, Guarantor's and each Permitted Subsidiary's knowledge, Borrower, Guarantor and each
Permitted Subsidiary will not engage in any transaction that would cause any Obligation or any action taken or to be taken hereunder (or the exercise by Lender of any of its rights under the Security
Instrument or any of the other Loan Documents) to be a non-exempt (under a statutory or administrative class exemption) prohibited transaction under ERISA or Section 4975 of the
Code. Borrower, Guarantor and each Permitted Subsidiary agree to deliver to Lender such certifications or other evidence of compliance with the provisions of this Section as Lender may from time to
time request. 

        6.10    Compliance with Laws and Zoning and Other Requirements; Encroachments.    

        Borrower,
Guarantor and each Permitted Subsidiary is in compliance with the requirements of all applicable Laws. The use of each Property complies with applicable zoning ordinances,
regulations and restrictive covenants affecting the Property. To the best of Borrower's, Guarantor's and each Permitted Subsidiary's knowledge, all use and other requirements of any Governmental
Authority having jurisdiction over any Property have been satisfied. No material violation of any Law exists with respect 

12

 

to
any Property. Except as otherwise disclosed to and approved by lender pursuant to Article 4, the Improvements are constructed entirely on any
Property and do not encroach upon any easement or right-of-way, or upon the land of others. Except as otherwise disclosed to and approved by Lender pursuant to  Article 4, the Improvements comply
with all applicable building restriction lines and set-backs, however established, and are in
strict compliance with all applicable use or other restrictions and the provisions of all applicable agreements, declarations and covenants and all applicable zoning and subdivision ordinances and
regulations. 

        6.11    Certificates of Occupancy.    

        To
the best of Borrower's, Guarantor's and each Permitted Subsidiary's knowledge, all certificates of occupancy and other permits and licenses necessary or required in connection with
the use and occupancy of the Improvements have been validly issued. 

        6.12    Utilities; Roads; Access.    

        All
utility services necessary for the operation of the Improvements for their intended purposes have been fully installed, including telephone service, water supply, storm and sanitary
sewer facilities, natural gas and electric facilities. All roads and other accesses necessary to serve each Property and Improvements have been completed, are serviceable in all weather, and where
required by the appropriate Governmental Authority, have been dedicated to and formally accepted by such Governmental Authority. 

        6.13    Other Liens.    

        Except
for contracts for labor, materials and services furnished or to be furnished in connection with any construction at the Property, including any construction of tenant
improvements, neither Borrower,
Guarantor nor any Permitted Subsidiary has made a contract or arrangement of any kind the performance of which by the other party thereto would give rise to a lien on any Property. 

        6.14    No Defaults.    

        To
the best of Borrower's, Guarantor's and each Permitted Subsidiary's knowledge: (a) there is no Default or Event of Default under any of the Loan Documents, and (b) there
is no default or event of default under any material contract, agreement or other document related to the construction or operation of the Improvements which would have a Material Adverse Effect. 

        6.15    Draw Requests.    

        Each
draw request or other request for an Advance hereunder and each receipt of the funds requested thereby shall constitute Borrower's, Guarantor's and each Permitted Subsidiary's
affirmation that Borrower's, Guarantor's and each Permitted Subsidiary's representations and warranties set forth in this Agreement are true and correct as of the date of the draw request or other
request for an Advance and, unless Lender is notified to the contrary prior to the disbursement of the Advance requested, will be so on the date of the disbursement. 

 
 

  ARTICLE 7    
    

Affirmative Covenants and Agreements.

        Borrower
covenants as of the date hereof and until such time as all Obligations shall be paid and performed in full, that: 

        7.1    Compliance with Laws; Use of Proceeds.    

        Borrower,
Guarantor and each Permitted Subsidiary shall use commercially reasonable efforts to comply with all Laws and all orders, writs, injunctions, decrees and demands of any court
or any Governmental Authority affecting Borrower, Guarantor, any Permitted Subsidiary or a Property. 

13

 

Borrower
shall use all proceeds of the Loan for business purposes which are not in contravention of any Law or any Loan Document. 

        7.2    Inspections; Cooperation.    

        Borrower,
Guarantor and each Permitted Subsidiary shall permit representatives of Lender to enter upon each Property, to inspect the Improvements and any and all materials to be used in
connection with any construction at the Property, including any construction of tenant improvements, to examine all detailed plans and shop drawings and similar materials as well as all records and
books of account maintained by or on behalf of Borrower, Guarantor and each Permitted Subsidiary relating thereto and to discuss the affairs, finances and accounts pertaining to the Loan and the
Improvements with representatives of Borrower, Guarantor and each Permitted Subsidiary. Borrower, Guarantor and each Permitted Subsidiary shall at all times cooperate and cause each and every one of
its contractors, subcontractors and material suppliers to cooperate with the representatives of Lender in connection with or in aid of the performance of Lender's functions under this Agreement.
Except in the event of an emergency, Lender shall give Borrower, Guarantor or the affected Permitted Subsidiary at least twenty-four hours' notice by telephone in each instance before
entering upon a Property and/or exercising any other rights granted in this Section 7.2. 

        7.3    Payment and Performance of Contractual Obligations.    

        Borrower,
Guarantor and each Permitted Subsidiary shall perform in a timely manner all of its obligations under any and all contracts and agreements related to any construction
activities at the Property or the maintenance or operation of the Improvements, and Borrower, Guarantor and each Permitted Subsidiary will pay when due all bills for services or labor performed and
materials supplied in connection with such construction, maintenance and/or operation. Within thirty (30) days after the filing of any mechanic's lien or other lien or encumbrance against a
Property, Borrower, Guarantor and each Permitted Subsidiary will promptly discharge the same by payment or filing a bond or otherwise as permitted by Law. So long as Lender's security has been
protected by the filing of a bond or otherwise in a manner satisfactory to Lender in its sole and absolute discretion, Borrower, Guarantor and each Permitted Subsidiary shall have the right to contest
in good faith any claim, lien or encumbrance, provided that Borrower does so diligently and without prejudice to Lender or delay in completing construction of any tenant improvements. 

        7.4    Insurance.    

        Borrower
and each Permitted Subsidiary shall maintain the following insurance at its sole cost and expense: 

        (a)   Insurance
against Casualty to the Property under a policy or policies covering such risks as are presently included in "special form" (also known as "all risk")
coverage, including such risks as are ordinarily insured against by similar businesses, but in any event including fire, lightning, windstorm, hail, explosion, riot, riot attending a strike, civil
commotion, damage from aircraft, smoke, vandalism, malicious mischief and acts of terrorism. Such insurance shall name Lender as mortgagee and loss payee. Unless otherwise agreed in writing by Lender,
such insurance shall be for the full insurable value of the Property on a replacement cost basis, with a deductible amount, if any, satisfactory to Lender. No policy of insurance shall be written such
that the proceeds thereof will produce less than the minimum coverage required by this Section 7.4 by reason of co-insurance
provisions or otherwise. The term "full insurable value" means one hundred percent (100%) of the actual replacement cost of the Property, including tenant improvements (excluding foundation and
excavation costs and costs of underground flues, pipes, drains and other uninsurable items). 

        (b)   Comprehensive
(also known as commercial) general liability insurance on an "occurrence" basis against claims for "personal injury" liability and liability for death,
bodily injury 

14

 

and
damage to property, products and completed operations, in limits satisfactory to Lender with respect to any one occurrence and the aggregate of all occurrences during any given annual policy
period. Such insurance shall name Lender as an additional insured. 

        (c)   Workers'
compensation insurance for all employees of Borrower and each Permitted Subsidiary in such amount as is required by Law and including employer's liability
insurance, if required by Lender. 

        (d)   During
any period of construction of tenant improvements, Borrower and each Permitted Subsidiary shall maintain, or cause others to maintain, such insurance as may be
required by Lender of the type customarily carried in the case of similar construction for one hundred percent (100%) of the full replacement cost of materials stored at or upon the Property. During
any period of other construction upon the Property, Borrower and each Permitted Subsidiary shall maintain, or cause others to maintain, builder's risk insurance (non-reporting form) of the
type customarily carried in the case of similar construction for one hundred percent (100%) of the full replacement cost of work in place and materials stored at or upon the Property. 

        (e)   If
at any time any portion of any structure on the Property is insurable against Casualty by flood and is located in a Special Flood Hazard Area under the Flood Disaster
Protection Act of 1973, as amended, a flood insurance policy in form and amount acceptable to Lender but in no amount less
than the amount sufficient to meet the requirements of applicable Law as such requirements may from time to time be in effect. 

        (f)    Loss
of rental value insurance or business interruption insurance in an amount equal to twelve (12) months of the projected gross income of the Property and an
extended period of indemnity endorsement providing an additional twelve (12) months' loss of rental value or business interruption insurance after the Property has been restored or until the
projected gross income returns to the level that existed prior to the loss, whichever is first to occur. 

        (g)   Such
other and further insurance as may be required from time to time by Lender in order to comply with regular requirements and practices of Lender in similar
transactions including, if required by Lender, boiler and machinery insurance, pollution liability insurance, wind insurance and earthquake insurance, so long as any such insurance is generally
available at commercially reasonable premiums as determined by Lender from time to time. 

        Each
policy of insurance (i) shall be issued by one or more insurance companies each of which must have an A.M. Best Company financial and performance rating of
A-IX or better and are qualified or authorized by the Laws of the State and as applicable, the laws of the State in which the Property is located, to assume the risks covered by such
policy, (ii) with respect to the insurance described under the preceding Subsections (a), (d), (e) and  (f), shall have attached thereto standard
non-contributing, non-reporting mortgagee clauses in favor of and entitling Lender
without contribution to collect any and all proceeds payable under such insurance, either as sole payee or as joint payee with Borrower and each Permitted Subsidiary, (iii) shall provide that
such policy shall not be canceled or modified for nonpayment of premiums without at least ten (10) days prior written notice to Lender, or for any other reason without at least thirty
(30) days prior written notice to Lender, and (iv) shall provide that any loss otherwise payable thereunder shall be payable notwithstanding any act or negligence of Borrower or any
Permitted Subsidiary which might, absent such agreement, result in a forfeiture of all or a part of such insurance payment. Borrower and each Permitted Subsidiary shall promptly pay all premiums when
due on such insurance and, not less than ten (10) days prior to the expiration dates of each such policy, Borrower and each Permitted Subsidiary will deliver to Lender acceptable evidence of
insurance, such as a renewal policy or policies marked "premium paid" or other evidence satisfactory to Lender reflecting that all required insurance is current and in force. Borrower and each
Permitted Subsidiary will immediately give Notice to Lender of any cancellation of, or change in, any insurance policy. Lender shall not, because of accepting, rejecting, approving or obtaining
insurance, incur any liability 

15

 

for
(A) the existence, nonexistence, form or legal sufficiency thereof, (B) the solvency of any insurer, or (C) the payment of losses. Borrower and each Permitted Subsidiary may
satisfy any insurance requirement hereunder by providing one or more "blanket" insurance policies, subject to Lender's approval in each instance as to limits, coverages, forms, deductibles, inception
and expiration dates, and cancellation provisions. 

        7.5    Adjustment of Condemnation and Insurance Claims.    

        Borrower,
Guarantor and each Permitted Subsidiary shall give prompt Notice to Lender of any Casualty or any Condemnation or threatened Condemnation. Lender is authorized, at its sole and
absolute option, to commence, appear in and prosecute, in its own or Borrower's, Guarantor's and/or each Permitted Subsidiary's name, any action or proceeding relating to any Condemnation or Casualty,
and to make proof of loss for and to settle or compromise any Claim in connection therewith. In such case, Lender shall have the right to receive all Condemnation Awards and Insurance Proceeds, and
may deduct therefrom all of its Expenses. However, so long as no Event of Default has occurred and Borrower, Guarantor and/or a Permitted Subsidiary is diligently pursuing its rights and remedies with
respect to a Claim, Lender will obtain Borrower's written consent (which consent shall not be unreasonably withheld or delayed) before making proof of loss for or settling or compromising such Claim.
Borrower, Guarantor and each Permitted Subsidiary agrees to diligently assert its rights and remedies with respect to each Claim and to promptly pursue the settlement and compromise of each Claim
subject to Lender's approval, which approval shall not be unreasonably withheld or delayed. If, prior to the receipt by Lender of any Condemnation Award or Insurance Proceeds, the Property shall have
been sold pursuant to the provisions of the Security Instrument, Lender shall have the right to receive such funds (a) to the extent of any deficiency found to be due upon such sale with
interest thereon (whether or not a deficiency judgment on the Security Instrument shall have been sought or recovered or denied), and (b) to the extent necessary to reimburse Lender for its
Expenses. If any Condemnation Awards or Insurance Proceeds are paid to Borrower, Guarantor or a Permitted Subsidiary, such party shall receive the same in trust for Lender. Within ten (10) days
after Borrower's, Guarantor's or a Permitted Subsidiary's receipt of any Condemnation Awards or Insurance Proceeds, such party shall deliver such awards or proceeds to Lender in the form in which they
were received, together with any endorsements or documents that may be necessary to effectively negotiate or transfer the same to Lender. Borrower, Guarantor and each Permitted Subsidiary agrees to
execute and deliver from time to time, upon the request of Lender, such further instruments or documents as may be requested by Lender to confirm the grant and assignment to Lender of any Condemnation
Awards or Insurance Proceeds. Notwithstanding the foregoing, Borrower shall not be required to notify Lender of de miniumus condemnation proceedings
which have nominal value or do not have a Material Adverse Effect on the use or operating of the Property. 

        7.6    Utilization of Net Proceeds.    

        (a)   Net
Proceeds must be utilized either for payment of the Obligations or for the restoration of the Property. Net Proceeds may be utilized for the restoration of the
Property only if no Default shall exist and only if in the reasonable judgment of Lender (i) there has been no material adverse change in the financial viability of the Improvements,
(ii) the Net Proceeds, together with other funds deposited with Lender for that purpose, are sufficient to pay the cost of the restoration pursuant to a budget and plans and specifications
approved by Lender, and (iii)the restoration can be completed prior to the final maturity of the Loan and prior to the date required by any permanent loan commitment or any purchase and sale agreement
or by any Lease. Otherwise, Net Proceeds shall be utilized for payment of the Obligations. 

        (b)   If
Net Proceeds are to be utilized for the restoration of the Property, the Net Proceeds, together with any other funds deposited with Lender for that purpose, must be
deposited in a Borrower's Deposit Account, which shall be an interest-bearing account, with all accrued interest 

16

 

to
become part of such deposit. Borrower agrees that it shall include all interest and earnings on any such deposit as its income (and, if Borrower is a partnership or other pass-through
entity, the income of its partners, members or beneficiaries, as the case may be), and shall be the owner of all funds on deposit in Borrower's Deposit Account for federal and applicable state and
local tax purposes. Lender shall have the exclusive right to manage and control all funds in Borrower's Deposit Account, but Lender shall have no fiduciary duty with respect to such funds. Lender will
advance the deposited funds from time to time to Borrower for the payment of costs of restoration of the Property upon presentation of evidence acceptable to Lender that such restoration has been
completed satisfactorily and lien-free. If at any time Lender determines that there is a deficiency in the funds available in Borrower's Deposit Account to complete the restoration as
contemplated, then Borrower will promptly deposit in Borrower's Deposit Account additional funds equal to the amount of the deficiency. Any account fees and charges may be deducted from the balance,
if any, in Borrower's Deposit Account. Borrower grants to Lender a security interest in Borrower's Deposit Account and all funds hereafter deposited to such deposit account, and any proceeds thereof,
as security for the Obligations. Such security interest shall be governed by the Uniform Commercial Code of the State, and Lender shall have available to it all of the rights and remedies available to
a secured party thereunder. The Borrower's Deposit Account may be established and held in such name or names as Lender shall deem appropriate, including in the name of Lender. Borrower hereby
constitutes and appoints Lender and any officer or agent of Lender its true and lawful attorneys-in-fact with full power of substitution to open Borrower's Deposit Account and
to do any and every act that Borrower might do on its own behalf to fulfill the terms of this Section 7.6. To the extent permitted by Law,
Borrower hereby ratifies all that said attorneys shall lawfully do or cause to be done by virtue hereof. It is understood and agreed that this power of attorney, which shall be deemed to be a power
coupled with an interest, cannot be revoked. 

        7.7    Management.    

        Borrower
and each Permitted Subsidiary at all times shall provide for the competent and responsible management and operation of the Property. At all times, Borrower and each Permitted
Subsidiary shall cause the Property to be managed by a Qualified Manager pursuant to a Property Management Agreement. All Property Management Agreements affecting a Property shall be terminable upon
thirty (30) days' written notice without penalty or charge (except for unpaid accrued management fees). All Property Management Agreements must be approved in writing by Lender prior to the
execution of the same. Advances and reimbursements of operating expenses for the Properties may be made from or to a Qualified Manager in connection with a Management Agreement entered into for a
management fee not to exceed six (6.0%) percent of gross revenues. 

        7.8    Books and Records; Financial Statements; Tax Returns.    

        Borrower,
Guarantor and each Permitted Subsidiary will keep and maintain full and accurate books and records administered in accordance with sound accounting principles, consistently
applied, showing in detail the earnings and expenses of each Property and the operation thereof. Borrower, Guarantor and each Permitted Subsidiary will keep and maintain its books and records,
including recorded data of any kind and regardless of the medium of recording, at the address of Borrower set forth in Section 11.6. Borrower,
Guarantor and each Permitted Subsidiary shall permit Lender, or any Person authorized by Lender, to inspect and examine such books and records (regardless of where maintained) and all supporting
vouchers and data and to make copies and extracts therefrom at all reasonable times and as often as may be requested by Lender. Borrower will furnish or cause to be furnished to Lender: 

        (a)   quarterly
financial statements, including balance sheets and income statements, for Guarantor within one hundred twenty (120) days after each calendar year end.
Such financial statements shall be prepared in accordance with GAAP. 

17

 

        (b)   Annual
audited financial statements, including balance sheets and income statements, for Extra Space Storage Inc. within one hundred twenty (120) days
after each calendar year end. Such financial statements shall be prepared in accordance with GAAP and shall contain and unqualified opinion of the auditors thereof. 

        (c)   If
requested by Lender, the annual federal income tax return together with all schedules and supporting exhibits of Borrower within thirty (30) of filing but not
later than November 1 of the succeeding year. 

        (d)   A
quarterly compliance certificate from each of Borrower and Guarantor within thirty (30) days of the end of each calendar quarter. 

        (e)   A
quarterly rent roll and operating statement for each Borrowing Base Property and its tenants and leases within thirty (30) days of the end of each calendar
quarter. 

        (f)    a
current Borrowing Base Certificate within thirty (30) days of the end of each calendar quarter. 

All
financial statements must be in form and detail acceptable to Lender and must be certified as to accuracy by Borrower and/or Guarantor, as applicable. Borrower shall provide, upon Lender's
request, convenient facilities for the audit and verification of any such statement. All certifications and signatures on behalf of corporations, partnerships, limited liability companies and other
entities shall be by a representative of the reporting party satisfactory to Lender. 

        7.9    Estoppel Certificates.    

        Within
ten (10) days after any request by Lender or a proposed assignee or purchaser of the Loan or any interest therein, Borrower, Guarantor and each Permitted Subsidiary shall
certify in writing to Lender, or to such proposed assignee or purchaser, the then unpaid balance of the Loan and whether Borrower, Guarantor and each Permitted Subsidiary claims any right of defense
or setoff to the payment or performance of any of the Obligations, and if Borrower, Guarantor and each Permitted Subsidiary claims any such right of defense or setoff, Borrower, Guarantor and each
Permitted Subsidiary shall give a detailed written description of such claimed right. 

        7.10    Taxes; Tax Receipts.    

        Borrower,
Guarantor and each Permitted Subsidiary shall pay and discharge all Taxes prior to the date on which penalties are attached thereto unless and to the extent only that such
Taxes are contested in accordance with the terms of the Security Instrument. If Borrower, Guarantor and each Permitted Subsidiary fails, following demand, to provide Lender the tax receipts required
under the Security Instrument, without limiting any other remedies available to Lender, Lender may, at Borrower's sole expense, obtain and enter into a tax services contract with respect to the
applicable Property with a tax reporting agency satisfactory to Lender. 

        7.11    Lender's Rights to Pay and Perform.    

        If,
after any required notice, Borrower, Guarantor or any Permitted Subsidiary fails to promptly pay or perform any of the Obligations within any applicable grace or cure periods,
Lender, without Notice to or demand upon Borrower, Guarantor or the Permitted Subsidiary, and without waiving or releasing any Obligation or Default, may (but shall be under no obligation to) at any
time thereafter make such payment or perform such act for the account and at the expense of Borrower. Lender may enter upon any Property for that purpose and take all action thereon as Lender
considers necessary or appropriate. 

18

 

        7.12    Reimbursement; Interest.    

        If
Lender shall incur any Expenses or pay any Claims by reason of the Loan or the rights and remedies provided under the Loan Documents (regardless of whether or not any of the Loan
Documents expressly provide for an indemnification by Borrower, Guarantor or any Permitted Subsidiary against such Claims), Lender's payment of such Expenses and Claims shall constitute Advances to
Borrower which shall be paid by Borrower to Lender on demand, together with interest thereon from the date incurred until paid in full at the rate of interest then applicable to the Loan under the
terms of the Note. Each Advance arising out of the Environmental Agreement shall not be secured by the Security Instrument. All other Advances shall be secured by the Security Instrument and the other
Loan Documents as fully as if made to Borrower, regardless of the disposition thereof by the party or parties to whom such Advance is made. Notwithstanding the foregoing, however, in any action or
proceeding to foreclose the Security Instrument or to recover or collect the Obligations, the provisions of Law governing the recovery of costs, disbursements and allowances shall prevail unaffected
by this Section 7.12. 

        7.13    Notification by Borrower.    

        Borrower,
Guarantor and each Permitted Subsidiary will promptly give Notice to Lender of the occurrence of any Default or Event of Default hereunder or under any of the other Loan
Documents. Borrower, Guarantor and each Permitted Subsidiary will also promptly give Notice to Lender of any claim of a default by Borrower, Guarantor and each Permitted Subsidiary, or any claim by
Borrower, Guarantor and each Permitted Subsidiary of a default by any other party, under any Property Management Agreement or any Lease which would result in a Material Adverse Effect. 

        7.14    Indemnification by Borrower.    

        Borrower
and each Permitted Subsidiary agrees to indemnify Lender and to hold Lender harmless for, from and against, and to defend Lender by counsel approved by Lender against, any and
all Claims brought by third parties directly or indirectly arising out of or resulting from any transaction, act, omission, event or circumstance in any way connected with the Property or the Loan,
including any Claim arising out of or resulting from (a) any construction activity at the Property, including any defective workmanship or materials; (b) any failure by Borrower,
Guarantor or Permitted Subsidiary to comply with the requirements of any Laws or to comply with any agreement that applies or pertains to the Property, including any agreement with a broker or
"finder" in connection with the Loan or other financing of the Property; (c) any failure by Borrower, Guarantor or Permitted Subsidiary to observe and perform any of the obligations imposed
upon the landlord under the Leases; (d) any other Default or Event of Default hereunder or under any of the other Loan Documents; or (e) any assertion or allegation that Lender is liable
for any act or omission of Borrower, Guarantor or Permitted Subsidiary or any other Person in connection with the ownership, development, financing, leasing, operation or sale of the Property;  provided, however, that neither Borrower nor any Permitted Subsidiary shall not be obligated to indemnify Lender with respect to any Claim arising
solely from the gross negligence or willful misconduct of Lender. The agreements and indemnifications contained in this Section 7.14 shall
apply to Claims arising both before and after the repayment of the Loan and shall survive the repayment of the Loan, any foreclosure or deed, assignment or conveyance in lieu thereof and any other
action by Lender to enforce the rights and remedies of Lender hereunder or under the other Loan Documents. 

        7.15    Fees and Expenses.    

        Borrower,
Guarantor and each Permitted Subsidiary shall pay all fees, charges, costs and expenses required to satisfy the conditions of the Loan Documents. Without limitation of the
foregoing, Borrower, Guarantor and each Permitted Subsidiary will pay, when due, and if paid by Lender will reimburse Lender on demand for, all fees and expenses of any construction consultant (if
any), the title 

19

 

insurer,
environmental engineers, appraisers, surveyors and Lender's counsel in connection with the closing, administration, modification or any "workout" of the Loan, or the enforcement of Lender's
rights and remedies under any of the Loan Documents. 

        7.16    Leasing and Tenant Matters.    

        Borrower,
Guarantor and each Permitted Subsidiary shall comply with the terms and conditions of Schedule 3 in connection with the
leasing of space within the Improvements. 

        7.17    Preservation of Rights.    

        Borrower,
Guarantor and each Permitted Subsidiary shall obtain, preserve and maintain in good standing, as applicable, all rights, privileges and franchises necessary or desirable for
the operation of the Property and the conduct of such party's business thereon or therefrom. 

        7.18    Income from Property.    

        Borrower,
Guarantor and each Permitted Subsidiary shall first apply all income derived from the Property, including all income from Leases, to pay costs and expenses associated with the
ownership, maintenance, operation and leasing of the Property, including all amounts then required to be paid
under the Loan Documents, before using or applying such income for any other purpose. No such income shall be distributed or paid to any member, partner, shareholder or, if Borrower, Guarantor or any
Permitted Subsidiary is a trust, to any beneficiary or trustee, unless and until all such costs and expenses which are then due shall have been paid in full. 

        7.19    Representations and Warranties.    

        Borrower,
Guarantor and each Permitted Subsidiary shall take all actions commercially reasonable actions and shall do all reasonable things necessary or desirable to cause all of such
party's representations and warranties in this Agreement to be materially true and correct at all times. 

        7.20    Tax and Insurance Reserve Deposits.    

        If
required by Lender, commencing with the execution of this Agreement or at any time during the term of the Loan, Borrower shall make monthly payments in an amount estimated by Lender
to pay installments of real property Taxes and insurance premiums for insurance required to be maintained by Borrower under the Loan Documents, pursuant to the terms and conditions of  Schedule 4.

        7.21    Swap Contracts.    

        Borrower,
Guarantor and each Permitted Subsidiary shall comply with the terms and conditions of Schedule 5 with respect to all Swap
Contracts. 

 
 

  ARTICLE 8    
    

Negative Covenants.

        Borrower
covenants as of the date hereof and until such time as all Obligations shall be paid and performed in full, that: 

        8.1    Conditional Sales.    

        Neither
Borrower, Guarantor nor any Permitted Subsidiary shall incorporate in the Improvements any property acquired under a conditional sales contract or lease or as to which the vendor
retains title or a security interest, without the prior written consent of Lender. 

20

 

 

        8.2    Insurance Policies and Bonds.    

        Neither
Borrower, Guarantor nor any Permitted Subsidiary shall do or permit to be done anything that would negatively and materially affect the coverage or indemnities provided for
pursuant to the provisions of any insurance policy, performance bond, labor and material payment bond or any other bond given in connection with any construction at a Property, including any
construction of tenant improvements. 

        8.3    Additional Debt.    

        Neither
Borrower nor any Permitted Subsidiary shall incur any debt, secured or unsecured, direct or contingent (including guaranteeing any obligation), other than (a) the Loan,
and (b) advances or trade debt or accrued expenses incurred in the ordinary course of business of operating the Property. No other debt may be secured by the Property, whether senior,
subordinate or pari passu. 

 
 

  ARTICLE 9    
    

Events of Default.

        The
occurrence or happening, from time to time, of any one or more of the following shall constitute an Event of Default under this Agreement: 

        9.1    Payment Default.    

        Borrower
fails to pay any Obligation under this Agreement when and as due, whether on the scheduled due date or upon acceleration, maturity or otherwise, and Borrower fails to make such
payment within three (3) Banking Days of notice (whether oral notice, by e-mail or in writing) from Lender to Borrower. 

        9.2    Default Under Other Loan Documents.    

        An
Event of Default (as defined therein) occurs under the Note or the Security Instrument or any other Loan Document or the Environmental Agreement, or Borrower, Guarantor or any
Permitted Subsidiary fails to promptly pay, perform, observe or comply with any term, obligation or agreement contained in any of the Loan Documents or the Environmental Agreement (within any
applicable grace or cure period). 

        9.3    Accuracy of Information; Representations and Warranties.    

        Any
information contained in any financial statement, schedule, report or any other document delivered by Borrower, Guarantor, any Permitted Subsidiary, or any other Person to Lender in
connection with the Loan proves at any time not to be in all respects true and accurate, or Borrower, Guarantor, any Permitted Subsidiary, or any other Person shall have failed to state any material
fact or any fact necessary to make such information not misleading, or any representation or warranty contained in this Agreement or in any other Loan Document or other document, certificate or
opinion delivered to Lender in connection with the Loan, proves at any time to be incorrect or misleading in any material respect either on the date when made or on the date when reaffirmed pursuant
to the terms of this Agreement. 

        9.4    Deposits.    

        Borrower
fails to deposit funds with Lender, in the amount requested by Lender, pursuant to Section 7.6 hereof or the other
provisions of requirements of this Agreement, within ten (10) days from the effective date of a Notice from Lender requesting such deposit, or Borrower fails to deliver to Lender any
Condemnation Awards or Insurance Proceeds within ten (10) days after Borrower's receipt thereof. 

21

 

        9.5    Insurance Obligations.    

        Borrower,
Guarantor, any Permitted Subsidiary, or any other Person fails to promptly perform or comply with any of the covenants contained in the Loan Documents with respect to
maintaining insurance, including the covenants contained in Section 7.4; provided that borrower shall have fifteen (15) days after notice
from Lender to cure any default hereunder. 

        9.6    Other Obligations.    

        Borrower,
Guarantor, any Permitted Subsidiary, or any other Person fails to promptly perform or comply with any of the Obligations set forth in this Agreement (other than those expressly
described in other Sections of this Article IX), and such failure continues uncured for a period of thirty (30) days after Notice from
Lender to Borrower, unless (a) such failure, by its nature, is not capable of being cured within such period, and (b) within such period, Borrower commences to cure such failure and
thereafter diligently prosecutes the cure thereof, and (c) Borrower causes such failure to be cured no later than ninety (90) days after the date of such Notice from Lender. 

        9.7    Damage to Improvements.    

        The
Improvements are substantially damaged or destroyed by fire or other casualty and Lender determines that the Improvements cannot be restored in accordance with the terms and
provisions of this Agreement and the Security Instrument; provided that Borrower shall have the opportunity to elect to remove the damaged Improvements from the Borrowing Base pursuant to the
requirements and conditions of Section 4.2. 

        9.8    Lapse of Permits or Approvals.    

        Any
permit, license, certificate or approval that Borrower, any Permitted Subsidiary, or any other Person is required to obtain with respect to any construction activities at the
Property or the operation, leasing or maintenance of the Improvements or the Property lapses or ceases to be in full force and
effect; provided that Borrower shall have the opportunity to elect to remove the damaged Improvements from the Borrowing Base pursuant to the requirements and conditions of  Section 4.2..

        9.9    Mechanic's Lien.    

        A
lien for the performance of work or the supply of materials filed against the Property, or any stop notice served on Borrower, any contractor of Borrower, Guarantor, any Permitted
Subsidiary, or any other Person, or Lender, remains uncontested (as described below) unsatisfied or unbonded for a period of thirty (30) days after the date of filing or service. Borrower,
Guarantor or any Permitted Subsidiary may, in good faith and by appropriate proceedings, contest the validity, applicability or amount of any asserted lien for the performance of work or the supply of
materials filed against a Property after written notice of the same to Lender. 

        9.10    Bankruptcy.    

        Any
of Borrower, Guarantor or any Permitted Subsidiary files a bankruptcy petition or makes a general assignment for the benefit of creditors, or a bankruptcy petition is filed
against Borrower, Guarantor or any Permitted Subsidiary and such involuntary bankruptcy petition continues undismissed for a period of sixty (60) days after the filing thereof. 

        9.11    Appointment of Receiver, Trustee, Liquidator.    

        Borrower,
Guarantor or any Permitted Subsidiary applies for or consents in writing to the appointment of a receiver, trustee or liquidator of Borrower, Guarantor or any Permitted
Subsidiary, any Property, or all or substantially all of the other assets of Borrower, Guarantor or any Permitted Subsidiary or an order, judgment or decree is entered by any court of competent
jurisdiction on the application of a creditor appointing a receiver, trustee or liquidator of Borrower, Guarantor or any 

22

 

Permitted
Subsidiary, any Property, or all or substantially all of the other assets of Borrower, Guarantor or any Permitted Subsidiary. 

        9.12    Inability to Pay Debts.    

        Borrower,
Guarantor or any Permitted Subsidiary becomes unable or admits in writing its inability or fails generally to pay its debts as they become due. 

        9.13    Judgment.    

        A
final nonappealable judgment for the payment of money involving more than $100,000.00 is entered against Borrower, Guarantor or any Permitted Subsidiary, and Borrower, Guarantor or any
Permitted Subsidiary fails to discharge the same, or causes it to be discharged or bonded off to Lender's satisfaction, within thirty (30) days from the date of the entry of such judgment. 

        9.14    Dissolution; Change in Business Status.    

        Unless
the written consent of Lender is previously obtained, all or substantially all of the business assets of Borrower, Guarantor or any Permitted Subsidiary are sold, Borrower,
Guarantor or any Permitted Subsidiary is dissolved, or there occurs any change in the form of business entity through which Borrower, Guarantor or any Permitted Subsidiary presently conducts its
business or any merger or consolidation involving Borrower. 

        9.15    Default Under Other Indebtedness to Lender.    

        Borrower,
Guarantor or any Permitted Subsidiary fails to pay any indebtedness (other than the Loan) owed by Borrower, Guarantor or any Permitted Subsidiary to Lender on Other Loans when
and as due and payable (whether by acceleration or otherwise). 

        9.16    Cross Default to Other Third Party Loans.    

        Any
failure, breach or default by Borrower, Guarantor or any Permitted Subsidiary under the Other Loans, it being the intention and agreement of Lender, Borrower and Guarantor to
cross-default the Loan and the Other Loans with one another. With respect to any Other Loan to a subsidiary of Guarantor other than Borrower, such failure, breach or default by Guarantor must be a
monetary default or default under a non-recourse or limited recourse carve out provision of such Other Loan for such failure, breach or default to constitute an Event of Default hereunder. 

        9.17    Change in Controlling Interest.    

        Without
the prior written consent of Lender (which consent may be conditioned, among other matters, on the issuance of a satisfactory endorsement to the title insurance policy insuring
Lender's interest under the Security Instrument), the controlling interest in Borrower ceases to be owned by Extra Space Storage LLC. 

        9.18    Material Adverse Change.    

        In
the reasonable opinion of Lender, the prospect of payment or performance of all or any part of the Obligations has been impaired because of a material adverse change in the financial
condition, results of operations, business or properties of Borrower, Guarantor or any Permitted Subsidiary or any other Person liable for the payment or performance of any of the Obligations. 

23

 

 
 

  ARTICLE 10    
    

Remedies on Default.

        10.1    Remedies on Default.    

        Upon
the happening of any Event of Default, Lender shall have the right, in addition to any other rights or remedies available to Lender under the Security Instrument or any of the other
Loan Documents or under applicable Law, to exercise any one or more of the following rights and remedies: 

        (a)   Lender
may accelerate all of Borrower's, Guarantor's and each Permitted Subsidiary's Obligations under the Loan Documents whereupon such Obligations shall become
immediately due and payable, without notice of default, acceleration or intention to accelerate, presentment or demand for payment, protest or notice of nonpayment or dishonor, or notices or demands
of any kind or character (all of which are hereby waived by Borrower, Guarantor and each Permitted Subsidiary). 

        (b)   Lender
may apply to any court of competent jurisdiction for, and obtain appointment without bond of, a receiver for any or all of the Properties. 

        (c)   Lender
may set off the amounts due Lender under the Loan Documents against any and all accounts, credits, money, securities or other property of Borrower, Guarantor and
each Permitted Subsidiary now or hereafter on deposit with, held by or in the possession of Lender to the credit or for the account of Borrower, Guarantor and each Permitted Subsidiary, without notice
to or the consent of Borrower, Guarantor or any Permitted Subsidiary. 

        (d)   Lender
may enter into possession of any or all of the Properties and perform any and all work and labor necessary to complete any then pending construction at any or all
of the Properties, including any construction of tenant improvements pursuant to executed Lease, and to employ watchmen to protect any or all of the Properties and the Improvements. All sums expended
by Lender for such purposes shall be deemed to have been advanced to Borrower under the Note and shall be secured by the Security Instrument. For this purpose, Borrower hereby constitutes and appoints
Lender its true and lawful attorney-in-fact with full power of substitution, which power is coupled with an interest, to complete the work in the name of Borrower, and hereby
empowers said attorney or attorneys, in the name of Borrower or Lender: 

          (i)  To
use any funds of Borrower including any balance which may be held by Lender and any funds (if any) which may remain unadvanced hereunder for the purpose of
completing any such construction, including any construction of any such tenant improvements, whether or not in the manner called for in the applicable plans and specifications; 

         (ii)  To
make such reasonable additions and changes and corrections to any plans and specifications as shall be necessary in the judgment of Lender to complete any
construction, including any construction of tenant improvements in accordance with the applicable Lease; 

        (iii)  To
employ such contractors, subcontractors, agents, architects and inspectors as shall be necessary or desirable for said purpose; 

        (iv)  To
pay, settle or compromise on commercially reasonable terms all existing bills and claims which are or may be liens against the Property, or may be necessary or
desirable for the completion of the work or the clearance of title to the Property; 

         (v)  To
execute all applications and certificates which may be required in the name of Borrower; 

24

 

        (vi)  To
enter into, enforce, modify or cancel Leases and to fix or modify Rents on such terms as Lender may consider proper; 

       (vii)  To
file for record, at Borrower's cost and expense and in Borrower's name, any notices of completion, notices of cessation of labor, or any other notices that Lender
in its sole and absolute discretion may consider necessary or desirable to protect its security; and 

      (viii)  To
do any and every other necessary act with respect to any such construction which Borrower may do in its own behalf. 

        It
is understood and agreed that this power of attorney shall be deemed to be a power coupled with an interest which cannot be revoked. Said attorney-in-fact
shall also have the power to prosecute and defend all actions or proceedings in connection with any construction at the Property, including any construction of tenant improvements, and to take such
actions and to require such performance as Lender may deem necessary. 

        10.2    No Release or Waiver; Remedies Cumulative and Concurrent.    

        Neither
Borrower, Guarantor nor any Permitted Subsidiary shall be relieved of any Obligation by reason of the failure of Lender to comply with any request of Borrower, Guarantor or any
Permitted Subsidiary or of any other Person to take action to foreclose on the Property under the Security Instrument or otherwise to enforce any provision of the Loan Documents, or by reason of the
release, regardless of consideration, of all or any part of the Property. No delay or omission of Lender to exercise any right, power or remedy accruing upon the happening of an Event of Default shall
impair any such right, power or remedy or shall be construed to be a waiver of any such Event of Default or any acquiescence therein. No delay or omission on the part of Lender to exercise any option
for acceleration of the maturity of the Obligations, or for foreclosure of the Security Instrument following any Event of Default as aforesaid, or any other option granted to Lender hereunder in any
one or more instances, or the acceptance by Lender of any partial payment on account of the Obligations shall constitute a waiver of any such Event of Default and each such option shall remain
continuously in full force and effect. No remedy herein conferred upon or reserved to Lender is intended to be exclusive of any other remedies provided for in the Loan Documents, and each and every
such remedy shall be cumulative, and shall be in addition to every other remedy given hereunder, or under the Loan Documents, or now or hereafter existing at Law or in equity or by statute. Every
right, power and remedy given by the Loan Documents to Lender shall be concurrent and may be pursued separately, successively or together against Borrower, Guarantor and each Permitted Subsidiary or
any Property or any part thereof, and every right, power and remedy given by the Loan Documents may be exercised from time to time as often as may be deemed expedient by Lender. All notice and cure
periods provided in this Agreement or in any Loan Document shall run concurrently with any notice or cure periods provided by law. 

 
 

  ARTICLE 11    
    

Miscellaneous.

        11.1    Further Assurances; Authorization to File Documents.    

        At
any time, and from time to time, upon request by Lender, Borrower, Guarantor and each Permitted Subsidiary will, at Borrower's expense, (a) correct any defect, error or
omission which may be discovered in the form or content of any of the Loan Documents, and (b) make, execute, deliver and record, or cause to be made, executed, delivered and recorded, any and
all further instruments, certificates and other documents as may, in the opinion of Lender, be necessary or desirable in order to complete, perfect or continue and preserve the lien of the Security
Instrument. Upon any failure by Borrower, Guarantor and each Permitted Subsidiary to do so, Lender may make, execute and record any and all such instruments, certificates and other documents for and
in the name of Borrower, 

25

 

Guarantor
and each Permitted Subsidiary, all at the sole expense of Borrower, and Borrower hereby appoints Lender the agent and attorney-in-fact of Borrower to do so, this
appointment being coupled with an interest and being irrevocable. Without limitation of the foregoing, Borrower, Guarantor and each Permitted Subsidiary irrevocably authorizes Lender at any time and
from time to time to file any initial financing statements, amendments thereto and continuation statements deemed necessary or desirable by Lender to establish or maintain the validity, perfection and
priority of the security interests granted in the Security Instrument, and Borrower, Guarantor and each Permitted Subsidiary ratifies any such filings made by Lender prior to the date hereof. 

        11.2    No Warranty by Lender.    

        By
accepting or approving anything required to be observed, performed or fulfilled by Borrower, Guarantor and each Permitted Subsidiary or to be given to Lender pursuant to this
Agreement, including any certificate, Survey, receipt, appraisal or insurance policy, Lender shall not be deemed to have warranted or represented the sufficiency, legality, effectiveness or legal
effect of the same, or of any term, provision or condition thereof and any such acceptance or approval thereof shall not be or constitute any warranty or representation with respect thereto by Lender. 

        11.3    Standard of Conduct of Lender.    

        Nothing
contained in this Agreement or any other Loan Document shall limit the right of Lender to exercise its business judgment or to act, in the context of the granting or withholding
of any Advance or consent under this Agreement or any other Loan Document, in a subjective manner, so long as Lender's exercise of its business judgment or action is made or undertaken in good faith.
Borrower and Lender intend by the foregoing to set forth and affirm their entire understanding with respect to the standard pursuant to which Lender's duties and obligations are to be judged and the
parameters within which Lender's discretion may be exercised hereunder and under the other Loan Documents. As used herein, "good faith" means honesty in fact in the conduct and transaction concerned. 

        11.4    No Partnership.    

        Nothing
contained in this Agreement shall be construed in a manner to create any relationship between Borrower, Guarantor and each Permitted Subsidiary and Lender other than the
relationship of borrower and lender and Borrower and Lender shall not be considered partners or co-venturers for any purpose on account of this Agreement. 

        11.5    Severability.    

        In
the event any one or more of the provisions of this Agreement or any of the other Loan Documents shall for any reason be held to be invalid, illegal or unenforceable, in whole or in
part or in any other respect, or in the event any one or more of the provisions of any of the Loan Documents operates or would prospectively operate to invalidate this Agreement or any of the other
Loan Documents, then and in either of those events, at the option of Lender, such provision or provisions only shall be deemed null and void and shall not affect the validity of the remaining
Obligations, and the remaining provisions of the Loan Documents shall remain operative and in full force and effect and shall in no way be affected, prejudiced or disturbed thereby. 

        11.6    Notices.    

        All
Notices required or which any party desires to give hereunder or under any other Loan Document shall be in writing and, unless otherwise specifically provided in such other Loan
Document, shall be deemed sufficiently given or furnished if delivered by personal delivery, by nationally recognized overnight courier service or by certified United States mail, postage prepaid,
addressed to the party to whom directed at the applicable address set forth below (unless changed by similar notice in writing given by the particular party whose address is to be changed). Any Notice
shall be deemed to have been given either at the time of personal delivery or, in the case of courier or mail, as of the date 

26

 

of
first attempted delivery at the address and in the manner provided herein; provided that service of a Notice required by any applicable statute shall be considered complete when the requirements of
that statute are met. Notwithstanding the foregoing, no notice of change of address shall be effective except upon actual receipt. This Section shall not be construed in any way to affect or impair
any waiver of notice or demand provided in this Agreement or in any other Loan Document or to require giving of notice or demand to or upon any Person in any situation or for any reason. 

        The
address of Borrower is: 

c/o
Extra Space Storage LLC

2795 East Cottonwood Parkway, Suite 400

Salt Lake City, Utah 84121

Attention: David L. Rasmussen, General Counsel 

with
a copy to: 

Nelson
Christensen Helsten Hollingworth & Williams

68 South Main Street, 6th Floor

Salt Lake City, Utah 84101

Attention: Bradley R. Helsten, Esq.

Fax Number: 801-363-3614 

        The
address of Lender is: 

Bank
of America, N.A.

Commercial Real Estate Banking

NV1-119-04-08

300 Fourth Street, 4th Floor,

Las Vegas, NV 89101

Attention: Ricky G. Monroe 

with
a copy to: 

Snell &
Wilmer L.L.P.

Beneficial Tower

15 West South Temple, Suite 1200

Salt Lake City, Utah 84101

Attention: Brian D. Cunningham, Esq. 

        11.7    Permitted Successors and Assigns; Disclosure of Information.    

        (a)   Each
and every one of the covenants, terms, provisions and conditions of this Agreement and the Loan Documents shall apply to, bind and inure to the benefit of Borrower,
its successors and those assigns of Borrower consented to in writing by Lender, and shall apply to, bind and inure to the benefit of Lender and the endorsees, transferees, successors and assigns of
Lender, and all Persons claiming under or through any of them. 

        (b)   Borrower
agrees not to transfer, assign, pledge or hypothecate any right or interest in any payment or Advance due pursuant to this Agreement, or any of the other
benefits of this Agreement, without the prior written consent of Lender, which consent may be withheld by Lender in its sole and absolute discretion. Any such transfer, assignment, pledge or
hypothecation made or attempted by Borrower without the prior written consent of Lender shall be void and of no effect. No consent by Lender to an assignment shall be deemed to be a waiver of the
requirement of prior written consent by Lender with respect to each and every further assignment and as a condition precedent to the effectiveness of such assignment. 

27

 

        (c)   Lender
may sell or offer to sell the Loan or interests therein to one or more assignees or participants. Borrower, Guarantor and each Permitted Subsidiary shall execute,
acknowledge and deliver any and all instruments reasonably requested by Lender in connection therewith, and to the extent, if any, specified in any such assignment or participation, such assignee(s)
or participant(s) shall have the same rights and benefits with respect to the Loan Documents as such Person(s) would have if such Person(s) were Lender hereunder. Lender may disseminate any
information it now has or hereafter obtains pertaining to the Loan, including any security for the Loan, any credit or other information on the Property (including environmental reports and
assessments), Borrower, Guarantor and each Permitted Subsidiary, any of their principals, to any actual or prospective assignee or participant, to Lender's affiliates, including Banc of America
Securities LLC, to any regulatory body having jurisdiction over Lender, to any actual or prospective counterparty (or its advisors) to any swap or derivative transaction relating to Borrower,
Guarantor and each Permitted Subsidiary and the Loan, or to any other party as necessary or appropriate in Lender's reasonable judgment. 

        11.8    Modification; Waiver.    

        None
of the terms or provisions of this Agreement may be changed, waived, modified, discharged or terminated except by instrument in writing executed by the party or parties against whom
enforcement of the change, waiver, modification, discharge or termination is asserted. None of the terms or provisions of this Agreement shall be deemed to have been abrogated or waived by reason of
any failure or failures to enforce the same. 

        11.9    Third Parties; Benefit.    

        All
conditions to the obligation of Lender to make Advances hereunder are imposed solely and exclusively for the benefit of Lender and its assigns and no other Persons shall have
standing to require satisfaction of such conditions in accordance with their terms or be entitled to assume that Lender will refuse to make Advances in the absence of strict compliance with any or all
thereof and no other Person shall, under any circumstances, be deemed to be the beneficiary of such conditions, any or all of which may be freely waived in whole or in part by Lender at any time in
the sole and absolute exercise of its discretion. The terms and provisions of this Agreement are for the benefit of the parties hereto and, except as herein specifically provided, no other Person
shall have any right or cause of action on account thereof. 

        11.10    Rules of Construction.    

        The
words "hereof," "herein," "hereunder," "hereto," and other words of similar import refer to this Agreement in its entirety. The terms "agree" and "agreements" mean and include
"covenant" and "covenants." The words "include" and "including" shall be interpreted as if followed by the words "without limitation." The captions and headings contained in this Agreement are
included herein for convenience of reference only and shall not be considered a part hereof and are not in any way intended to define, limit or enlarge the terms hereof. All references (a) made
in the neuter, masculine
or feminine gender shall be deemed to have been made in all such genders, (b) made in the singular or plural number shall be deemed to have been made, respectively, in the plural or singular
number as well, (c) to the Loan Documents are to the same as extended, amended, restated, supplemented or otherwise modified from time to time unless expressly indicated otherwise,
(d) to the Property, the Improvements or the Property shall mean all or any portion of each of the foregoing, respectively, and (e) to Articles, Sections and Schedules are to the
respective Articles, Sections and Schedules contained in this Agreement unless expressly indicated otherwise. 

        11.11    Counterparts.    

        This
Agreement may be executed in any number of counterparts, each of which shall be considered an original for all purposes; provided, however, that all such counterparts shall together
constitute one and the same instrument. 

28

 

        11.12    Governing Law.    

        This
Agreement shall be governed by and construed, interpreted and enforced in accordance with the laws of the State and applicable federal law. 

        11.13    Time of Essence.    

        Time
shall be of the essence for each and every provision of this Agreement of which time is an element. 

        11.14    Electronic Transmission of Data.    

        Lender
and Borrower, Guarantor and each Permitted Subsidiary agree that certain data related to the Loan (including confidential information, documents, applications and reports) may be
transmitted electronically, including transmission over the Internet. This data may be transmitted to, received from or circulated among agents and representatives of Borrower, Guarantor and each
Permitted Subsidiary and/or Lender and their affiliates and other Persons involved with the subject matter of this
Agreement. Borrower, Guarantor and each Permitted Subsidiary acknowledges and agrees that (a) there are risks associated with the use of electronic transmission and that Lender does not control
the method of transmittal or service providers, (b) Lender has no obligation or responsibility whatsoever and assumes no duty or obligation for the security, receipt or third party interception
of any such transmission, and (c) Borrower, Guarantor and each Permitted Subsidiary will release, hold harmless and indemnify Lender for, from and against any claim, damage or loss, including
that arising in whole or part from Lender's strict liability or sole, comparative or contributory negligence, which is related to the electronic transmission of data. 

        11.15    Dispute Resolution.    

        (a)    Arbitration.    Except to the extent expressly provided below, any Dispute shall, upon the request of either
party, be determined by binding arbitration in accordance with the Federal Arbitration Act, Title 9, United States Code (or if not applicable, the applicable state law), the then-current
rules for arbitration of financial services disputes of AAA and the "Special Rules" set forth below. In the event of any inconsistency, the Special Rules shall control. The filing of a court action is
not intended to constitute a waiver of the right of Borrower or Lender, including the suing party, thereafter to require submittal of the Dispute to arbitration. Any party to this Agreement may bring
an action, including a summary or expedited proceeding, to compel arbitration of any Dispute in any court having jurisdiction over such action. For the purposes of this Dispute Resolution Section
only, the terms "party" and "parties" shall include any parent corporation, subsidiary or affiliate of Lender involved in the servicing, management or administration of any obligation described in or
evidenced by this Agreement, together with the officers, employees, successors and assigns of each of the foregoing. 

        (b)    Special Rules.    

          (i)  The
arbitration shall be conducted in any U.S. state where real or tangible personal property collateral is located, or if there is no such collateral, in the City and
County where Lender is located pursuant to its address for notice purposes in this Agreement. 

         (ii)  The
arbitration shall be administered by AAA, who will appoint an arbitrator. If AAA is unwilling or unable to administer the arbitration, or if AAA is unwilling or
unable to enforce or legally precluded from enforcing any and all provisions of this Dispute Resolution Section, then any party to this Agreement may substitute another arbitration organization that
has similar procedures to AAA and that will observe and enforce any and all provisions of this Dispute Resolution Section. All Disputes shall be determined by one arbitrator; however, if the amount in
controversy in a Dispute exceeds Five Million Dollars ($5,000,000), upon the request of any party, the Dispute shall be decided by three arbitrators (for purposes of this Agreement, referred to
collectively as the "arbitrator"). 

29

 

        (iii)  All
arbitration hearings will be commenced within ninety (90) days of the demand for arbitration and completed within ninety (90) days from the date of
commencement; provided, however, that upon a showing of good cause, the arbitrator shall be permitted to extend the commencement of such hearing for up to an additional sixty (60) days. 

        (iv)  The
judgment and the award, if any, of the arbitrator shall be issued within thirty (30) days of the close of the hearing. The arbitrator shall provide a concise
written statement setting forth the reasons for the judgment and for the award, if any. The arbitration award, if any, may be submitted to any court having jurisdiction to be confirmed and enforced,
and such confirmation and enforcement shall not be subject to arbitration. 

         (v)  The
arbitrator will give effect to statutes of limitations and any waivers thereof in determining the disposition of any Dispute and may dismiss one or more claims in
the arbitration on the basis that such claim or claims is or are barred. For purposes of the application of the statute of limitations, the service on AAA under applicable AAA rules of a notice of
Dispute is the equivalent of the filing of a lawsuit. 

        (vi)  Any
dispute concerning this arbitration provision, including any such dispute as to the validity or enforceability of this provision, or whether a Dispute is
arbitrable, shall be determined by the arbitrator; provided, however, that the arbitrator shall not be permitted to vary the express provisions of these Special Rules or the Reservations of Rights in
subsection (c) below. 

       (vii)  The
arbitrator shall have the power to award legal fees and costs pursuant to the terms of this Agreement. 

      (viii)  The
arbitration will take place on an individual basis without reference to, resort to, or consideration of any form of class or class action. 

        (c)    Reservations of Rights.    Nothing in this Agreement shall be deemed to (i)limit the applicability of any
otherwise applicable statutes of limitation and any waivers contained in this Agreement, or (ii) apply to or limit the right of Lender (A)to exercise self help remedies such as (but not limited
to) setoff, or (B)to foreclose judicially or nonjudicially against any real or personal property collateral, or to exercise judicial or nonjudicial power of sale rights, or to bring or pursue a
deficiency action in accordance with Utah Code Annotated Section 57-1-32, (C)to obtain from a court
provisional or ancillary remedies such as (but not limited to) injunctive relief, writ of possession, prejudgment attachment, or the appointment of a receiver, or (D) to pursue rights against a
party to this Agreement in a third-party proceeding in any action brought against Lender in a state, federal or international court, tribunal or hearing body (including actions in specialty courts,
such as bankruptcy and patent courts). Lender may exercise the rights set forth in clauses (A) through (D), inclusive, before, during or after the pendency of any arbitration proceeding brought
pursuant to this Agreement. Neither the exercise of self help remedies nor the institution or maintenance of an action for foreclosure or provisional or ancillary remedies shall constitute a waiver of
the right of any party, including the claimant in any such action, to arbitrate the merits of the Dispute occasioning resort to such remedies. No provision in the Loan Documents regarding submission
to jurisdiction and/or venue in any court is intended or shall be construed to be in derogation of the provisions in any Loan Document for arbitration of any Dispute. 

        (d)    Conflicting Provisions for Dispute Resolution.    If there is any conflict between the terms, conditions and
provisions of this Section and those of any other provision or agreement for arbitration or dispute resolution, the terms, conditions and provisions of this Section shall prevail as to any Dispute
arising out of or relating to (i)this Agreement, (ii)any other Loan Document, (iii)any related agreements or instruments, or (iv)the transaction contemplated herein or therein (including any claim
based on or arising from an alleged personal injury or business tort). In any other situation, if the 

30

 

resolution
of a given Dispute is specifically governed by another provision or agreement for arbitration or dispute resolution, the other provision or agreement shall prevail with respect to said
Dispute. 

        (e)    Jury Trial Waiver.    By agreeing to this Section, the parties irrevocably and voluntarily waive any right they
may have to a trial by jury in respect of any Dispute. 

        11.16    Forum.    

        Borrower,
Guarantor and each Permitted Subsidiary hereby irrevocably submits generally and unconditionally for itself and in respect of its property to the jurisdiction of any state
court or any United States federal court sitting in the State specified in the governing law section of this Agreement and to the jurisdiction of any state court or any United States federal court
sitting in the state in which any of the Property is located, over any Dispute. Borrower, Guarantor and each Permitted Subsidiary hereby irrevocably waives, to the fullest extent permitted by Law, any
objection that Borrower, Guarantor and each Permitted Subsidiary may now or hereafter have to the laying of venue in any such court and any claim that any such court is an inconvenient forum.
Borrower, Guarantor and each Permitted Subsidiary hereby agrees and consents that, in addition to any methods of service of process provided for under applicable law, all service of process in any
such suit, action or proceeding in any state court or any United States federal court sitting in the state specified in the governing law section of this Agreement may be made by certified or
registered mail, return receipt requested, directed to Borrower, Guarantor or a Permitted Subsidiary at its address for notice set forth in this Agreement, or at a subsequent address of which Lender
received actual notice from Borrower, Guarantor and each
Permitted Subsidiary in accordance with the notice section of this Agreement, and service so made shall be complete five (5) days after the same shall have been so mailed. Nothing herein shall
affect the right of Lender to serve process in any manner permitted by Law or limit the right of Lender to bring proceedings against Borrower, Guarantor or a Permitted Subsidiary in any other court or
jurisdiction. 

        11.17    WAIVER OF JURY TRIAL.    

        WITHOUT INTENDING IN ANY WAY TO LIMIT THE PARTIES' AGREEMENT TO ARBITRATE ANY "DISPUTE" (FOR PURPOSES OF THIS SECTION, AS DEFINED IN  SCHEDULE 1) AS SET FORTH IN THIS AGREEMENT,
TO THE EXTENT ANY "DISPUTE" IS NOT SUBMITTED TO ARBITRATION OR IS DEEMED BY THE ARBITRATOR OR BY ANY COURT
WITH JURISDICTION TO BE NOT ARBITRABLE OR NOT REQUIRED TO BE ARBITRATED, BORROWER, GUARANTOR, EACH PERMITTED SUBSIDIARY AND LENDER WAIVE TRIAL BY JURY IN RESPECT OF ANY SUCH "DISPUTE" AND ANY ACTION
ON SUCH "DISPUTE." THIS WAIVER IS KNOWINGLY, WILLINGLY AND VOLUNTARILY MADE BY BORROWER, GUARANTOR, EACH PERMITTED SUBSIDIARY AND LENDER, AND BORROWER, GUARANTOR, EACH PERMITTED SUBSIDIARY AND LENDER
HEREBY REPRESENT THAT NO REPRESENTATIONS OF FACT OR OPINION HAVE BEEN MADE BY ANY PERSON OR ENTITY TO INDUCE THIS WAIVER OF TRIAL BY JURY OR TO IN ANY WAY MODIFY OR NULLIFY ITS EFFECT. THIS PROVISION
IS A MATERIAL INDUCEMENT FOR THE PARTIES ENTERING INTO THE LOAN DOCUMENTS. BORROWER, GUARANTOR, EACH PERMITTED SUBSIDIARY AND LENDER ARE EACH HEREBY AUTHORIZED TO FILE A COPY OF THIS SECTION IN
ANY PROCEEDING AS CONCLUSIVE EVIDENCE OF THIS WAIVER OF JURY TRIAL. BORROWER, GUARANTOR AND EACH PERMITTED SUBSIDIARY FURTHER REPRESENTS AND WARRANTS THAT IT HAS BEEN REPRESENTED IN THE SIGNING OF
THIS AGREEMENT AND IN THE MAKING OF THIS WAIVER BY INDEPENDENT LEGAL COUNSEL, OR HAS HAD THE OPPORTUNITY TO BE REPRESENTED BY INDEPENDENT LEGAL COUNSEL SELECTED OF ITS OWN FREE WILL, AND THAT IT HAS
HAD THE OPPORTUNITY TO DISCUSS THIS WAIVER WITH COUNSEL.

31

 

        11.18    USA Patriot Act Notice.    

        Lender
hereby notifies Borrower, Guarantor and each Permitted Subsidiary that pursuant to the requirements of the USA Patriot Act (Title III of Pub. L. 107-56 (signed into
law October 26, 2001)) (the "Act"), Lender is required to obtain, verify and record information that identifies Borrower, Guarantor and each
Permitted Subsidiary, which information includes the name and address of Borrower, Guarantor and each Permitted Subsidiary and other information that will allow Lender to identify Borrower, Guarantor
and each Permitted Subsidiary in accordance with the Act. 

        11.19    Entire Agreement.    

        PURSUANT
TO UTAH CODE ANNOTATED SECTION 25-5-4, BORROWER IS NOTIFIED THAT THE WRITTEN LOAN DOCUMENTS
REPRESENT THE FINAL AGREEMENT BETWEEN THE PARTIES AND MAY NOT BE CONTRADICTED BY EVIDENCE OF ANY ALLEGED PRIOR, CONTEMPORANEOUS OR SUBSEQUENT ORAL AGREEMENTS OF THE PARTIES. THERE ARE NO UNWRITTEN
ORAL AGREEMENTS BETWEEN THE PARTIES. In particular, and without limitation, the terms of any commitment by Lender to make the Loan are merged into the Loan Documents. Except as incorporated in writing
into the Loan Documents, there are no representations, understandings, stipulations, agreements or promises, oral or written, with respect to the matters addressed in the Loan Documents. If there is
any conflict between the terms, conditions and provisions of this Agreement and those of any other instrument or agreement, including any other Loan Document, the terms, conditions and provisions of
this Agreement shall prevail. 

[REMAINDER
OF PAGE INTENTIONALLY LEFT BLANK] 

32

 

        IN
WITNESS WHEREOF, Borrower and Lender have caused this Agreement to be executed as of the date first above written. 

 

 

					
	 	 	 BORROWER:
	

 	
 	
 EXTRA SPACE PROPERTIES THIRTY LLC
 a Delaware limited liability company
	

 	
 	
By:	
 	
/s/ KENT W. CHRISTENSEN

 
	 	 	Name:	 	Kent W. Christensen
	 	 	Title:	 	Manager
	

 	
 	
 LENDER:
	

 	
 	
 BANK OF AMERICA, N.A.

a national banking association
	

 	
 	
By:	
 	
/s/ RICKY G. MONROE

 
	 	 	Name:	 	Ricky G. Monroe
	 	 	Title:	 	Senior Vice President

 

 33

 
 

Schedule 1
  Definitions

        Unless
the context otherwise specifies or requires, the following terms shall have the meanings herein specified, such definitions to be applicable equally to
the singular and the plural forms of such terms and to all genders: 

        "1.40 Debt Service Coverage Ratio Value" means, as applicable, the Initial 1.40 Debt Service Coverage Ratio Value for any Property or
Borrowing Base Property when such Property becomes a Borrowing Base Property or when the 1.40 Debt Service Coverage Ratio Value is first determined with respect to such Property, and in all other
cases and for all other periods of determination, the Ongoing Debt Service Coverage Ratio Value. 

        "AAA" means the American Arbitration Association, or any successor thereof. 

        "Act" means the USA Patriot Act (Title III of Pub. L. 107-56 (signed into law October 26, 2001)). 

        "Advance" means a disbursement of Loan proceeds to Borrower pursuant to the terms of this Agreement. 

        "Appraisal" means, with respect to any Property, an M.A.I. appraisal (or local equivalent) commissioned by and addressed to Lender
(acceptable to Lender as to form, substance, and appraisal date), prepared by a professional appraiser acceptable to Lender, having at least the minimum qualifications required under the applicable
Governmental Authority, including without limitation,
FIRREA, and determining "as is" (and, as applicable "as stabilized") market value of such Property as between a willing buyer an a willing seller. 

        "Adjusted (LTV) Appraised Value" means, with respect to an Property or Borrowing Base Property an amount equal to seventy-five
percent (75%) of the Appraised Value of such Property or Borrowing Base Property. 

        "Appraised Value" means, with respect to any Property, the "as is" (and, as applicable, the "as completed" and/or "as stabilized") market
value of such Property as reflected in the most recent Appraisal of such Property as the same may have been reasonably adjusted by Lender based upon its internal review of such Appraisal which is
based on criteria and factors then generally used and considered by Lender in determining the value of similar real estate properties, which review shall be conducted prior to acceptance of such
Appraisal by Lender. 

        "Authorized Signer" means any signer of this Agreement, acting alone, or any other representative of Borrower duly designated and
authorized by Borrower to sign draw requests in a writing addressed to Lender, which writing may include a draw request in the form attached hereto as  Schedule 2.

        "Banking Day" means any day that is not a Saturday, Sunday or banking holiday in the State. 

        "Borrowing Base" means the dollar amount that is the sum for each Borrowing Base Property of the  lesser of (a) the Adjusted (LTV) Appraised Value of such Borrowing
Base Property or (b) the 1.40 Debt Service Coverage Ratio Value for
such Property. The parties agree and acknowledge that the Borrowing Base is an aggregate amount determined on a Property by Property basis as set forth above and not on an overall pool or aggregate
basis. 

        "Borrowing Base Certificate" means a report in substantially the form of  Schedule 7, certified by the chief financial officer, or its equivalent, of Borrower
setting forth (a) the calculations required to
establish the Adjusted (LTV) Appraised Value for each Borrowing Base Property, (b) the 1.40 Debt Service Coverage Ratio Value for each Borrowing Base Property, and (c) the Maximum
Availability, all in form and detail satisfactory to Lender in its sole and absolute discretion. 

        "Borrowing Base Property" means an Eligible Property which Lender has agreed to include in calculations of the Borrowing Base pursuant to  Article 4. A Property
shall cease to be a Borrowing Base Property if (a) at any time such Property shall cease to be an Eligible Property,
(b) Lender shall cease to hold a valid and perfected first priority Lien in such Property, or (c) there shall have occurred 

 

a
default under the Security Instrument in respect of such Property; provided, however, that Lender shall only be obligated to reconvey the lien encumbering any such Property in accordance with the
provisions of Article 4. 

        "Borrower's Deposit Account" means an account established with Lender pursuant to the terms of  Section 7.6. 

        "Casualty" means any act or occurrence of any kind or nature that results in damage, loss or destruction to the Property. 

        "Claim" means any liability, suit, action, claim, demand, loss, expense, penalty, fine, judgment or other cost of any kind or nature
whatsoever, including fees, costs and expenses of attorneys, consultants, contractors and experts. 

        "Closing Checklist" means that certain Closing Requirements and Checklist setting forth the conditions for closing the Loan and recording
the Security Instrument. 

        "Code" means the Internal Revenue Code of 1986, as amended. 

        "Collateral" means any real or personal property directly or indirectly securing any of the Obligations or any other obligation of
Borrower or any other Person under or in respect of any Loan Document to which it is party, and includes, without limitation, all "Property" under as defined in any Security Instrument, all "Assigned
Contracts" as defined in any Property Management Agreement Assignment, all "Rents" as defined in any Security Instrument and all other property subject to a Lien created by a Security Instrument. 

        "Condemnation" means any taking of title to, use of, or any other interest in the Property under the exercise of the power of condemnation
or eminent domain, whether temporarily or permanently, by any Governmental Authority or by any other Person acting under or for the benefit of a Governmental Authority. 

        "Condemnation Awards" means any and all judgments, awards of damages (including severance and consequential damages), payments, proceeds,
settlements, amounts paid for a taking in lieu of Condemnation, or other compensation heretofore or hereafter made, including interest thereon, and the right to receive the same, as a result of, or in
connection with, any Condemnation or threatened Condemnation. 

        "Default" means an event or circumstance that, with the giving of Notice or lapse of time, or both, would constitute an Event of Default
under the provisions of this Agreement. 

        "Dispute" means any controversy, claim or dispute between or among the parties to this Agreement, including any such controversy, claim or
dispute arising out of or relating to (a)this Agreement, (b)any other Loan Document, (c)any related agreements or instruments, or (d)the transaction contemplated herein or therein (including any claim
based on or arising from an alleged personal injury or business tort). 

        "Draw Request" means a notice in the form of Schedule 2 to be delivered to Lender
pursuant to Section 2.3 evidencing Borrower's request for a borrowing of Advances. 

        "Eligible Property" means a Property which satisfies all of the following requirement as confirmed by Lender: 

        (a)   such
Property is owned in fee simple by Borrower or such Property is ground leased to Borrower from a third party fee owner and Lender has approved such leased Property
in its sole and absolute discretion; 

        (b)   such
Property is located within the United States of America; 

2

 

        (c)   such
Property is a self storage facility and related Improvements; 

        (d)   if
such Property is included as a Borrowing Base Property, not more 25% of all Borrowing Base Properties may be located within any single Metropolitan Statistical Area
or similar geographical market; 

        (e)   if
such Property is included as a Borrowing Base Property, not more 25% of the Borrowing Base shall be derived at any time from the Adjusted (LTV) Appraised Value or the
1.40 Debt Service Coverage Ratio Value of such Borrowing Base Property; 

        (f)    such
Property is not subject to any Lien other than the lien of the Security Instrument (and such Property is subject to the lien of the Security Instrument); 

        (g)   pursuant
to Section 4.1 Lender has agreed to include such Property in calculations of the Borrowing Base. 

        (h)   all
of the conditions of Section 4.1 continue at all times to be satisfied with respect to such Property; 

        (i)    all
of the representations, warranties and covenants of Borrower hereunder with respect to such Property are true and accurate in all material respects; and 

        (j)    such
Property has not been deemed ineligible for the Borrowing Base in accordance with Section 4.1 and has not
been released pursuant to Section 4.2. 

Any
Property which does not meet the foregoing requirements shall be cease to be an Eligible Property at the time of non-compliance and shall continue to be ineligible to be a Borrowing
Base Property until such deficiency is cured, as determined by Lender in its reasonable discretion. 

        "Environmental Agreement" means one or more Environmental Indemnification and Release Agreements by and between Borrower, each Permitted
Subsidiary (if applicable), Guarantor and Lender pertaining to a Property, as the same may from time to time be extended, amended, restated or otherwise modified. The Environmental Agreements are
unsecured. 

        "ERISA" means the Employee Retirement Income Security Act of 1974, as amended. 

        "Event of Default" means any event or circumstance specified in Article 7 and the
continuance of such event or circumstance beyond the applicable grace and/or cure periods therefor, if any, set forth in Article 7. 

        "Expenses" means all fees, charges, costs and expenses of any nature whatsoever incurred at any time and from time to time (whether before
or after an Event of Default) by Lender in making, funding, administering or modifying the Loan, in negotiating or entering into any "workout" of the Loan, or in exercising or enforcing any rights,
powers and remedies provided in the Security Instrument or any of the other Loan Documents, including attorneys' fees, court costs, receiver's fees, management fees and costs incurred in the repair,
maintenance and operation of, or taking possession of, or selling, the Property. 

        "Governmental Authority" means any governmental or quasi-governmental entity, including any court, department, commission, board, bureau,
agency, administration, service, district or other instrumentality of any governmental entity. 

        "Guarantor" means, individually and collectively, as the context requires, EXTRA SPACE
STORAGE LLC, a Delaware limited liability company, and its successors and assigns. 

        "Guaranty" means the Guaranty Agreement of even date herewith executed by Guarantor for the benefit of Lender, as the same may from time
to time be extended, amended, restated, supplemented or otherwise modified. 

3

 

        "Improvements" means any and all improvements located on a Property. 

        "Initial Debt Service Coverage Ratio Value" means the value of any Property or Borrowing Base Property upon first becoming a Borrowing
Base Property, determined as the maximum loan amount which could be outstanding (the "Hypothetical Loan Amount") which yields a debt service coverage
ratio of not less than 1.40 for Properties or Borrowing Base Properties owned in fee simple by Borrower or a Permitted Subsidiary or 1.75 for Properties or Borrowing Base Properties ground leased by
Borrower. 

        (a)   The
foregoing debt service coverage ratio shall be calculated and determined using a standard mortgage style financial amortization based on the (i) Net Operating
Income generated by the Property
or Borrowing Base Property and the (ii) the constant derived from the amortization of $1.00 over a period of thirty years at an imputed interest rate equal to the greater of: (1) 8.00%
per annum, and (2) the sum of one hundred seventy-five (175) basis points per annum and the weekly average yield on United States Treasury Securities Constant Maturities
Series issued by the United States Government for a ten (10) year term as most recently published by the Board of Governors of the Federal Reserve System and Federal Reserve Statistical Release
H.15(519) (or any similar or successor publication selected by Lender) as of the date of determination. 

        (b)   As
used herein, "Net Operating Income" means, for any period of determination, the Borrowing Base Properties' appraised
annual revenues less appraised annual expenses as approved by Lender. In the event that vacancy of any Borrowing Base Property is less than 15%, Net Operating Income shall be adjusted downward and
determined as if such vacancy were 15%. 

By
way of illustration: 

        (1)   if
a Property or Borrowing Base Property owned in fee simple has Net Operating Income of $1,000,000 for a period of determination, the Initial Debt Service Coverage
Ratio Value would be $8,107,699.86, determined as ($1,000,000 / 1.4 / 0.0881) = $8,107,699.86; and 

        (2)   if
a leasehold Property or Borrowing Base Property has Net Operating Income of $1,000,000 for a period of determination, the Initial Debt Service Coverage Ratio Value
would be $6,486,135.88, determined as ($1,000,000 / 1.75 / 0.0881) = $6,486,135.88. 

        "Insurance Proceeds" means the insurance claims under and the proceeds of any and all policies of insurance covering the Property or any
part thereof, including all returned and unearned premiums with respect to any insurance relating to such Property, in each case whether now or hereafter existing or arising. 

        "Laws" means all federal, state and local laws, statutes, rules, ordinances, regulations, codes, licenses, authorizations, decisions,
injunctions, interpretations, orders or decrees of any court or other Governmental Authority having jurisdiction as may be in effect from time to time. 

        "Leases" means all self storage leases or residential leases, license agreements and other occupancy or use agreements (whether oral or
written), now or hereafter existing, which cover or relate to the Property or any part thereof, together with all options therefor, amendments thereto and renewals, modifications and guaranties
thereof, including any cash or security deposited under the Leases to secure performance by the tenants of their obligations under the Leases, whether such cash or security is to be held until the
expiration of the terms of the Leases or applied to one or more of the installments of rent coming due thereunder. 

        "Lien" as applied to the property of Borrower, a Permitted Subsidiary or any Person means: (a) any security interest, encumbrance,
mortgage, deed to secure debt, deed of trust, pledge, lien, charge or lease constituting a capitalized lease obligation (which shall be obligations under a lease that is required to be capitalized for
financial reporting purposes in accordance with GAAP), condition sale 

4

 

or
other title retention agreement, or other security title or encumbrance of any kind in respect of any property of Borrower, a Permitted Subsidiary or such Person, or upon the income or profits
therefrom; (b) any arrangement, express or implied, under which any property of Borrower, a Permitted Subsidiary or such Person is transferred, sequestered or otherwise identified for the
purpose of subjecting the same to the payment of indebtedness or performance of any other obligation in priority to the payment of unsecured creditors of Borrower, A Permitted Subsidiary or such
Person; (c) the filing any financing statement under the UCC or its equivalent in any jurisdiction; and (d) any agreement by Borrower, a Permitted Subsidiary, or such Person to grant,
give or otherwise convey any of the foregoing. 

        "Loan" means the loan from Lender to Borrower, the repayment obligations in connection with which are evidenced by the Note. 

        "Loan Amount" means Fifty Million and No/100 Dollars ($50,000,000.00). 

        "Loan Documents" means this Agreement, the Note, each Security Instrument, the Pledge Documents, each Environmental Agreement, the
Guaranty, any Swap Contract, any application or reimbursement agreement executed in connection with any letter of credit issued pursuant to  Section 2.6 hereof, and any and all other documents which
Borrower, Guarantor, any Permitted Subsidiary or any other party or parties have
executed and delivered, or may hereafter execute and deliver, to evidence, secure or guarantee the Obligations, or any part thereof, as the same may from time to time be extended, amended, restated,
supplemented or otherwise modified. 

        "Material Contracts" means each Property Management Agreement, if any, with respect to an Eligible Property and any other contract or
other arrangement (other than Loan Documents), whether written or oral, to which Borrower, Guarantor or a Permitted Subsidiary is a party as to which the breach, nonperformance, cancellation or
failure to renew by an party thereto could have a Material Adverse Effect. 

        "Material Adverse Effect" means a materially adverse effect on (a) the business, assets, liabilities, financial condition, results
of operations or business prospects of any of Borrower, Guarantor or any Permitted Subsidiary, (b) the ability of Borrower, Guarantor or any Permitted Subsidiary to perform its obligations
under any of the Loan Documents, (c) the validity or enforceability of any of the Loan Documents, (d) the rights and remedies of Lender under any of the Loan Documents, or (e) the
timely
payment of the principal of or interest on the Advances or other amounts payable in connection therewith. 

        "Maximum Availability" shall, at any time, be the lesser of (a) the Loan Amount and (b) the Borrowing Base. Maximum
Availability shall be reduced at all times by (i) the amount of all undrawn letters of credit issued pursuant to Section 2.6 and
(ii) the amount of all drawings under letters of credit issued pursuant to Section 2.6 which have not been reimbursed to Lender. 

        "Net Proceeds," when used with respect to any Condemnation Awards or Insurance Proceeds, means the gross proceeds from any Condemnation or
Casualty remaining after payment of all expenses, including attorneys' fees, incurred in the collection of such gross proceeds. 

        "Note" means the Promissory Note of even date herewith, in an amount equal to the Loan Amount, made by Borrower to the order of Lender, as
the same may from time to time be extended, amended, restated, supplemented or otherwise modified. 

        "Notice" means a notice, request, consent, demand or other communication given in accordance with the provisions of  Section 11.6 of this Agreement. 

        "Obligations" means all present and future debts, obligations and liabilities of Borrower or a Permitted Subsidiary to Lender arising
pursuant to, or on account of, the provisions of this Agreement, the Note or any of the other Loan Documents, including the obligations: (a) to pay all principal, interest, late charges,
prepayment premiums (if any) and other amounts due at any time under the 

5

 

Note;
(b) to pay all Expenses, indemnification payments, fees and other amounts due at any time under the Security Instrument or any of the other Loan Documents, together with interest thereon
as provided in the Security Instrument or such Loan Document; (c) to pay and perform all obligations of Borrower or a Permitted Subsidiary (or its affiliate) under any Swap Contract; and
(d) to perform, observe and comply with all of the terms, covenants and conditions, expressed or implied, which Borrower or a Permitted Subsidiary is required to perform, observe or comply with
pursuant to the terms of this Agreement, the Security Instrument or any of the other Loan Documents. Notwithstanding any language contained in the Loan Documents, the Obligations of Borrower or a
Permitted Subsidiary to pay and perform under the Environmental Agreement are not secured by the Security Instrument. 

        "Ongoing Debt Service Coverage Ratio Value" means the value of any Property or Borrowing Base Property determined as the maximum loan
amount which could be outstanding (the "Hypothetical Loan Amount") which yields a debt service coverage ratio of not less than 1.40 for Properties or
Borrowing
Base Properties owned in fee simple by Borrower or a Permitted Subsidiary or 1.75 for Properties or Borrowing Base Properties ground leased by Borrower. 

        (a)   The
foregoing debt service coverage ratio shall be calculated and determined using a standard mortgage style financial amortization based on the (i) Net Operating
Income generated by the Property or Borrowing Base Property and the (ii) the constant derived from the amortization of $1.00 over a period of thirty years at an imputed interest rate equal to
the greater of: (A) 8.00% per annum, and (B) the sum of one hundred seventy-five (175) basis points per annum and the weekly average yield on United States Treasury
Securities Constant Maturities Series issued by the United States Government for a ten (10) year term as most recently published by the Board of Governors of the Federal Reserve System and
Federal Reserve Statistical Release H.15(519) (or any similar or successor publication selected by Lender) as of the date of determination. 

        (b)   As
used herein, "Net Operating Income" means, for any period of determination, the Borrowing Base Properties' collective
revenues generated during the immediately preceding 90 calendar days (prorated for an annual period) from leases with tenants in occupancy which comply with the terms of the Loan Agreement less the
expenses incurred during such period in connection with the Borrowing Base Properties (prorated for an annual period), all as compiled by Borrower and approved by Lender. In computing the Net
Operating Income, revenues and expenses shall be calculated on an accrual basis, each in accordance with generally accepted accounting principals consistently applied. 

By
way of illustration: 

        (1)   if
a Property or Borrowing Base Property owned in fee simple has Net Operating Income of $1,000,000 for a period of determination, the Ongoing Debt Service Coverage
Ratio Value would be $8,107,699.86, determined as ($1,000,000 / 1.4 / 0.0881) = $8,107,699.86; and 

        (2)   if
a leasehold Property or Borrowing Base Property has Net Operating Income of $1,000,000 for a period of determination, the Ongoing Debt Service Coverage Ratio Value
would be $6,486,135.88, determined as ($1,000,000 / 1.75 / 0.0881) = $6,486,135.88. 

        "Other Loans" means any loan, financing arrangement or extension of credit from Lender to Borrower, a Permitted Subsidiary, or Guarantor
or any subsidiary or affiliate of such parties or which is guaranteed by any such party, other than the Loan. Other Loans shall not include any loan, financing arrangement or extension of credit in
which Borrower, a Permitted Subsidiary, or Guarantor or any subsidiary or affiliate of such parties owns the real property collateral therefore directly or indirectly with an unaffiliated joint
venture partner or equity partner. 

6

 

        "Person" means an individual, a corporation, a partnership, a joint venture, a limited liability company, a trust, an unincorporated
association, any Governmental Authority or any other entity. 

        "Pledge Documents" means a Membership Interest Pledge and Security Agreement together with a consent of the applicable Permitted
Subsidiary, and an Irrevocable Proxy in form and content acceptable to Lender in its discretion to grant to Lender a security interest in and to 100% of the issued and outstanding membership interests
in each Permitted Subsidiary, as the same may from time to time be extended, amended, restated, supplemented or otherwise modified. 

        "Property" means a parcel (or group of related parcels) of real property: 

        (a)   owned
in fee by any Borrower, 

        (b)   in
which Borrower holds a ground leasehold interest; or 

        (c)   owned
in fee by a Permitted Subsidiary as of the date hereof and provided that such property owned by the Permitted Subsidiary is listed on  Schedule 6 hereto. 

Property
includes all Borrowing Base Properties. 

        "Property Management Agreement" means, collectively, all agreements entered into by Borrower pursuant to which Borrower engages a Person
to advise it with respect to the management of a given Property. All Property Management Agreements shall be with a Qualified Manager. 

        "Qualified Manager" means a subsidiary or affiliate of Guarantor or other reputable and experienced owner, operator, developer or manager
of Class "A" or "B" self-storage facilities that (1) has at least ten (10) years experience in the ownership, operation, development or management of Class "A"
or "B" self-storage facilities, and (2) is the owner, operator, developer or manager of self-storage facilities containing, in the aggregate, not less than 2,000,000
rentable square feet. 

        "Rents" means all of the rents, royalties, issues, profits, revenues, earnings, income and other benefits of the Property or any part
thereof, or arising from the use or enjoyment of the Property or any part thereof, including all such amounts paid under or arising from any of the Leases and all fees, charges, accounts or other
payments for the use or occupancy of rooms or other public facilities within the Property or any part thereof. 

        "Security Instrument" means any Deed of Trust, Assignment of Rents, Security Agreement, and Financing Statement, any Mortgage, Assignment
of Rents, Security Agreement, and Financing Statement, Assignment of Rents, Security Agreement, and Financing Statement, any Deed to Secure Debt, or other mortgage, deed of trust or similar real
property security document executed by Borrower or a Permitted Subsidiary for the benefit of Lender, any assignments of Property Management Agreements, and any other security agreements, financing
statements or other document or instrument or agreement creating, evidencing or perfecting Lender's Liens in any of the Collateral. 

        "State" means the State of Utah. 

        "Survey" means a map or plat of survey of the Property which conforms with Lender's survey requirements set forth in the Closing Checklist
and with the "Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys" jointly established and adopted by ALTA, ACSM and NSPS in 2005, and pursuant to Accuracy Standards as adopted by
ALTA, ACSM and NSPS and in effect on the date when the Survey is certified to Lender in the form specified in the Closing Checklist. 

        "Swap Contract" means any agreement, whether or not in writing, relating to any Swap Transaction, including, unless the context otherwise
clearly requires, any form of master agreement (the "Master Agreement") published by the International Swaps and Derivatives Association, Inc.,
or any other master agreement, entered into between Swap Counterparty and Borrower (or its affiliate) in connection with the Loan, together with any related schedule and confirmation, as amended, 

7

 

supplemented,
superseded or replaced from time to time, relating to or governing any Swap Transaction. 

        "Swap Counterparty" means Lender or an affiliate of Lender, in its capacity as counterparty under any Swap Contract. 

        "Swap Transaction" means any transaction that is a rate swap, basis swap, forward rate transaction, commodity swap, commodity option,
equity or equity index swap or option, bond, note or bill option,
interest rate option, forward foreign exchange transaction, cap, collar or floor transaction, currency swap, cross-currency rate swap, swap option, currency option or any other similar transaction
(including any option to enter into the foregoing) or any combination of the foregoing, entered into between Swap Counterparty and Borrower (or its affiliate) in connection with the Loan. 

        "Taxes" means all taxes and assessments whether general or special, ordinary or extraordinary, or foreseen or unforeseen, which at any
time may be assessed, levied, confirmed or imposed by any Governmental Authority or any communities facilities or other private district on Borrower or on any of its properties or assets or any part
thereof or in respect of any of its franchises, businesses, income or profits. 

8

 
 

Schedule 2
  Form of Draw Request

[BORROWER'S
LETTERHEAD] 

DRAW
REQUEST NO.                                    

TO:
BANK OF AMERICA, N.A. ("Lender") 

 

 

					
	LOAN NO.	 	

 	 	 
	PROJECT	 	

 	 	 
	LOCATION	 	

 	 	 
	
 BORROWER	
 	

 

 

 	
 	

 
	
 FOR PERIOD ENDING	
 	

 	
 	

 

 

         In
accordance with the Revolving Line of Credit Agreement in the maximum principal amount of up to $50,000,000.00 dated February             , 2009, between Borrower and
Lender, as amended and modified from time to time, Borrower requests that
$                                    be advanced from Loan proceeds.
The proceeds should be credited to the account
of                                    , Account
No.                                    ,
at                                    . 

 

 

								
	 TOTAL DRAW REQUEST
	 	$	 	 	 	 
	 CURRENT BORROWING BASE
	 	
$		 	 	 
	 CURRENT MAXIMUM AVAILABILITY
	 	
$		 	 	 

 

 [*** Optional language to appoint a new Authorized Signer for draw requests: ***]

                                        
    is
hereby designated and authorized to sign future draw requests on behalf of Borrower in connection with the Loan. Lender shall be entitled to rely on draw requests
given by such Person(s) until this authorization is revoked by Borrower in writing. 

 

 

					
	AUTHORIZED SIGNER:	 	 	 	 
	

 	
 	
Dated:	
 	
    

 

 

 

 
 

Schedule 3
  Leasing and Tenant Matters

        1.    Representations and Warranties of Borrower Regarding Leases.    

        Borrower
represents and warrants that Borrower has delivered to Lender Borrower's standard form of self-storage tenant lease. Lender acknowledges approval of Borrower's
standard form self-storage tenant lease. 

        2.    Covenants of Borrower Regarding Leases and Rents.    

        Borrower
covenants that Borrower (a) may administer, enforce, modify and terminate self-storage space leases, residential leases, manager apartment leases, and Leases
for non self-storage space in the Improvements provided that such Leases are for less than 1,500 net rentable square feet or are for a term of less than 5 years (including cell
tower leases, billboard leases, and retail, office and general commercial leases, if any) in the ordinary course of Borrower's business; (b) will use its commercially reasonable efforts to
enforce or secure, or cause to be enforced or secured, the performance of each and every obligation and undertaking of the respective tenants under the Leases and will appear in and defend, at
Borrower's sole cost and expense, any action or proceeding arising under, or in any manner connected with, the Leases; (c) will not collect any of the Rents in advance of the time when the same
become due provided that aggregate prepaid rents collected from the Property for more than one month in advance does not exceed 1/6th of Net Operating Income for the most recent
12 month period; (d) will not discount any future accruing Rents except in the ordinary course of business; (e) without the prior written consent of Lender, will not execute any
assignment of the Leases or the Rents; (f) except for Leases described in subsection (a) above, Borrower will not modify the rent, the term, the demised premises or the common area
maintenance charges
under any of the Leases, (g) will not add or modify any option or right of first refusal to purchase all or any portion of the Property or any present or future interest therein, or surrender,
cancel or terminate any Lease (other than Leases described in subsection (a) above, without the prior written consent of Lender; and (h) will execute and deliver, at the request of
Lender, all such assignments of the Leases and Rents in favor of Lender as Lender may from time to time require. 

        Notwithstanding
anything to the contrary set forth above or contained in the Loan Documents, the following activities in connection with the Improvements, Property and the Borrower are
expressly permitted without further consent of the Lender: 

        (a)    Self-Storage Leases.    Self storage leases (including outdoor, vehicle and RV parking space
leases) may be made, administered, enforced, modified, or terminated in the ordinary course of the Borrower's business, on Borrower's standard lease form, as amended from time to time. 

        (b)    Non Self-Storage Leases.    Non self-storage leases (for cell/tower communication
purposes, billboard/advertising purposes, retail/office/general commercial purposes) may be made, administered, enforced, modified, or terminated, in the ordinary course of the Borrower's business;
provided each such leases if for less than 1,500 rentable square feet, or for a term of less than five (5) years. 

        (c)    Residential Leases.    Residential leases or occupancies of the manager's apartment (if any) which is located
on the Property may be made, administered, enforced, modified, or terminated, in the ordinary course of the Borrower's business. 

        3.    Leasing Guidelines.    

        Borrower
shall not enter into any Lease of self-storage space in the Improvements except in the ordinary course of Borrower's self-storage business and only upon
Borrower's standard form of tenant lease. Any material revisions thereto, must have the prior written approval of Lender. 

 

        4.    Delivery of Leasing Information and Documents.    

        From
time to time upon Lender's request, Borrower shall promptly deliver to Lender (a) complete executed copies of each Lease (except self-storage leases), including
any exhibits thereto and any guaranty(ies) thereof, (b) a complete rent roll of the Property in such detail as Lender may require, together with such operating statements and leasing schedules
and reports as Lender may require, (c) any and all financial statements of the tenants, subtenants and any lease guarantors to the extent available to Borrower, and/or (d) such other
information regarding tenants and prospective tenants and other leasing information as Lender may request. 

2

 
 

Schedule 4
  Tax and Insurance Reserve Deposits

        1.     If
required by Lender, on each monthly payment date under the Note, Borrower shall pay to Lender one-twelfth (1/12th) of the amount estimated by
Lender to pay all installments of Taxes levied against the Property and all insurance premiums for insurance required to be maintained by Borrower under the Loan Documents, in each case coming due
during the upcoming twelve (12) month period. Required payments hereunder shall be added together with the regular payments under the Note and with any other sums required under the Loan
Documents, all of which shall be paid monthly as an aggregate sum by Borrower to Lender until the Obligations are paid and performed in full. Unless otherwise required by applicable Law, funds paid by
Borrower hereunder shall not be or be deemed to be escrow or trust funds. At Lender's option, such funds may be held in an individual account, consolidated with other like accounts, or commingled with
the general funds of Lender. Such funds shall be held in an interest-bearing account in the name of Lender and all interest shall be credited to Borrower. Borrower agrees that it shall include all
interest and earnings on such funds paid to or deposited with Lender as its income (and, if Borrower is a partnership or other pass-through entity, the income of its partners, members or
beneficiaries, as the case may be), and shall be the owner of all such funds for federal and applicable state and local tax purposes. 

        2.     Provided
no Default then exists, Lender shall pay for the account of Borrower, to the extent funds paid to Lender hereunder are sufficient for such purposes, prior to the
delinquency date for such expense, real property Taxes and insurance premiums for which Borrower has provided invoices to Lender in advance. In its sole and absolute discretion, Lender may retain a
third party tax lien service to obtain tax certificates or other evidence or estimates of Taxes due or to become due and Borrower shall promptly reimburse Lender for the cost of retaining any such
service. Any unpaid reimbursements for any tax lien service will be added to the Obligations. Borrower shall ensure Lender's receipt, at least thirty (30) days prior to the respective due date
for payment, of all bills, invoices and statements for all Taxes and insurance premiums to be paid. Lender shall not be responsible for the payment of any invoice if Borrower has not paid to Lender
sufficient funds for such item under this Schedule 4, even if the shortfall results from Lender's failure to adequately estimate and collect
sufficient funds to satisfy such charges. In making any payment for Taxes or insurance hereunder, Lender shall be entitled to rely on any tax lien service or any bill, statement or estimate procured
from the appropriate public office or insurance company or agent without any inquiry into the accuracy, validity, enforceability or contestability of any Taxes, valuation, sale, forfeiture, tax lien
or title or claim thereof. 

        3.     Borrower
grants to Lender a security interest in all funds paid to or deposited with Lender hereunder, and any proceeds thereof, as security for the Obligations. Such
security interest shall be governed by the Uniform Commercial Code of the State, and Lender shall have available to it all of the rights and remedies available to a secured party thereunder. Borrower
shall have no right to unilaterally demand payment of or to withdraw funds deposited with Lender hereunder except as expressly permitted hereby. Upon the occurrence of an Event of Default, Borrower
agrees that Lender may apply any funds paid to or deposited with Lender hereunder to cure the default. 

 
 

Schedule 5
  Swap Contracts    
    

        1.    Swap Documentation.    Within the timeframes required by Lender and Swap Counterparty, Borrower shall deliver to
Swap Counterparty the following documents and other items, executed and acknowledged as appropriate, all in form and substance satisfactory to Lender and Swap Counterparty: (a) Master Agreement
in the form published by the International Swaps and Derivatives Association, Inc. and related schedule in the form agreed upon between Borrower (or its affiliate) and Swap Counterparty;
(b) a confirmation under the foregoing; (c) the Guaranty; (d) if Borrower (or its affiliate) is anything other than a natural person, evidence of due authorization to enter into
transactions under the foregoing Swap Contract with Swap Counterparty, together with evidence of due authorization and execution of any Swap Contract; and such other title endorsements, documents,
instruments and agreements as Lender and Swap Counterparty may require to evidence satisfaction of the conditions set forth in this Section 1 of  Schedule 7, including a swap endorsement to Lender's title policy in form and substance satisfactory to Lender.
 

        2.    Conveyance and Security Interest.    To secure Borrower's Obligations, Borrower hereby transfers, assigns and
transfers to Lender, and grants to Lender a security interest in, all of Borrower's right, title and interest, but not its obligations, duties or liabilities for any breach, in, under and to the Swap
Contract, any and all amounts received by Borrower in connection therewith or to which Borrower is entitled thereunder, and all proceeds of the foregoing. All amounts payable to Borrower under the
Swap Contract shall be paid to Lender and shall be applied to pay interest or other amounts under the Loan. 

        3.    Interest Reserve.    [Intentionally Omitted] 

        4.    Cross-Default.    It shall be an Event of Default under this Agreement if any Event of Default occurs as defined
under any Swap Contract as to which Borrower is the Defaulting Party, or if any Termination Event occurs under any Swap Contract as to which Borrower is an Affected Party. As used in this Section, the
terms "Defaulting Party," "Termination Event" and "Affected
Party" have the meanings ascribed to them in the Swap Contract. 

        5.    Remedies; Cure Rights.    In addition to any and all other remedies to which Lender and Swap Counterparty are
entitled at law or in equity, Swap Counterparty shall have the right, to the extent so provided in any Swap Contract or any Master Agreement relating thereto, (a) to declare an event of
default, termination event or other similar event thereunder and to designate an Early Termination Date as defined under the Master Agreement, and (b) to determine net termination amounts in
accordance with the Swap Contract and to setoff amounts between Swap Contracts. Lender shall have the right at any time (but shall have no obligation) to take in its name or in the name of Borrower
(or its affiliate) such action as Lender may at any time determine to be necessary or advisable to cure any default under any Swap Contract or to protect the rights of Borrower (or its affiliate) or
Swap Counterparty thereunder; provided, however, that before the occurrence of an Event of Default under this Agreement, Lender shall give prior written notice to Borrower before taking any such
action. For this purpose, Borrower hereby constitutes Lender its true and lawful attorney-in-fact with full power of substitution, which power of attorney is coupled with an
interest and irrevocable, to exercise, at the election of Lender, any and all rights and remedies of Borrower (or its affiliate) under the Swap Contract, including making any payments thereunder and
consummating any transactions contemplated thereby, and to take any action that Lender may deem proper in order to collect, assert or enforce any claim, right or title, in and to the Swap Contract
hereby assigned and conveyed, and generally to take any and all such action in relation thereto as Lender shall deem advisable. Lender shall not incur any liability if any action so taken by Lender or
on its behalf shall prove to be inadequate or invalid. Borrower expressly understands and agrees that Lender is not hereby assuming any duties or obligations of Borrower (or its affiliate) to make
payments to Swap Counterparty under any Swap Contract or under any other Loan Document. Such payment duties and obligations remain the responsibility of Borrower (or its affiliate) notwithstanding any
language in this Agreement. 

 

        6.    Automatic Deduction and Credit.    

        (a)   At
all times when any Swap Contract is in effect, Borrower shall maintain the Checking Account in good standing with Lender. Borrower hereby grants to Lender and Swap
Counterparty a security interest in the Checking Account, and any other accounts and deposit accounts from which Borrower may from time to time authorize Lender to debit payments due on the Loan and
the Swap Contracts.
Borrower is granting this security interest to Lender and Swap Counterparty for the purpose of securing the Obligations. 

        (b)   At
all times when any Swap Contract is in effect, all monthly payments owed by Borrower under the Note will be automatically deducted on their due dates from the
Checking Account. Lender is hereby authorized to apply the amounts so debited to Borrower's obligations under the Loan. Notwithstanding the foregoing, Lender will not automatically deduct the
principal payment at maturity from the Checking Account. 

        (c)   At
all times when any Swap Contract is in effect, all payments owed by Borrower (or its Affiliate) under any Swap Contract will be automatically deducted on their due
dates from the Checking Account. The preceding sentence includes Borrower's authorization for Lender to debit from the Checking Account any monetary obligation owed by Borrower (or its Affiliate) to
Swap Counterparty following any Early Termination Date, as defined under the Master Agreement. Swap Counterparty is hereby authorized to apply the amounts so debited to the obligations of Borrower (or
its Affiliate) under the applicable Swap Contract. 

        (d)   Lender
will debit the Checking Account on the dates the foregoing payments become due; provided, however, that if a due date does not fall on a Banking Day, Lender will
debit the Checking Account on the first Banking Day following such due date. 

        (e)   Borrower
shall maintain sufficient funds on the dates when Lender enters debits authorized by this Agreement. If there are insufficient funds in the Checking Account on
any date when Lender enters any debit authorized by this Agreement, without limiting Lender's other remedies in such an event, the debit will be reversed in whole or in part, in Lender's sole and
absolute discretion, and such amount not debited shall be deemed to be unpaid and shall be immediately due and payable in accordance with the terms of the Note and/or the Swap Contract, as applicable. 

        (f)    So
long as there is no Event of Default existing under this Agreement or any Swap Contract, Lender will automatically credit the Checking Account for payments owed by
Swap Counterparty under the Swap Contract. Lender will credit the Checking Account on the dates the foregoing payments become due; provided, however, that if a due date does not fall on a Banking Day,
Lender will credit the Checking Account on the first Banking Day following such due date. 

2

 

 
 

Schedule 6
  Borrowing Base Properties    
    

 
    1. Phoenix, Arizona Property (ES Property # 0659)    
    

Property
located in Maricopa County, Arizona and legally described as: 

 
 
 

  2. Sugar Hill, Georgia Property #1 (ES Property # 0745)    
    

Property
located in Gwinnett County, Georgia and legally described as: 

2

 
 
 

  3. Sugar Hill, Georgia Property #2 (ES Property # 0754)    
    

        Property
located in Gwinnett County, Georgia and legally described as: 

3

 
 
 

  4. Ashland, Massachusetts Property (ES Property # 1028)    
    

        Property
located in Middlesex County, Massachusetts and legally described as: 

4

 
 
 

  5. Culver City, California Property (ES Property # 1160)    
    

        Property
located in Los Angeles County, California and legally described as: 

5

 
 
 

  6. Dedham, Massachusetts Property (ES Property # 1205)    
    

        Property
located in Norfolk County, Massachusetts and legally described as: 

6

 
 
 

  7. Kahului, Hawaii Property (ES Property # 1375)    
    

        Property
located in Maui County, Hawaii and legally described as: 

7

 
 
 

  8. San Antonio, Texas Property (ES Property # 1387)    
    

        Property
located in Bextar County, Texas and legally described as: 

8

 
 
 

  9. Indianapolis, Indiana Property (ES Property # 1395)    
    

        Property
located in Marion County, Indiana and legally described as: 

9

 
 
 

  10. North Bergen, New Jersey Property (ES Property # 1089)
  (Property Owned by Extra Space of North Bergen LLC)    
    

        Property
located in Hudson County, New Jersey and legally described as: 

10

 
 
 

  11. Bensalem, Pennsylvania Property (ES Property # 1354)
  (Property Owned by Extra Space of Knights Road LLC)    
    

        Property
located in Bucks County, Pennsylvania and legally described as: 

11

 

 
 

Schedule 7
  Borrowing Base Certificate

 
    See Attached    
    

1

 
 

  BORROWING BASE CERTIFICATE    
    

 

 

			
	TO:	 	Bank of America, N.A.

Real Estate Banking

NV1-119-04-08

300 S. Fourth Street, 4th Floor,

Las Vegas, NV 89101

Attention: L. Kelly Peterson

Fax Number: 702-654-7175

 

         EXTRA SPACE PROPERTIES THIRTY LLC, a Delaware limited liability company
("Borrower"), makes this certification under that certain Revolving Line of Credit Agreement, dated February             , 2009
("Loan Agreement"), by and between Borrower and BANK OF AMERICA, N.A., a national banking association,
and its successors, participants and assigns ("Lender"). 

        The
undersigned hereby provides this quarterly Borrowing Base Certificate to Lender pursuant to Section 7.8(e) of the Loan
Agreement, and certifies to Lender that the following information is true and correct and that all accounting information is derived from the accounting records of Borrower, that such records have
been maintained in a consistent manner in accordance with sound accounting practices from quarter to quarter (all capitalized terms used herein shall have the meanings given to such terms in the Loan
Agreement): 

        1.     Attached
hereto is a schedule showing the calculation of the Adjusted (LTV) Appraised Value for each Borrowing Base Property. To the best of Borrower's knowledge, no
condition or even has occurred which would materially adversely affect the Adjusted (LTV) Appraised Value as set forth on such schedule. 

        2.     Attached
hereto is a schedule showing the calculation of the 1.40 Debt Service Coverage Ratio Value for each Borrowing Base Property. To the best of Borrower's knowledge,
no condition or even has occurred which would materially adversely affect the 1.40 Debt Service Coverage Ratio Value as set forth on such schedule. 

        3.     Based
on the lesser of (a) the Adjusted (LTV) Appraised Value and (b) the 1.40 Debt Service Coverage Ratio Value for each Borrowing Base Property as set
forth in the schedules hereto, the Borrowing Base as of the end of the immediately preceding calendar quarter is
$                                    and the Maximum Availability as
of the end of the immediately
preceding calendar quarter is $                                    .

        4.     Except
as set forth in a schedule attached hereto, each Borrowing Base Property is an Eligible Property. 

        5.     No
Default or Event of Default has occurred since the last Borrowing Base Certificate submitted by Borrower to Lender. Borrower and each Borrowing Base Property is in
material compliance with all representations, warranties and covenants contained in the Loan Documents. 

        6.     Attached
hereto is a schedule showing the calculation of the Net Worth of Guarantor as defined in and contemplated by  Section 4 of Guarantor's Guaranty. Borrower confirms that the Guarantor is in full
compliance with the financial covenants contained in  Section 4 of the Guaranty. As of the date hereof, Guarantor's Net Worth is
$                                    . 

[Remainder
of Page Intentionally Left Blank] 

 

        Date
of Borrowing Base Calculation:                              ,
                        
 

 

 

							
	 	 	 BORROWER:
	

 	
 	
 	
 	
 EXTRA SPACE PROPERTIES THIRTY LLC

a Delaware limited liability company
	

 	
 	
 	
 	
By:	
 	
  

 
	 	 	 	 	Name:	 	Kent W. Christensen
	 	 	 	 	Title:	 	Manager

 

 2

QuickLinks

Exhibit 10.34

Revolving Line of Credit Agreement

EXTRA SPACE PROPERTIES THIRTY LLC a Delaware limited liability company

BANK OF AMERICA, N.A. a national banking association,

Revolving Line of Credit Agreement (Borrowing Base Revolving Line of Credit)

Recitals

ARTICLE 1

ARTICLE 2

ARTICLE 3

ARTICLE 4

ARTICLE 5

ARTICLE 6

ARTICLE 7

ARTICLE 8

ARTICLE 9

ARTICLE 10

ARTICLE 11

Schedule 1 Definitions

Schedule 2 Form of Draw Request

Schedule 3 Leasing and Tenant Matters

Schedule 4 Tax and Insurance Reserve Deposits

Schedule 5 Swap Contracts

Schedule 6 Borrowing Base Properties

1. Phoenix, Arizona Property (ES Property # 0659)

2. Sugar Hill, Georgia Property #1 (ES Property # 0745)

3. Sugar Hill, Georgia Property #2 (ES Property # 0754)

4. Ashland, Massachusetts Property (ES Property # 1028)

5. Culver City, California Property (ES Property # 1160)

6. Dedham, Massachusetts Property (ES Property # 1205)

7. Kahului, Hawaii Property (ES Property # 1375)

8. San Antonio, Texas Property (ES Property # 1387)

9. Indianapolis, Indiana Property (ES Property # 1395)

10. North Bergen, New Jersey Property (ES Property # 1089) (Property Owned by Extra Space of North Bergen LLC)

11. Bensalem, Pennsylvania Property (ES Property # 1354) (Property Owned by Extra Space of Knights Road LLC)

Schedule 7 Borrowing Base Certificate

See Attached

BORROWING BASE CERTIFICATE

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00169-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00169-of-00352.parquet"}]]