Document:

Lease Dated April 6, 2006

 Exhibit 10.20 
  
 LEASE AGREEMENT 
 (ALL NET)

 FOR PREMISES LOCATED AT 
  
  
 6610 Gunpark Drive, Suite 102 
 Boulder, Colorado 80301 
  
 BETWEEN 
 Monotype Imaging, Inc.

 AS TENANT 
  
 AND 
 6610, LLC 
 A Colorado Limited Liability Company 
 AS LANDLORD 
  

 TABLE OF CONTENTS 
  

					
			
	1.	  	PREMISES LEASED; DESCRIPTION	  	1
			
	2.	  	SQUARE FOOTAGE/PRO RATA SHARE	  	1
			
	3.	  	PRESENT CONDITION OF PROPERTY	  	1
			
	4.	  	TERM	  	1
		  	 4.1       Initial Term
	  	1
		  	 4.2       Tenant Improvement
	  	1
		  	 4.3       Option to Extend
	  	1
			
	5.	  	RENT	  	2
		  	 5.1       Base Rental
	  	2
		  	 5.2       Rent Commencement Date
	  	2
		  	 5.3       Escalation of Base Rental
	  	2
		  	 5.4       Operating Costs
	  	2
		  	 (a)     Inclusions
	  	2
		  	 (b)     Exclusions
	  	3
		  	 5.5       Payment of Operating Costs
	  	3
		  	 5.6       Dispute Concerning Operating Costs
	  	4
		  	 5.7       Payment of Rent and Additional Charges - General
	  	4
		  	 5.8       Late Charges
	  	4
		  	 5.9       Security Deposit
	  	4
		  	 5.10     Proration of Rent for Partial Months
	  	4
			
	6.	  	TAXES - REAL PROPERTY - PAID BY TENANT – PROTEST (Intentionally Deleted)	  	5
			
	7.	  	TAXES - TENANT'S PERSONAL PROPERTY - PAID- BY TENANT	  	5
			
	8.	  	UTILITIES - RESPONSIBILITY	  	5
			
	9.	  	HOLDING OVER	  	5
			
	10.	  	MODIFICATION OR EXTENSIONS	  	5
			
	11.	  	ALTERATION - CHANGES AND ADDITIONS - RESPONSIBILITY – NO HOLES IN ROOF - NO NEW EQUIPMENT ON ROOF	  	5
			
	12.	  	MECHANIC'S LIENS	  	6
			
	13.	  	UNIFORM SIGNS	  	6
			
	14.	  	MAINTENANCE AND REPAIRS OF THE BUILDING: LANDLORD NOT LIABLE FOR DAMAGE TO CONTENTS	  	6
			
	15.	  	CONDITION UPON SURRENDER - RETURN	  	7
			
	16.	  	USE OF PREMISES: NO NUISANCE: COMPLIANCE WITH LAWS: RULES AND REGULATIONS	  	7
			
	17.	  	LIABILITY FOR OVERLOAD	  	8

  

					
			
	18.	  	NO USE OF PREMISES IN VIOLATION OF INSURANCE POLICIES	  	8
			
	19.	  	INSURANCE	  	8
		  	 19.1       All Risk Insurance
	  	8
		  	 19.2       General Liability Insurance
	  	8
		  	 19.3       Tenant Improvements
	  	8
		  	 19.4       Other Insurance
	  	8
		  	 19.5       Waiver of Subrogation
	  	8
		  	 19.6       Other Provisions Regarding Tenant's Insurance
	  	8
		  	 19.7       Changes in Standard Policies
	  	9
			
	20.	  	REPLACEMENT OF BUILDING - CASUALTY DAMAGE	  	9
			
	21.	  	ENVIRONMENTAL MATTERS	  	9
			
	22.	  	ENTRY BY LANDLORD	  	10
			
	23.	  	DEFAULT - REMEDIES OF LANDLORD	  	10
		  	 23.1       Default Defined
	  	10
		  	 23.2       Landlord's Remedies in the Event of Default
	  	10
		  	 23.3       Tenant to Surrender Peaceably
	  	11
		  	 23.4       No Termination by Re-Entry
	  	11
		  	 23.5       Injunction
	  	11
		  	 23.6       Remedies Listed are Cumulative and Non-Exclusive
	  	11
		  	 23.7       Interest on Sums Past Due
	  	12
		  	 23.8       Attorneys' Fees
	  	12
		  	 23.9       Time to Cure Certain Non-Monetary Default
	  	12
		  	 23.10     Landlord Default
	  	16
			
	24.	  	LEGAL PROCEEDINGS AGAINST TENANT BY THIRD PARTIES: TENANT TO PAY LANDLORD'S FEES	  	12
			
	25.	  	INDEMNIFICATION BY TENANT AND BY LANDLORD	  	12
			
	26.	  	ASSIGNMENT OR SUBLETTING	  	13
			
	27.	  	LANDLORD'S WARRANTY OF TITLE: QUIET ENJOYMENT	  	13
			
	28.	  	ADDITIONAL DEVELOPMENT OF PROPERTY - RIGHTS OF LANDLORD	  	13
			
	29.	  	GOVERNMENTAL ACQUISITION OF THE PREMISES	  	13
			
	30.	  	SUBORDINATION OF THE LEASEHOLD TO MORTGAGES	  	14
			
	31.	  	MEMORANDUM OF LEASE - RECORDING	  	14
			
	32.	  	NO WAIVER OF BREACH ACCEPTANCE OF PARTIAL PAYMENT OF RENT	  	14
			
	33.	  	CONTROLLING LAW	  	15
			
	34.	  	INUREMENTS	  	15
			
	35.	  	TIME	  	15

  

					
			
	36.	  	NOTICE PROCEDURE	  	15
			
	37.	  	PARAGRAPH HEADINGS	  	15
			
	38.	  	LIMITATION UPON LANDLORD’S LIABILITY	  	15
			
	39.	  	GUARANTEES.	  	15
			
	40.	  	DELAYS	  	16
			
	41.	  	BROKERS (Intentionally Deleted)	  	16
			
	42.	  	AMENDMENTS	  	16
			
	43.	  	ENTIRE AGREEMENT	  	16
			
	44.	  	SEVERABILITY	  	16
		
	EXHIBIT A, Premises	  	17, 18
		
	EXHIBIT B, Tenant Improvements	  	19
		
	EXHIBIT C, Space Acceptance Agreement	  	20
		
	EXHIBIT D, Guaranty	  	21

  

 LEASE 
 THIS LEASE, made and entered into this 6th day of April, 2006, by and between 6610,
LLC, hereinafter referred to as “Landlord” and Monotype Imaging, Inc. hereinafter referred to as “Tenant.” 
 WITNESSETH:

 In consideration of the covenants, terms, conditions, agreements, and payments as hereinafter set forth, the parties hereto covenant and
agree as follows: 
 1. PREMISES LEASED; DESCRIPTION. Landlord hereby leases unto Tenant the following described premises Suite 102
containing approximately 1913 rentable square feet in a building commonly known as 6610 Gunpark Drive , City of Boulder , County of Boulder , State of Colorado (the “Premises”) a more detailed description of the Premises, Building, and
real Property being set forth in Exhibit A attached hereto; the leasing of which is made according to the terms of this Agreement; together with all appurtenances thereto, and all fixtures attached thereto, in present condition, and together with
nonexclusive reasonable access on such roadways, sidewalks, and other common areas of which the Premises are a part. 
 2. SQUARE
FOOTAGE/PRO RATA SHARE. The total Rentable Square Footage of the Premises is approximately 1913 square feet of floor space. The Building Rentable Square Footage is 6595 square feet. The Tenant’s pro rata share is its Rentable Square Footage
divided by the Building Square Footage (“Tenant’s Pro Rata Share”). The Tenant’s Pro Rata Share shall be 29.00 %. 
 3.
PRESENT CONDITION OF PROPERTY. The Tenant has examined, and accepts the building, improvements, and any fixtures on the Premises as of the Commencement Date, in present condition, subject to the construction of Tenant Improvements as detailed
on the plans and specifications attached as Exhibit B, attached hereto and made a part hereof by reference. Notwithstanding any other provisions of this Lease, Landlord agrees to be responsible, at Landlord’s sole cost and expense (and not as
part of Operating Costs), for all repairs, replacements and other matters pertaining to the Building and Tenant Improvements, covered by warranties of contractors and manufacturers. 
  

	4.	TERM. 

 4.1 Initial Term. The term of this
lease shall commence at 12:01 a.m. on the 6th day of April, 2006 (the “Commencement Date”), and unless
terminated as herein provided for, shall end at 11:59 p.m. on the 31st day of May , 2009. The Commencement Date as
set forth in this Paragraph 4.1, as well as the term of this Lease, shall be subject to those adjustments of the Commencement Date, if any, set forth in Paragraph 4.2 which relate to the performance of construction on the Premises. 
 4.2 Tenant Improvement Construction. The Commencement Date of this lease shall not be delayed until the substantial completion of the tenant
improvements described on Exhibit B attached hereto, and delivery of possession to Tenant shall be as of the Commencement Date. If for any reason Landlord does not substantially complete such construction prior to May 1, 2006 , such failure
will not affect the validity of this lease, but in such case Tenant shall not be obligated to pay rent or NNN costs until such construction is substantially completed. 
 4.3 Option to Extend. Provided that Tenant is not then in default under this lease beyond any applicable notice and opportunity to cure, Tenant shall be given the option to renew this lease for one additional
term(s) of 36 months. Such option shall be exercisable only by delivery of Tenant’s signed written notice of extension to Landlord not less than 90 days prior to the expiration of the then-existing lease term. In the event of such exercise,
this lease shall be deemed to be extended for the additional period pursuant to all the terms and conditions set forth herein, except Base Rental as set forth in Paragraph 5.1 shall be adjusted as set forth in Article 5. In the event of exercise of
said Option, any funds held by Landlord pursuant hereto shall continue to be so held subject to the terms and conditions relating to same. 
  

 5. RENT. Tenant shall pay to Landlord, at the address of Landlord as herein set forth, the
following as rental for the Premises: 
 5.1 Base Rental. In lieu of the fact that substantial completion of Tenant Finish will be
underway during the first month of the lease, Landlord agrees to waive any rent due through June 30, 2006. The base rental for the first year hereof shall be Twenty Two Thousand, Three Hundred Fifty Eight and 16/100 dollars ($22,358.16) payable
in monthly installments of Two Thousand Thirty Two and 56/100 dollars ($2,032.56) in advance on the first day of each month during the first year, commencing on July 1, 2006, and thereafter as adjusted annually as follows: 
  

												
	 	  	 	  	Monthly	  	Annually	  	Per/SF
	5.1.1	  	04/06/06-06/30/06	  	$	0.00	  	$	0.00	  	$	0.00
	5.1.2	  	07/01/06-05/31/07	  	$	2,032.56	  	$	22,358.16	  	$	12.75
	5.1.3	  	06/01/07-05/31/08	  	$	2,093.14	  	$	25,117.69	  	$	13.13
	5.1.4	  	06/01/08-05/31/09	  	$	2,156.91	  	$	25,882.89	  	$	13.53

 5.2 Rent Commencement Date. Payment of Base Rent shall commence on July 1, 2006, two
months after the Commencement Date of the lease and possession by Tenant. 
 5.3 Option Years Base Rental. No later than thirty
(30) days following Tenant’s notice to renew this Lease, Landlord shall notify Tenant of Landlord’s estimate of the new rate to be charged Tenant which shall be the then current Fair Market rent for comparable office space in Boulder
County provided any increase in Base Rental shall not be more than three percent (3%) over the Base Rental for the previous year. 
 5.4
Operating Costs (NNN). In addition to Base Rent, Tenant shall pay to Landlord, at the times and in the manner hereinafter provided, as Additional Rent, Tenant’s Pro Rata Share of reasonable Building and Property Operating Costs.

 (a) Inclusions: The Operating Costs for which the Tenant is liable to the Landlord for Tenants Pro Rata Share shall include

 (i) all reasonable expenses incurred by Landlord with respect to the maintenance and operation of the Building and Property upon which
the Premises are a part, including, without limitation, maintenance and repair costs of all systems and improvements, utilities, sewer, security, janitorial, trash and snow removal, landscaping, pest control, reasonable and customary (in the Boulder
County, Colorado area) management fees (which fees shall not exceed 5.0% of the actual rents), wages and fringe benefits payable to employees of Landlord whose duties are connected with the operation and maintenance of the Building, all services,
supplies, repairs, or other expenses for maintaining, in addition to the Building and Property of which the leased Premises are a part, the common and parking areas, and the Premises to the extent such items and services are provided in general to
office tenants of the Building, provided, however, that any capital expenditure shall be included in annual Operating Costs only to the extent of an increment of the total cost thereof representing the amortization of such total cost over the
reasonably expected lifetime of the improvement. Construction defects and new building warranty work shall not be included in Operating Costs. 
 (ii) all real property taxes and installments of special assessments, and all other taxes, rates, charges, levies or assessments levied upon or assessed and assessments levied against the Building and Property, and if Landlord employs
counsel in an effort to reduce or otherwise obtain relief from taxes or assessments which, if successful would have reduced the total Operating Costs, the fees of such counsel; 
 (iii) such insurance costs as are assessable to the Landlord pursuant to the terms of this Lease. 
  

 (b) Exclusions: The term Operating Costs shall not include any repair, restoration or other work
occasioned by fire, wind, storm or other casualty, income and franchise taxes of Landlord, expenses incurred in leasing to or procuring of tenants, advertising expenses, expenses for the creation or renovation of space for new tenant, interest or
principal payments on any mortgage or other indebtedness of Landlord, compensation paid to an employee of Landlord above the grade of Property Manager nor any depreciation allowance on any improvements on the Property, loan principal payments,
leasing commissions, or advertising costs. Operating Costs shall also not include: Landlord’s costs of the initial construction of the Building, and the costs to correct defects in the original construction of the Building; costs of work or
services for particular tenants that are separately reimbursable to Landlord by such tenants; costs for which Landlord is reimbursed under insurance policies or otherwise by third parties; costs paid directly by individual tenants to suppliers,
including tenant electricity and telephone costs; legal and accounting expenses related to lease negotiations and enforcement of leases; damages, penalties, fines, or interest that Landlord is obligated to pay by reason of any tort liability of
Landlord, Landlord’s violation of applicable law or failure by Landlord or any tenant (other than Tenant) to comply with its lease obligations or to timely pay any component of Expenses; the costs of environmental testing and of complying with
applicable federal, state and local laws dealing with the handling, storage and disposal of hazardous materials or substances; costs required to remedy any noncompliance, as of the Commencement Date, of the Building with applicable law (including,
without limitation, the Americans with Disabilities Act of 1990); salaries of executives or principals of Landlord; charitable and political contributions; financing and refinancing costs in respect of any mortgage placed upon the Property,
including points and commissions in connection therewith; reserves; any bad debt loss, rent loss or reserves for bad debts or rent loss; any expenses which are not paid or incurred in respect of the Building or Land but rather in respect of other
real property owned by Landlord or affiliates of Landlord, provided that with respect to any expenses attributable in part to the Building or Land and in part to other real property owned by Landlord (including, without limitation, salaries, fringe
benefits and other compensation of Landlord's personnel who provide services to both the Building and other properties), Expenses shall include only such portion thereof as are apportioned by Landlord to the Building or Land on a fair and equitable
basis; costs incurred with respect to a sale or transfer of all or any portion of the Building or any interest therein or in any person of whatever tier owning an interest therein; costs incurred in connection with the acquisition or sale of air
rights, transferable development rights, easements or other real property interests; amounts paid to subsidiaries or other affiliates of Landlord for services to the Property to the extent only that the costs of such services exceed the costs if
such services had been rendered by an unaffiliated party; any costs incurred in connection with the making of repairs which are the obligation of another tenant of the Building; the cost of tools and equipment initially purchased in connection with
the opening and initial equipping of the Building; depreciation, amortization (except as otherwise expressly provided herein) and other non cash charges. 
 5.5 Payment of Operating Costs (NNN). Tenant shall pay its Pro Rata Share of Operating Costs as Additional Rent in advance on the first day of each month during the term hereof. Operating Costs, currently
estimated to be $6.00 per square foot, shall be paid monthly in the amount of Nine Hundred Fifty Six and 50/100 US Dollars ($ 956.50), as additional rent. 
 In lieu of the fact that substantial completion of Tenant Finish will be underway during the first month of the lease, Landlord agrees to waive any payment of Operating Costs due during the first month. Monthly
payment of Operating Costs (NNN) shall commence on May 1, 2006. 
 Landlord shall deliver to Tenant, within 120 days following the end
of each calendar year, a statement of the Operating Expenses for the calendar year just ended and a statement of the Additional Rent payable by Tenant during the ensuing year (the “Adjustment Notice”). Until receipt of the Adjustment
Notice, Tenant shall continue to pay its monthly share of Operating Expenses in the same amount as was paid during the preceding calendar year. To the extent that the Adjustment Notice reflects the amount paid by Tenant as its share of Operating
Expenses for the preceding calendar year to be less than Tenant’s Pro Rata Share of the actual operating expenses for that year, and to the extent the Adjustment Notice reflects the amount due from Tenant as its share of Operating Expenses for
the new calendar year greater than the amount actually paid to the date of receipt of the Adjustment Notice for the new calendar year, Tenant shall pay such amounts to Landlord within thirty (30) days of receipt of the Adjustment Notice. Upon
receipt of the Adjustment Notice, Tenant shall thereafter pay the amount of its monthly share of adjusted Operating Expenses as set forth in the Adjustment Notice. In the event the actual operating expenses during any calendar year are less than the
estimated operating expenses paid by Tenant, Tenant shall be entitled to a refund, credit or other form of reimbursement from Landlord, payable within thirty (30) days following the date of the Adjustment Notice. All Base Rent and Additional
Rent shall be paid monthly, in advance, on the first day of each month during the term hereof. 
  

 5.6 Dispute Concerning Operating Costs. In the event of any dispute as to the figures utilized in
the Adjustment Notice or the calculation of Tenant’s Pro Rata Share of Operating Costs, Tenant shall have the right to inspect Landlord’s records relative to the costs at the office in which Landlord maintains its records during normal
business hours at any time within ninety (90) days following the furnishing by Landlord to Tenant of the Adjustment Notice. Unless Tenant shall take written exception of any item contained within the Adjustment Notice within such thirty
(30) day period, the Adjustment Notice shall be considered as final and accepted by Tenant. If Tenant makes such timely written exception, a certification as to the proper amount of Tenant’s Pro Rata Share of Operating Costs shall be made
by a Certified Public Accountant designated by Landlord and Tenant which certification shall be final and conclusive. Tenant agrees to pay the cost of that certification unless it is determined that Landlord’s original determination of
Tenant’s Pro Rata Share of Operating Costs was in error more than five percent (5%) over Tenant’s actual obligation, in which event Landlord shall pay the cost of that certification. 
 5.7 Payment of Rent and Additional Charges—General. All amounts payable by Tenant to Landlord under this Lease, shall be deemed to be Rent
and shall be payable and recoverable as Rent in the manner herein provided, and Landlord shall have all rights against Tenant for default in any such payment as in the case of arrears of Rent. Rent shall be paid to Landlord, without deduction or
set-off, in legal tender at the address of Landlord as set forth in this Lease, or to such other person or at such other address as Landlord may from time to time designate in writing. Rent shall not be deemed paid until actually received by
Landlord. Tenant's obligation to pay Rent shall survive the expiration or earlier termination of this Lease. 
 5.8 Late Charges. In
the event Tenant shall be more than ten (10) days late in the payment of any Base Rent or Additional Rent payments due hereunder, then Landlord may, at his option, require in addition to the rent due herein a late fee equal to the amount of
five percent (5%) of the said rent for each such occurrence. With regard to all amounts billed by Landlord to Tenant hereunder, payment in full of the same is due from Tenant to Landlord not later than fifteen (15) days of the date of
billing, unless Tenant is contesting the same in good faith, or in the event that Tenant shall be more than fifteen (15) days late in the payment of any other sums due hereunder, then Landlord may, at its sole option, require payment of an
amount equal to an additional five percent (5%) of any such unpaid amounts for each such occurrence. 
 5.9 Security Deposit.
Landlord acknowledges receipt of the sum of Two Thousand Thirty Two and 56/100 Dollars ($2,032.56) paid by Tenant upon the execution hereof, to be retained by Landlord as security for the performance of all of the terms and conditions of this lease
Agreement to be performed by Tenant, including payment of all rental due under the terms hereof. Landlord shall not owe Tenant any interest on the deposit. At Landlord's election, deductions may be made by Landlord from the amount so retained for
the reasonable cost of repairs to the Premises which should have been performed by Tenant, for any rental payment or other sum delinquent under the terms hereof, and for any sum used by Landlord in any manner to cure any default in the performance
of Tenant under the terms of this lease, in all cases after the expiration of any applicable notice and cure period. In the event deductions are so made during the rental term, upon notice by Landlord, Tenant shall redeposit such amounts so expended
so as to maintain the security deposit in the amount as herein provided for, within 10 days after receipt of such written demand from Landlord. Nothing herein contained shall limit the liability of Tenant as to any repairs or maintenance of the
Premises; and nothing herein shall limit the obligation of Tenant promptly to pay all sums otherwise due under this lease and to comply with all the terms and conditions hereof. The security deposit, less any sums withheld by Landlord pursuant to
the terms hereof, shall be repaid to Tenant within sixty days after the date of termination of the lease. 
 5.10 Proration of Rent for
Partial Months. If the lease term begins on other than the first day of a month, base rent and additional rent from such date until the first day of the next succeeding calendar month shall be prorated on the basis of the actual number of days
in such calendar month and shall be payable in advance. If the lease term terminates on other than the last day of the calendar month, rent from the first day of such calendar month until such termination date shall be prorated on the basis of the
actual number of days in such month, and shall be payable in advance. 
  

 6. TAXES—REAL PROPERTY—PAID BY TENANT—PROTEST. (Intentionally Deleted). 

7. TAXES—TENANT'S PERSONAL PROPERTY—PAID- BY TENANT. Tenant shall be responsible for and timely pay any and all personal property
taxes assessed against any furniture, fixtures, equipment and items of a similar nature installed and/or located in or about the Premises by Tenant. 
 8. UTILITIES—RESPONSIBILITY. Tenant shall promptly pay all charges for heat, gas, electric service, telephone and any other utility service used or consumed on the Premises and which is separately metered
to the Premises. As to those utilities which are not separately metered or assessed to the Premises, and those which are used in common with other tenants of the Building, Tenant shall pay to Landlord as Operating Costs under the terms hereof
Tenant's Pro Rata Share of said costs, based upon the relative usage of such unmetered utilities by more that one tenant. As to any utility services which are separately metered or assessed to the Premises, the accounts therefore shall be placed in
the name of Tenant and shall be paid directly by Tenant. In no event shall Landlord be liable for any interruption or failure in the supply of any utility to the Premises or the Building, whether the obtaining of and/or payment for such utility is
the responsibility of Tenant or Landlord, unless such failure or interruption is a result of Landlord’s negligence. 
 NOTE* (Meters
#101 and #102, utility services separately metered to Suite 102, shall be placed in the name of Tenant effective May 1, 2006. Meter #103, which reflects utility services shared by Suites 102 and 103, shall be paid by Landlord and charged back
quarterly to the Tenants of Suites 102 and 103 on a pro-rata basis. Such utility billing not to exceed $0.12 per square foot per month, unless there is a documented increase in utility costs.) 
 9. HOLDING OVER. If, after expiration of the term of this lease, Tenant shall remain in possession of the Premises and continue to pay rent
without a written agreement as to such possession, then Tenant shall be deemed a month-to-month Tenant and the rental rate during such holdover tenancy shall be equivalent to one and one half times the monthly rental paid for the last month of
tenancy under this lease. 
 10. MODIFICATION OR EXTENSIONS. No holding over by Tenant shall operate to renew or extend this lease
without the written consent of Landlord. No modification of this lease shall be binding unless endorsed hereon or otherwise written and signed by the respective parties. 
 11. ALTERATION—CHANGES AND ADDITIONS—RESPONSIBILITY—NO HOLES IN ROOF—NO NEW EQUIPMENT ON ROOF. Subject to Landlord’s determination that any alterations requested by Tenant do not
negatively affect the integrity of the Premises, in Landlord’s reasonable discretion, Tenant may, during the term of this lease, at Tenant’s expense, erect inside partitions, add to existing electric power service, add telephone outlets or
other communication services, add light fixtures, install additional heating and/or air conditioning or make such other changes or alterations as Tenant may desire, provided that prior to commencement of any such work, Tenant shall submit to
Landlord a set of fully detailed working drawings and specifications for the proposed alteration, prepared by a licensed architect or engineer. Landlord may refuse to consent to the alterations because of the inadequacy of the drawings and
specifications. Tenant may not commence the alterations until Landlord’s written consent has been given which consent shall not be unreasonably withheld. Any additions or alterations requested by Tenant of the telecommunication or data
transmission equipment, facilities, lines or outlets on the Premises shall be performed only with Landlord’s consent, which consent shall not be unreasonably withheld. Such additions and alterations shall be at Tenant’s expense. If the
drawings and specifications are adequate, to Landlord’s sole satisfaction, then Landlord will not unreasonably withhold its consent to the alterations, except that Landlord may withhold its consent to new or altered openings (holes) in the
roof, or placement of additional equipment on the roof, as follows. Landlord may withhold its consent to new openings in the roof or placement of additional equipment on the roof unless Landlord, in its sole discretion, is satisfied that the risk of
increased leakage or risk of more frequent repairs or maintenance of the roof is acceptable to Landlord. Any new or altered opening in the roof, or placement of additional equipment thereon, shall be considered an alteration which requires the prior
written consent of Landlord. If within thirty (15) days after such plans and specifications are submitted by Tenant to Landlord for such approval, Landlord shall have not given Tenant notice of disapproval, stating the reason for such
disapproval, such plans and specifications shall be considered approved by Landlord. As a condition of approval for such alterations, Landlord shall have the right to require Tenant to furnish adequate bond or other security acceptable to landlord
for performance of and payment for the work to be performed. At the end of this lease, all such fixtures, equipment, additions and/or alterations (except trade fixtures installed by Tenant) shall be and remain the property of 

 
Landlord, provided, however, Landlord shall have the option to require Tenant to remove any or all such fixtures, equipment, additions, and/or alterations
except initial tenant improvements pursuant to Exhibit B and restore the Premises to the condition existing immediately prior to such change and/or installation, normal wear and tear excepted, all at Tenant’s cost and expense. All work done by
Tenant shall conform to appropriate city, county and state building codes and health standards and OSHA standards and Tenant shall be responsible for obtaining and paying for building permits. 
 If any such work done by Tenant causes damage to the structural portion, exterior finish or roof of the Premises, then the costs of repair of such
damage, and of all further maintenance and repairs to such structural portion, exterior finish or roof during the term of the lease shall thereafter be the responsibility of Tenant. 
 Neither Landlord’s right of entry, nor any actual inspection by Landlord, nor Landlord’s actual knowledge of any alteration accomplished or in
progress shall constitute a waiver of Landlord’s rights concerning alterations by Tenant. 
 12. MECHANIC'S LIENS. Tenant shall
pay all costs for construction done by it or caused to be done by it on the Premises as permitted by this lease. Tenant shall keep the building, other improvements and land of which the Premises are a part free and clear of all mechanics liens
resulting from construction by or for Tenant. Tenant shall have the right to contest the correctness or validity of any such lien if, immediately on demand by Landlord, Tenant deposits with Landlord and/or any appropriate court or title insurance
company a bond or sum of money sufficient to allow issuance of title insurance against the lien and/or to comply with the statutory requirements for discharge of the lien found in § 38-22-130 and § 131, Colorado Revised Statutes, or any
successor statutory provision. Landlord shall have the right to require Tenant's contractor(s), subcontractors and materialmen to furnish to both Tenant and Landlord adequate lien waivers on work or materials paid for, in connection with all
periodic or final payments, by endorsement on checks, making of joint checks, or otherwise, and Landlord shall have the right to review invoices prior to payment. Landlord reserves the right to post notices on the Premises that Landlord is not
responsible for payment of work performed and that Landlord's interest is not subject to any lien. 
 13. UNIFORM SIGNS. It is
Landlord's intent to maintain uniformity of signs throughout the area where signs may be controlled by Landlord. Tenant shall place no signs on the Premises (except inside Tenant's portion of the building on the Premises) without prior written
consent of Landlord, which consent shall not be unreasonably withheld. Tenant shall be entitled to a Pro Rata Share of the exterior signage for the Building. 
 14. MAINTENANCE AND REPAIRS OF THE BUILDING: LANDLORD NOT LIABLE FOR DAMAGE TO CONTENTS. Landlord shall be responsible for maintenance and repairs of the structural portions, and the roof of the Building (other
than glass in the Premises) at the sole cost and expense of Landlord, and shall, as part of Operating Costs, repair and maintain the HVAC, plumbing and electrical systems of the Building, the parking areas and landscaping around the Building and
provide snow removal for the parking areas and sidewalks adjoining the Building; provided, however, that if any such maintenance or repairs are necessitated by the acts of Tenant or its employees, agents, contractors, subcontractors, licensees,
invitees or guests, Tenant shall reimburse Landlord for the cost of same, as additional rent, to be paid within 30 days after delivery of invoice. 
 Tenant, at Tenant's sole cost and expense, shall maintain, in good order, condition and repair, the Premises, including the interior surfaces of the ceilings, interior walls and floors, all doors, interior glass and windows, door closure
devices, door frames and locks, plumbing fixtures within the Premises, electrical wiring installed by Tenant, switches, fixtures and other mechanical items within the Premises, and shall replace light bulbs within the Premises as necessary. In the
event Tenant fails to so maintain the Premises in good order, condition and repair, Landlord shall give Tenant notice to do such acts as are reasonably required to maintain the Premises. In the event Tenant fails to promptly commence such work and
diligently pursue it to completion, then Landlord shall have the right, but shall not be required, to do such acts and expend such funds at the expense of Tenant as are reasonably required to perform such work. Tenant shall reimburse Landlord for
all costs and expenses incurred in performing such work, plus an administrative fee of 10% of all costs and expenses, within ten (30) days of invoice. Landlord shall have no liability to Tenant for any damage, inconvenience or interference with
the use of the Premises by Tenant as a result of performing any such work, except in the event of Landlord’s negligence. 
  

 Notwithstanding the Landlord's obligations elsewhere set forth in this lease, under no circumstances
shall Landlord be liable for damage to the contents of the building or consequential damages to Tenant resulting from roof or window leaks or failure, or leakage of any water pipe or gas pipe, failure of any communications system or alarm, failure
or leakage or discharge by any sprinkler system or other fire suppression system, power surges, power shortages or outage, sewer failure or sewage backup, or failure or malfunction of any heating or cooling system unless caused by the gross
negligence of the Landlord. The term "contents' shall include, but shall not be limited to, improvements made by Tenant, and data bases and other information stored or contained in computers, hard or floppy disks, tapes, computer chips and other
memory or storage devices. The term "consequential damages" shall include, but not be limited to, Tenant's inability to perform any contract on which Tenant is bound, loss of sales, loss of profit, or loss of business reputation or goodwill.

 Notwithstanding anything contained in this Lease to the contrary, if (i) as a result of the negligence or willful misconduct of
Landlord, its agents or employees, or any default of Landlord of its obligations under this Lease, an interruption or curtailment, suspension or stoppage of an Essential Service (as said term is hereinafter defined) shall occur, and (ii) such
Service Interruption continues for more than three (3) consecutive business days after Landlord shall have received notice thereof from Tenant, and (iii) as a result of such Service Interruption, the Tenant cannot reasonably conduct its
normal operations in the Premises, then there shall be an abatement of one day’s Base Rent and additional rent for each day during which such Service Interruption continues after such three (3) business day period. For purposes hereof, the
term “Essential Services” shall mean the following services: access to the Premises, water and sewer/septic service, heat or ventilation and electricity. In the event that any such Service Interruption that materially and adversely affects
the conduct of Tenant’s normal operations in the Premises continues for more than ninety (90) consecutive days after such written notice from Tenant, Tenant shall have the right to terminate this Lease by written notice to Landlord at any
time prior to the date that such Service Interruption ceases, and this Lease shall expire as of the date of such notice as though such date were originally set forth as the Term Expiration Date. 
 15. CONDITION UPON SURRENDER—RETURN. Tenant shall vacate the Premises in the same condition as when received, ordinary wear and tear
excepted, and shall remove all of Tenants property, so that Landlord can repossess the Premises not later than noon on the day upon which this lease or any extension hereof ends, whether upon notice, holdover or otherwise. The Landlord shall have
the same rights to enforce this covenant by ejectment and for damages or otherwise as for the breach of any other conditions or covenant of this lease. Upon termination of the lease, Tenant shall deliver to Landlord keys which operate all locks on
the exterior or interior of the Premises, including, without limitation, keys to locks on cupboards and closets. Tenant shall retrieve all keys to the Premises which Tenant has delivered to employees or others, and include same with the keys
delivered to Landlord. 
 16. USE OF PREMISES: NO NUISANCE: COMPLIANCE WITH LAWS: RULES AND REGULATIONS. Tenant shall use the Premises
for general office use. Except as otherwise provided herein, Tenant will maintain the grounds which are part of the Premises, keeping them free from accumulation of trash or debris and will be responsible for snow removal up to two inches of snow.
Tenant shall conform to all present and future laws and ordinances of any governmental authority having jurisdiction over the Premises, and will make no use in violation of same. Tenant shall not permit any nuisance to be maintained on the Premises
nor permit any disorderly conduct, noise or other activity having a tendency to annoy or to disturb occupants of any other part of the property of which the Premises are a part and/or of any adjoining property. 
 As part of a common scheme for orderly development, use and protection, of its various properties and those properties adjacent to the Premises, Landlord
may impose upon Tenant reasonable rules and regulations concerning parking and vehicle traffic; trash disposal; use of common areas, corridors, and sidewalks; signs and directories; use of communication wires or cables which are used in common but
which may be inadequate fully to serve all the demands placed upon them; provided that such rules and regulations shall be uniform in their application and shall not violate the express terms of this lease elsewhere set forth. 
 Tenant shall be entitled to eight (8) unassigned and undesignated parking spaces adjacent to the building for use by Tenant, its guests and
invitees, subject to reasonable rules and regulations of Landlord which may, in the future, include assignment or delegation of parking spaces for Tenants, their guests and invitees. 
  

 17. LIABILITY FOR OVERLOAD. Tenant shall be liable for the cost of any damage to the Premises or
the building or the sidewalks and pavements adjoining the same which results from the movement of heavy articles by or on behalf of Tenant. Tenant shall not overload the floors or any other part of the Premises. 
 18. NO USE OF PREMISES IN VIOLATION OF INSURANCE POLICIES. Tenant shall make no use of the Premises which would void or make voidable any
insurance upon the Premises. 
 19. INSURANCE. 
 19.1 All Risk Insurance. Landlord shall keep the Building, Property and improvements insured throughout the term of this lease against losses covered by an "All Risk" policy, as defined in the insurance
industry, which shall also cover 1) loss of rental and 2) deposit of Hazardous Materials on the Premises by those acts of third parties which constitute vandalism. The deductible amount shall not exceed $10,000. Landlord shall pay any premium on
such policy and Tenant shall reimburse Landlord as Additional Rent Tenant’s Pro Rata Share of the insurance premium paid by Landlord in accordance with Section 5.4 above. Landlord may purchase a single policy covering buildings and grounds
in addition to the Premises, provided however tenants Pro Rata Share shall be limited to premiums on Premises, Building and real property described in Exhibit A. 
 19.2 General Liability Insurance. Tenant agrees to carry comprehensive general liability insurance in the minimum total amount of ONE MILLION Dollars ($1,000,000.00 ) for each occurrence of bodily injury and
ONE MILLION Dollars ($1,000,000.00) for each occurrence of property damage. Tenant shall supply to Landlord certificates of insurance as provided in Paragraph 19.6. In the event Tenant fails to secure such insurance or to give evidence to Landlord
of such insurance by depositing with Landlord certificates as provided below, a 15 day notice shall be given to tenant before Landlord may purchase such insurance in Tenants name and charge Tenant the premiums therefor. Bills for the premiums
therefor shall be deemed and paid as additional rent due within 10 days after delivery of invoice. The Landlord shall be an additional named insured on the policy. 
 19.3 Tenant Improvements. Tenant agrees to carry insurance covering all of Tenants trade fixtures, merchandise and personal property from time to time in, on or upon the Premises, from time to time during the
term of this lease, providing protection against any peril included within an "All-Risk" policy. Any policy proceeds shall be used for the repair or replacement of the property damaged or destroyed unless this lease shall cease and terminate due to
destruction of the Premises as provide below. 
 19.4 Other Insurance. Tenant agrees to carry insurance against such other hazards and
in such amounts as the holder of any mortgage or deed of trust to which the lease is subordinate may require from time to time. 
 19.5
Waiver of Subrogation. Landlord and Tenant grant to each other on behalf of any insurer providing fire and extended insurance coverage to either of them covering the Premises, improvements thereon, and contents thereof, a waiver of any right
of subrogation or recovery of any payments of loss under such insurance, such waiver to be effective so long as each is empowered to grant such waiver under the terms of its insurance policy, and to give all necessary notice of such waiver to its
insurance carriers. 
 19.6 Other Provisions Regarding Tenant's Insurance. All insurance required of Tenant in this lease shall be
effected under enforceable policies issued by insurers of recognized good financial condition licensed to do business in this State. At least fifteen (15) days prior to the expiration date of any such policy, a certificate evidencing a new or
renewal policy shall be delivered by Tenant to Landlord. Landlord shall be given 30 days written notice from insurer in the event that the policies are set to cancel for non-payment. To the extent obtainable, all policies shall contain an agreement
that notwithstanding any act or negligence of Tenant which might otherwise result in forfeiture of such insurance, such policies shall not be canceled except upon ten (10) days prior written notice to Landlord, and that the coverage afforded
thereby shall not be affected by the performance of any work in or about the Premises. 
 If Tenant provides any insurance required of Tenant
by this lease in the form of a blanket policy, Tenant shall furnish satisfactory proof that such blanket policy complies in all respects with the provisions of this lease, and 

 
that the coverage thereunder is at least equal to the coverage which would be provided under a separate policy covering only the Premises. 
 19.7 Changes in Standard Policies. If the definition of insurance industry policy language relating to "All-Risk" insurance or other term changes,
the insurance requirements hereunder coverages required under this lease shall not be less than those existing at the time of the effective beginning date of this lease. 
 20. REPLACEMENT OF BUILDING—CASUALTY DAMAGE. If the Premises are damaged or destroyed by fire or other cause at any time after the date of commencement of this lease, Landlord shall proceed with due
diligence to repair or restore the same to the same condition as existed before such damage or destruction, and as soon as possible thereafter will give possession to the Tenant of the Premises without diminution or change of location. If, however,
the time required to restore or reconstruct the Premises will exceed 90 days, then either the Landlord or Tenant, no later than the 30th day following the damage, shall give notice to the other stating that it elects to terminate this Lease. If such
notice shall be given: (i) this Lease shall terminate as of the date of the casualty (ii) Tenant shall surrender possession of the Premises as of the date of notification by Tenant or within ten (10) days from notification by
Landlord; (iii) the rent and additional rent shall be apportioned as of the date of such casualty and any rent paid for any period beyond said date shall be repaid to Tenant. Provided, however, that in case of total destruction of the Premises
by fire, or in case the Premises are so badly damaged that, in the opinion of the Landlord, it is not feasible to repair or rebuild the same, then, Landlord shall have the right to terminate this lease instead of rebuilding the improvements;
provided, however, that Landlord shall give Tenant written notice of Landlord's intention to terminate, said notice to be served not later than thirty (30) days after the occurrence of the damage to the property. In the event the Premises are
rendered temporarily untenantable because of fire or other casualty, base monthly rent shall abate on the untenantable area until the Premises are restored to their former condition, abatement to be based on the square feet of building floor space
in the untenantable area compared to the total square feet of building floor space on the Premises. Provided, however, that to the extent the damage or destruction results from the negligence or other action of Tenant or its employees, agents,
contractors, subcontractors, invitees, guests or licensees, Tenant shall pay for the restoration or repair, to the extent the cost of same is not covered by insurance 
 21. ENVIRONMENTAL MATERIALS. 
 21.1 Tenant agrees to indemnify and save harmless Landlord,
Landlord’s successors and assigns and Landlord’s present and future officers, directors, employees and agents, (collectively “Indemnitees”) from and against any and all liabilities, penalties, fines, forfeitures, demands,
damages, losses, claims, causes of action, suits, judgments, and costs and expenses incidental thereto (including cost of defense, settlement, reasonable attorney’s fees, reasonable consultant’s fees and reasonable expert fees), which
Landlord or any or all of the Indemnitees may hereafter suffer, incur, be responsible for or disburse as a result of: 
  

	 	(1)	any governmental action, order, directive, administrative proceeding or ruling; 

  

	 	(2)	personal or bodily injuries (including death) or damage (including loss of use) to any Premises (public or private); 

  

	 	(3)	cleanup, remediation, investigation or monitoring of any pollution or contamination of or adverse effects on human health or the environment; or 

  

	 	(4)	any violation or alleged violation of laws, statutes, ordinances, orders, rules or regulations of any governmental entity or agency (collectively “Environmental
Liabilities”) 

 directly or indirectly caused by or arising out of any Environmental Hazards existing on or about the Premises to the
extent that any such existence is caused by Tenant’s activities on the Premises. The term “Environmental Hazards” shall be defined as hazardous substances, hazardous wastes, pollutants, asbestos, polychlorinated biphenyls (PCBs),
petroleum, or other fuels (including crude oil or any fraction or derivative thereof) and underground storage tanks. The term “hazardous substances” shall be as defined in the Comprehensive Environmental Response, Compensation, 

 
and Liability Act (42 U.S.C. Section 9601 et seq.) (CERCLA), and any regulations promulgated pursuant thereto. The term “hazardous
wastes” shall be as defined in the Resource Conservation and Recovery Act (42 U.S.C. Section 6901 et seq.) (RCRA), and any regulations promulgated pursuant thereto. The term “pollutants” shall be as defined in the Clean
Water Act (33 U.S.C. Section 1251 et seq.), and any regulations promulgated pursuant thereto. This provision shall survive termination of the Lease. 
 21.2 Landlord agrees to indemnify and save harmless Tenant, Tenant’s successors and assigns and Tenant’s present and future officers, directors, employees and agents, (collectively “Indemnitees”)
from and against any and all liabilities, penalties, fines, forfeitures, demands, damages, losses, claims, causes of action, suits, judgments, and costs and expenses incidental thereto (including cost of defense, settlement, reasonable
attorney’s fees, reasonable consultant’s fees and reasonable expert fees), which Tenant or any or all of the Indemnitees may hereafter suffer, incur, be responsible for or disburse as a result of any Environmental Liabilities directly or
indirectly caused by or arising out of any Environmental Hazards existing on or about the Premises except to the extent that any such existence is caused by Tenant’s activities on the Premises. This provision shall survive termination of the
Lease. 
 22. ENTRY BY LANDLORD. Landlord, or its authorized representative, and/or any lender or prospective lender, shall have the
right to enter the Premises during the lease term at all reasonable times during usual business hours for purposes of inspection, and/or the performance of any maintenance, repairs or replacement therein. Landlord shall give Tenant such advance
notice of entry as is reasonable in light of the purpose for the entry. Landlord shall have the right to enter the Premises during business hours with reasonable prior notice to Tenant and show the same to a prospective tenant during the last 90
days of this lease or any extended term, unless the term shall have been extended by mutual written agreement or delivery of notice of exercise of any option to extend. 
 23. DEFAULT—REMEDIES OF LANDLORD. 
 23.1 Default Defined. Any one or more of the
following events (each of which is herein sometimes called "event of default') shall constitute a default: 
 23.1.1 Tenant defaults in the
due and punctual payment of any regularly scheduled rent or additional rent, required to be paid by Tenant under this lease within ten (10) days after written notice of such default by Landlord; 
 23.1.2 Tenant defaults in the performance of or compliance with any of the covenants, agreements, terms and conditions contained in this lease other than
those referred to in the foregoing Paragraph 23.1.1, and such default shall continue for a period of thirty (30) days after written notice thereof from Landlord to Tenant, and shall not be cured as permitted by Paragraph 23.9; 
 23.1.3 Tenant files a voluntary petition in bankruptcy or is adjudicated a bankrupt or insolvent, or takes the benefit of any relevant legislation that
may be in force for bankrupt or insolvent debtors or files any petition or answer seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief for itself under any present or future federal, state or
other statute, law or regulation, or proceedings are taken by Tenant under any relevant Bankruptcy Act in force in any jurisdiction available to Tenant, or Tenant seeks or consents to or acquiesces in the appointment of any trustee, receiver or
liquidator of Tenant or of all or any substantial part of its properties or of the Premises, or makes any general assignment for the benefit of creditors; 
 23.1.4 A petition is filed against Tenant seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief under any present or future federal, state or other statute, law
or regulation, and shall remain undismissed for an aggregate of 120 days, or if any trustee, receiver or liquidator of Tenant or of all or any substantial part of its properties or of the Premises is appointed without the consent or acquiescence of
Tenant and such appointment remains unvacated for an aggregate of 20 days. 

 23.2 Landlord's Remedies in the Event of Default. In the event of any event of default, Landlord
shall have the option, without further notice to Tenant or further demand for performance exercise any one or more of the following remedies (and any other remedy available at law or in equity): 
 23.2.1 If Tenant has been late in payment of rent or other sums due on four or more occasions during any period of one year, Landlord, without
terminating this lease, may 1) require that all future payments be made by bank cashiers check, and/or 2) require an additional security deposit in the amount of the then current base rent for two months, and/or 3) require that rent for each month
be paid on or before the 15th day of the preceding month. Such requirement shall be imposed by Landlord's written notice delivered to Tenant. The additional security deposit shall be paid within 10 days after delivery of the notice. The Landlord may
or may not exercise the remedies provided in this Paragraph 23.2.1, in its sole discretion. The exercise of the remedies provided in this Paragraph 23.2.1 shall not be required prior to the exercise of any other available remedy. 
 23.2.2 Without obligation to seek a new tenant, to institute suit against Tenant to collect each installment of rent or other sum as it becomes due or to
enforce any other obligation under this lease even though the Premises be left vacant. 
 23.2.3 To re-enter and take possession of the
Premises and all personal property therein and to remove Tenant and Tenant's agents and employees therefrom, and either: 
 1) terminate
this lease and sue Tenant for damages for breach of the obligations of Tenant to Landlord under this lease; or 
 2) without terminating
this lease, relet, assign or sublet the Premises and personal property, as the agent and for the account of Tenant in the name of Landlord or otherwise, upon the terms and conditions Landlord deems fit with the new Tenant for such period (which may
be greater or less than the period which would otherwise have constituted the balance of the term of this lease) as Landlord may deem best, and collect any rent due upon any such reletting. In this event, the rents received on any such reletting
shall be applied first to the expenses of reletting and collecting, including, without limitation, all repossession costs, reasonable attorneys' fees, and real estate brokers' commissions, alteration costs and expenses of preparing said Premises for
reletting, and thereafter toward payment of the rental and of any other amounts payable by Tenant to Landlord. If the sum realized shall not be sufficient to pay the rent and other charges due from Tenant, then within five days after demand, Tenant
will pay to Landlord any deficiency as it accrues. Landlord may sue therefor as each deficiency shall arise if Tenant shall fail to pay such deficiency within the time limited. 
 23.3 Tenant to Surrender Peaceably. In the event Landlord elects to re-enter or take possession of the Premises, Tenant shall quit and peaceably
surrender the Premises to Landlord, and Landlord may enter upon and re-enter the Premises and possess and repossess itself thereof, by force, summary proceedings, ejectment or otherwise, and may dispossess and remove Tenant and may have, hold and
enjoy the Premises and the right to receive all rental income of and from the same. 
 23.4 No Termination by Re-Entry. No re-entry or
taking of possession by Landlord shall be construed as an election on Landlord's part to terminate or accept surrender of this lease unless Landlord's written notice of such intention is delivered to Tenant. 
 23.5 Injunction. In the event of any breach by Tenant of any of the agreements, terms, conditions or covenants contained in this lease, Landlord,
in addition to any and all other rights, shall be entitled to enjoin such breach and shall have the right to invoke any right and remedy allowed at law or in equity or by statute or otherwise for such breach as though re-entry, summary proceedings,
and other remedies were not provided for in this lease. 
 23.6 Remedies Listed are Cumulative and Non-Exclusive. The enumeration of
the foregoing remedies does not exclude any other remedy, but all remedies are cumulative and shall be in addition to every other remedy now or hereafter existing at law or in equity. 
  

 23.7 Interest on Sums Past Due. In addition to the late charge which is elsewhere established, all
rent and all other amounts due from Tenant hereunder shall bear interest at the rate of eighteen (18%) percent per annum from their respective due dates until paid, provided that this shall in no way limit, lessen or affect any claim for
damages by Landlord for any breach or default by Tenant. 
 23.8 Attorneys' Fees. Reasonable attorneys' fees, expert witness fees,
consulting fees and other expenses incurred by either party by reason of the breach by either party in complying with any of the agreements, terms, conditions or covenants of this lease shall constitute additional sums to be paid to the prevailing
party on demand. 
 23.9 Time to Cure Certain Non-Monetary Default. In the event of any default other than failure to pay a sum of
money, for which notice has been given as provided herein, which because of its nature can be cured but not within the period of grace heretofore allowed, then such default shall be deemed remedied, if the correction thereof shall have been
commenced within said grace period or periods and shall, when commenced, be diligently prosecuted to completion. 
 23.10 Landlord
Default. If Landlord is in default under any of its obligations and the default continues for thirty (30) days after written notice from Tenant (subject to extension pursuant to 23.9), Tenant may pursue all remedies at law or in equity.
Tenant may, but shall not be required to, correct such default for the Landlord's account , and the expense shall be promptly paid within ten (10) days by Landlord; however, in no event shall Tenant have the right to rental abatement, offset of
expenses against rental, or the right to terminate this lease, subject to Tenants legal or equitable remedies. 
 Tenant may not offset any
sum due or assertedly due from Landlord to Tenant against any sum due from Tenant to Landlord. 
 Tenant agrees that if Tenant obtains a
judgment against Landlord arising out of Landlord's obligations under this lease, such judgment may be satisfied only by execution and sale of Landlord's interest in the Premises leased hereby. Tenant may not seek execution against other property of
Landlord, nor pursue any judgment, execution or other remedy against the partners or other owners of Landlord or any of their property. Immediately upon receipt of Landlord's written request, Tenant will release any property (other than the Premises
leased hereby) from the lien of any judgment obtained by Tenant against Landlord arising out of Landlord's obligations under this lease. 
 24. LEGAL PROCEEDINGS AGAINST TENANT BY THIRD PARTIES: TENANT TO PAY LANDLORD'S FEES. In the event of any proceeding at law or in equity wherein Landlord, without being in default as to its covenants under the terms hereof, shall be
made a party to any litigation by reason of Tenant's interest in the Premises, or, in the event Landlord shall be required to commence any legal proceedings relating to the Premises and Tenant's occupancy thereof and Tenant's relation thereto,
Landlord shall be allowed and Tenant shall be liable for and shall pay all costs and expenses incurred by Landlord, including reasonable attorneys’ fees, expert witness fees and consultant's fees. 
 25. INDEMNIFICATION BY TENANT AND BY LANDLORD. The Tenant shall indemnify and save harmless Landlord of and from liability for damages or claims
against Landlord, including costs, attorneys' fees and expenses of Landlord in defending against the same, on account of injuries to any person or property, if the injuries are caused by the negligence or willful misconduct of Tenant, its agents,
servants or employees, or of any other person entering upon the Premises under express or implied invitation of Tenant or if such injuries are the result of the violation by Tenant, its agents, servants, or employees, of laws, ordinances, other
governmental regulations, or of the terms of this lease. 
 The Landlord shall indemnify and save harmless Tenant of and from liability for
damages or claims against Tenant, including costs, attorneys' fees and expenses of Tenant in defending against the same, on account of injuries to any person or property, if the injuries are caused by the negligence or willful misconduct of
Landlord, its agents, servants or employees, or of any other person entering upon the Premises under express or implied invitation of Landlord or where such injuries are the result of the violation by Landlord, its agents, servants or employees, of
laws, ordinances, other governmental regulations, or of the terms of this lease. 
  

 26. ASSIGNMENT OR SUBLETTING. Tenant shall not assign, mortgage, or encumber this lease, nor
sublet or permit the Premises or any part thereof to be used by others, without the prior written consent of Landlord, which shall not be unreasonably withheld, in each instance. 
 In connection with an assignment, sublease or encumbrance Landlord may require the submittal of detailed financial information about the prospective
subtenant or assignee, to be reviewed by Landlord, and may require a guarantee of the obligations of the prospective subtenant or assignee, and may require detailed financial information about the guarantor, to be reviewed by Landlord; and there may
be alterations to this lease and alterations to the building which are necessary to consummate the transaction. The Landlord may require Tenant or the prospective assignee or sub-tenant to pay for all alterations to the building, and may require
that Landlord perform same. Landlord may charge a reasonable fee not to exceed $500.00 as part of its consent to any assignment, sublease, or encumbrance. 
 If this lease is assigned, or if the Premises or any part thereof is sublet, or occupied by anyone other than Tenant, Landlord may, after default by Tenant, collect rent from the assignee, sub-tenant, or occupant and
apply the net amount collected against all rent herein reserved. No such assignment, subletting, occupancy, or collection shall be deemed a waiver of this covenant, or the acceptance of the assignee, sub-tenant, or occupant as tenant, or a release
of Tenant from further performance by Tenant of the covenants in this lease. The consent by Landlord to an assignment or subletting shall not be construed to relieve Tenant (or any subsequent tenant) from obtaining the consent in writing of Landlord
to any further assignment or subletting. 
 In the event Landlord consents to any sublease or sublease of the Premises or to an assignment of
this Lease, and the amount of rental payable under said sublease or assignment, on a per square foot basis, exceed the Base Rent and Additional Rent payable under this Lease, on a per square foot basis, the excess rental (that is, all sublease
rental which, on a per square foot basis, exceeds the Base Rent and Additional Rent on a square foot basis payable under this Lease, after first deducting all costs and expenses that Tenant incurs in connection with such sublease, including, without
limitation, brokerage fees, legal fees and expenses and alteration costs), shall be divided equally between Tenant and Landlord, with the Landlord’s share thereof being paid over to Landlord as Additional Rent due under this Lease. 

27. LANDLORD'S WARRANTY OF TITLE: QUIET ENJOYMENT. Landlord covenants it has good right to lease the Premises in the manner described herein
and that Tenant shall peaceably and quietly have, hold, occupy, and enjoy the Premises during the term of the lease; except as provided in Paragraph 30 concerning subordination to mortgage lenders. 
 28. ADDITIONAL DEVELOPMENT OF PROPERTY—RIGHTS OF LANDLORD. Landlord does reserve, during the term of this lease, the right to go upon and
deal with the Premises or part thereof for the purpose of implementing a common development plan for the project of which the Premises are a part, and to install non-exclusive sidewalks, paths, roadways and other street improvements for use by
vehicles, pedestrians, and for parking; to undertake such drainage programs to handle underground and surface drainage water and to make any other changes and/or improvements as Landlord shall deem advisable in the exercise of its sole discretion;
provided, however, any such action by Landlord shall not unreasonably interfere with the rights of Tenant hereunder. 
 29. GOVERNMENTAL
ACQUISITION OF THE PREMISES. The parties agree that Landlord shall have sole and exclusive authority to negotiate and settle all matters pertaining to the acquisition of all or part of the Premises by a governmental agency by eminent domain or
threat thereof (condemnation), and to convey all or any part of the Premises under threat of condemnation, and the lease shall terminate as to any area so conveyed. It is agreed that any compensation for land and/or buildings to be taken whether
resulting from negotiation and agreement or condemnation proceedings, shall be the exclusive property of Landlord, and that there shall be no sharing whatsoever between Landlord and Tenant of any such sum. Such taking of property shall not be
considered as a breach of this lease by Landlord, nor give rise to any claims in Tenant for damages or compensation from Landlord. Tenant may separately claim and recover from the condemning authority the value of any personal property owned by
Tenant which is taken, and any relocation expenses owed to Tenant by the condemning authority. If the taken portion of the Premises consists only of areas where no building is constructed, and the land area of the Premises is reduced by less than
ten percent, and the parking area available for use by Tenant is reduced by less than five 

 
percent, and there is no material change in Tenants access to the Premises, then there shall be no change in the terms of the lease. If no building area is
taken but the foregoing limits on parking area reductions are exceeded, then Tenant may terminate the lease unless Landlord provides sufficient reasonably adjacent parking area so that the total available parking area is reduced by less than five
percent. If any portion of the building on the Premises is taken, then Landlord, at its election, may replace the square footage taken with space in the same building, or may provide land and building area essentially the same as the Premises in a
reasonably adjacent location, within 10 days after the conveyance or taking, under the same terms and conditions as contained in this lease, and this lease shall be in full force and effect as to the new Premises. If Landlord does not so provide
reasonable space, then Tenant shall have two options. First, Tenant may terminate the lease by written notice delivered to Landlord within 60 days after the conveyance or taking. Second, Tenant may retain the remaining portion of the Premises, under
all the terms and conditions hereof, but the base rental shall be reduced in proportion to the number of square feet of building floor space taken compared to the number of square feet of building floor space on the Premises prior to the taking.

 30. SUBORDINATION OF THE LEASEHOLD TO MORTGAGES. This lease shall be subject and subordinate in priority at all times to the lien
of any existing and/or hereafter executed mortgages and trust deeds encumbering the Premises, provided that mortgagee shall execute a non-disturbance agreement agreeing to recognize this Lease in the event that such mortgagee succeeds to the
interest of Landlord hereunder. Although no instrument or act on the part of Tenant shall be necessary to effectuate such subordination, Tenant will execute and deliver such further instruments subordinating this lease to the lien of any such
mortgages or trust deeds as may be desired by the mortgagee or holder of such trust deeds. Tenant further agrees at any time and from time to time upon not less than ten (10) days prior written request by Landlord, to execute, acknowledge, and
deliver to Landlord an estoppel affidavit in form acceptable to Landlord and the holder of any existing or contemplated mortgage or deed of trust encumbering the Premises. Tenant's failure to deliver such statement within such time shall be
conclusive upon Tenant (1) that this lease is in full force and effect, without modification except as may be represented by Landlord; (2) that there are no uncured defaults in Landlord's performance; and (3) that not more than one
(1) month's rent has been paid in advance. Further, upon request, Tenant shall supply to Landlord a corporate resolution certifying that the party signing this statement on behalf of Tenant is properly authorized to do so, if Tenant is a
corporation. 
 Tenant agrees with lender and Landlord that if there is a foreclosure of any such mortgage or deed of trust and pursuant to
such foreclosure, the Public Trustee or other appropriate officer executes and delivers a deed conveying the Premises to the lender or its designee, or in the event Landlord conveys the Premises to the lender or its designee in lieu of foreclosure,
Tenant will attorn to such grantee of the Premises, rather than to Landlord, to perform all of Tenant's obligations under the lease, and Tenant shall have no right to terminate the lease by reason of the foreclosure or deed given in lieu thereof.

 Landlord will endeavor to include in the terms of any mortgage or deed of trust on the Premises a provision that if Tenant is not in
default under the terms of this lease and Tenant is then in possession of the Premises, Tenants rights. of quiet enjoyment arising out of the lease shall not be affected or disturbed by lender in the event of a default by Landlord and any sale of
the Premises through foreclosure of any deed of trust or otherwise. 
 31. MEMORANDUM OF LEASE—RECORDING. This Lease shall not be
recorded in the office of the County Clerk and Recorder of Boulder County, except by Landlord as a financing statement. In order to effect public recordation, the parties hereto may, at the time this Lease is executed, agree to execute a Memorandum
of Lease incorporating therein by reference the terms of this Lease, but deleting therefrom any expressed statement or mention of the amount of rent herein reserved, which instrument may be recorded be either party in the office of the Clerk and
Recorder of Boulder County. 
 32. NO WAIVER OF BREACH ACCEPTANCE OF PARTIAL PAYMENTS OF RENT. No assent, or waiver expressed or
implied, or failure to enforce, as to any breach of any one or more of the covenants or agreements herein shall be deemed or taken to be a waiver of any succeeding or additional breach. A waiver, to be effective, must be in writing and must be
signed by the party making the waiver. A written waiver of a default shall not operate as waiver of any other default or of the same type of default on a future occasion. 
  

 Payment by Tenant or receipt by Landlord of an amount less than the rent or other payment provided for
herein shall not be deemed to be other than a payment on account of the earliest rent then due, nor shall any endorsement or statement on any check or any letter accompanying any check or payment of rent be deemed an accord and satisfaction, and
Landlord may accept such check or other payment without prejudice to Landlord's right to recover the balance of all rent then due, and/or to pursue any or all other remedies provided for in this lease, in law, and/or in equity including, but not
limited to, eviction of Tenant. Specifically, but not as a limitation, acceptance of a partial payment of rent shall not be a wavier of any default by Tenant. 
 33. CONTROLLING LAW. The lease, and all terms hereunder shall be governed by the laws of the State of Colorado, exclusive of its conflicts of laws rules. 
 34. INUREMENTS. The covenants and agreements herein contained shall bind and inure to the benefit of Landlord and Tenant and their respective
successors. This lease shall be signed by the parties in duplicate, each of which shall be a complete and effective original lease. 
 35.
TIME. Time is of the essence in this lease in each and all of its provisions in which performance is a factor. 
 36. NOTICE
PROCEDURE Any notice, demand or other communication required or permitted to be given hereunder shall be in writing and shall be deemed to have been given if and when: (i)personally delivered; or (ii) if sent by private courier service or
overnight mail service, when received (unless addressee refuses to accept delivery, in which case it shall be deemed to have been given when first presented to the addressee for acceptance); or (iii) on the fifth business day after being
deposited in the United States mail, with proper postage prepaid, certified or registered, return receipt requested, addressed as follows: 
  

			
	If to Landlord:	  	Robert L. Von Eschen, 6610 LLC Managing Member
		  	Kay Jones, Property Manager
		  	2575 Park Lane, Suite 120, Lafayette, CO 80026
		
	If to Tenant:	  	Doug Shaw, Senior Vice President
		  	c/o Dawn Demars
		  	500 Unicorn Park Dr.
		  	Woburn, MA 01801

 Either party shall have the right to designate in writing, served as above provided, a different
address to which notice is to be provided. The foregoing shall in no event prohibit notice from being given as provided in Rule 4 of the Colorado Rules of Civil Procedure, as the same may be amended from time to time. 
 37. PARAGRAPH HEADINGS. All paragraph headings are made for the purposes of ease of location of terms and shall not affect or vary the terms
hereof. 
 38. LIMITATION UPON LANDLORD’S LIABILITY. Notwithstanding anything to the contrary contained in this Lease, it is
understood and agreed that there should be no personal liability on the part of Landlord or any of its beneficiaries, successors or assigns with respect to any of the terms, covenants and conditions of this Lease beyond Landlord’s equity in the
Property, and Tenant shall look solely to the equity of the Landlord in the Property in the event of any default or liability of Landlord under this Lease. 
 39. GUARANTEES. The performance of Tenant under this Lease shall be guaranteed in the form attached hereto as Exhibit D. 
 40. DELAYS. In the event that either party hereto shall be delayed or hindered in or prevented from the performance of any of their or its respective provisions anywhere herein contained, by reason of
(i) the destruction, in whole or part, of any building or improvement forming a part of the entire Premises, or (ii) strikes, or (iii) lockouts, or (iv) labor troubles, or (v) war, whether declared or undeclared, or
(vi) riot, or (vii) Act of God, or 

 
(viii) embargoes, or (ix) delays in transportation, or (x) inability to procure materials and/or labor, or (xi) failure of power, or
(xii) restrictive governmental laws or regulations, whether valid or not, or (xiii) insurrection, or (xiv) any other reason other than financial, beyond the reasonable control of such party, and not the fault of the party so delayed
or hindered in or prevented from performing work or doing acts otherwise required under this Lease, then performance of such work or doing of such acts shall be excused for the period of the delay, and the period for the performance of such work or
doing such acts shall be extended for a period equivalent to the period of such delay; provided, however, that the provisions of this Paragraph shall not operate so as to excuse or release Tenant from the prompt payment of rent or other sums
required to be paid by Tenant to Landlord or to other payees anywhere hereunder. 
 41. BROKERS. (Intentionally Deleted) 

42. AMENDMENTS. No revision of this Lease shall be valid unless made in writing and signed by duly authorized representatives of both parties.

 43. ENTIRE AGREEMENT. This Lease constitutes the final expression of the agreement of the parties; it is intended as a complete and
exclusive statement of their agreement, and it supercedes all prior and concurrent promises, representations, negotiations, discussions and agreements that may have been made with respect to the subject matter hereof. 
 44. SEVERABILITY. If any provision of this Lease, or the application thereof to any person or circumstance, shall be held invalid or unenforceable
by any court of competent jurisdiction, the remainder of this Lease or the application of such provisions to persons or circumstances, other than those as to which it is held invalid or unenforceable, shall not be affected thereby. 
 IN WITNESS WHEREOF, the Parties have executed this lease as of the date hereof. 
  

									
	 TENANT
 Monotype Imaging, Inc.
	 		 	 LANDLORD:
 6610, LLC

					
		 	 /s/ John Seguin
	 		 		 	/s/ Robert L. Von Eschen
	By:	 	John Seguin	 		 	By:	 	Robert L. Von Eschen, Managing Member

 EXHIBIT A 
 Premises 
 (See attached plans) 
  

									
	 TENANT
 Monotype Imaging, Inc.
	 		 	 LANDLORD:
 6610, LLC

					
		 	 /s/ John Seguin
	 		 		 	/s/ Robert L. Von Eschen
	By:	 	John Seguin, Senior Vice President	 		 	By:	 	Robert L. Von Eschen, Managing Member

 EXHIBIT B 
 Tenant Improvements 
 Tenant improvements to the premises shall be constructed pursuant to a space plan which shall
be mutually agreed to by Landlord and Tenant and shall include the following: 
  

	 	1.	Conference room area previously part of Suite 103 shall be made part of Suite 102 as per the attached plan. In doing so, Landlord will 

	 	a.	construct a doorway connecting the room to Suite 102 

	 	b.	move the electrical wiring and switches to be accessible from Suite 102 

	 	c.	remove the existing door opening into Suite 103, and drywall over the opening 

	 	d.	finish and paint the room 

  

	 	2.	Landlord further agrees to repaint the interior of the existing Suite 102, have the carpets professionally cleaned, and repair the small carpet/flooring hole at the entry by
April 28, 2006. 

  

									
	 TENANT
 Monotype Imaging, Inc.
	 		 	 LANDLORD:
 6610, LLC

					
		 	 /s/ John Seguin
	 		 		 	/s/ Robert L. Von Eschen
	By:	 	John Seguin, Senior Vice President	 		 	By:	 	Robert L. Von Eschen, Managing Member

 EXHIBIT C 
 Space Acceptance Agreement 
 This Memorandum is an amendment to the Lease Agreement for space at 6610 Gunpark Drive, Suite
102, Boulder CO 80301, executed on the 6th day of April , 2006, between 6610 LLC, as Landlord, and Monotype Imaging, Inc. as Tenant. 
 Landlord and Tenant
hereby agree that: 
  

	1.	The Leased Premises are tenantable, the Landlord has no further obligation for construction, and Tenant acknowledges that both the Building and the Leased Premises are satisfactory
in all respects. 

  

	2.	The Commencement Date of the Lease Agreement is hereby agreed to be the 3rd day of April, 2006. 

  

	3.	The Expiration Date of the Lease Agreement is hereby agreed to be the 31st day of May, 2009. 

 All other terms and conditions of the Lease Agreement are hereby ratified and acknowledged to be
unchanged. 
 Agreed and Executed this 26th day of April, 2006. 
  

									
	 TENANT
 Monotype Imaging, Inc.
	 		 	 LANDLORD:
 6610, LLC

					
		 	 /s/ John Seguin
	 		 		 	/s/ Robert L. Von Eschen
	By:	 	John Seguin, Senior Vice President	 		 	By:	 	Robert L. Von Eschen, Managing MemberLease between Lake Center Plaza and Monotype

 Exhibit 10.22 
 OFFICE LEASE 
 THIS OFFICE LEASE is made and entered into in Mount Prospect, Illinois as of
the 24 day of May , 2006, by and between Lake Center Plaza Partners, LLC whose principal place of business is located at 1699 Wall Street , Suite 123, Mount Prospect, Illinois 60056 (the Landlord), and, Monotype Imaging Inc.,
500 Unicorn Park Drive, Woburn, MA. 01801 (the Tenant); 
 W I T N E S S E T H: 
  

	 	1.	Premises. 

 Landlord hereby leases to Tenant,
and Tenant accepts from Landlord the Premises consisting of approximately Three Thousand Two Hundred Forty Eight (3,248) rentable square feet and known as Suite 420 (the Premises), being described in the plan attached hereto as
Exhibit A and incorporated herein by this reference in the building (the Building) known as Lake Center Plaza, 1699 Wall Street, Mount Prospect, Illinois. The Premises shall be used for general office space and for no other use or
purpose. Tenant shall have, as appurtenant to the Premises, rights to use in common with others entitled thereto: the common facilities included in the Building or the Lot, including common walkways, driveways, lobbies, hallways, ramps, stairways
and elevators, the common roadways and facilities in the Park, including common walkways, driveways, and the jogging trail and other common amenities, if any; the parking facility (including the visitor’s parking area and parking spaces
reserved for the disabled), at locations which may from time to time be designated by Landlord; the pipes, ducts, conduits, wires and appurtenant equipment serving the Premises; and if the Premises include less than the entire rentable area of any
floor, the common toilets in the central core area of such floor. 
  

	 	2.	Term. 

 The initial term of
this Lease shall commence on the date that Landlord has delivered to Tenant the Premises with Landlord’s Work (as set forth in Exhibit C) substantially complete (the Commencement Date) which date is currently scheduled to be
July 1, 2006 and shall end on the date that is sixty four (64) full calendar months following the Commencement Date (the Termination Date), unless sooner terminated or extended as provided herein. The initial term of this
Lease as set forth herein is hereinafter referred to as the Initial Term and the Initial Term as the same may be extended or sooner terminated is hereinafter referred to as the Term. Tenant shall have the right to access the premises
for furniture delivery and wiring after Lease is fully executed and deposit paid. 
 Tenant shall have the right and option to
extend the Term of this Lease for one extended term (the “Extended Term”) of five (5) years by giving written notice to Landlord not 

 
later than six (6) months prior to the Termination Date. The effective giving of such notice of extension by Tenant shall automatically extend the Term
of this Lease for the Extended Term, and no instrument of renewal or extension need be executed. In the event that Tenant fails timely to give such notice to Landlord, this Lease shall automatically terminate at the end of the original Term, and
Tenant shall have no further option to extend the Term of this Lease. The Extended Term shall commence on the day immediately succeeding the expiration date of the original Term, and shall end on the day immediately preceding the fifth
(5th) anniversary of the first day of the Extended Term. The Extended Term shall be on all the terms and
conditions of this Lease, except: (i) during the Extended Term, Tenant shall have no further option to extend the Term, and (ii) the monthly Base Rent for the Extended Term shall be as set forth in Exhibit B. 
  

	 	3.	Rent. 

 The Tenant shall pay
as rent hereunder the monthly Base Rent as set forth on Exhibit B plus the Rent Adjustments (as hereinafter defined), plus all other sums herein required to be paid to Landlord, Lake Center Plaza Partners, LLC, 1699 Wall Street,
Suite 123, Mount Prospect, Illinois or to such other person or at such other place as Landlord may from time to time direct in writing. Tenant shall pay to Landlord the monthly Base Rent set forth above in advance on or before the first day of
each month of the Term. Except as otherwise expressly provided in this Lease, all such rent shall be paid without any set-off, counterclaim or deduction whatsoever. 
  

	 	4.	Base Rent Adjustments. 

 In
addition to the Base Rent, the Tenant shall pay to the Landlord, as rent, the Rent Adjustments described in this Section 4, without set off, counterclaim or deduction. 
 (a) For the purposes of this Lease: 
 (i) The term Base Year for purposes of determining Tenant’s Proportion of Taxes and Expenses shall mean the Calendar Year 2006, including the Taxes assessed for 2005 and payable during calendar year 2006.

 (ii) The term Calendar Year shall mean each calendar year or a portion thereof during the Term. 
 (iii) The term Expenses shall mean all reasonable costs and expenses of every kind or nature paid or incurred by Landlord in
connection with the management, ownership, operation, maintenance and repair of the Project or Building, including, without limiting the generality of the foregoing, all insurance costs (including, without limitation, fire and extended coverage,
public liability, workmen’s compensation, rent and business interruption insurance costs), utility charges, management fees (the total amount of which 

  

 2 

 
such fees shall in no event exceed 6% of the gross income from the Project per Calendar Year), window cleaning, janitorial service, snow and ice removal,
costs and expenses of planting, maintaining, replanting and replacing flowers, grass and other landscaping, all costs of independent contractors and wages and salaries of employees engaged in the operation, maintenance and repair of the Building and
parking areas (including, without limitation, fringe benefits), legal and accounting expenses, and amortization over the useful life of such replacement, with interest at the rate of Prime plus 3% per year, of that portion of the cost of any
capital replacements made to the Building intended by Landlord to reduce Expenses or required to comply with any law or regulation by any governmental authority first in effect after the date of this Lease. Expenses shall not include: real estate
brokers’ leasing commissions or compensation; Taxes; depreciation; interest and principal payments on mortgages, and other debt costs, if any; cost of work done in the Building to the extent any tenant has paid the cost thereof to Landlord;
and, except to the extent provided above, costs of improvements and replacements which are capitalized in accordance with generally accepted accounting principles. The term Operating Costs shall not include any repair, restoration or other work
occasioned by fire, wind, storm or other casualty, income and franchise taxes of Landlord, expenses incurred in leasing to or procuring of tenants, advertising expenses, expenses for the creation or renovation of space for new tenant, interest or
principal payments on any mortgage or other indebtedness of Landlord, compensation paid to an employee of Landlord above the grade of Property Manager nor any depreciation allowance on any improvements on the Property, loan principal payments,
leasing commissions, or advertising costs. Operating Expense shall also not include: costs of work or services for particular tenants that are separately reimbursable to Landlord by such tenants; costs for which Landlord is reimbursed under
insurance policies or otherwise by third parties; costs paid directly by individual tenants to suppliers, including tenant electricity and telephone costs; legal and accounting expenses related to lease negotiations and enforcement of leases;
damages, penalties, fines, or interest that Landlord is obligated to pay by reason of any tort liability of Landlord, Landlord’s violation of applicable law or failure by Landlord or any tenant (other than Tenant) to comply with its lease
obligations or to timely pay any component of Expenses; the costs of environmental testing and of complying with applicable federal, state and local laws dealing with the handling, storage and disposal of hazardous materials or substances; costs for
alteration, improvements, installations or equipment required to remedy any noncompliance, as of the Commencement Date, of the Building with applicable law (including, without limitation, the Americans with Disabilities Act of 1990); salaries of
executives or principals of Landlord; charitable and political contributions; financing and refinancing costs in respect of any mortgage placed upon the Property, including points and commissions in connection therewith; reserves; any bad debt loss,
rent loss or reserves for bad debts or rent loss; any expenses which are not paid or incurred in respect of the Building or Land but rather in respect of other real property owned by Landlord or affiliates of Landlord, provided that with respect to
any expenses attributable in part to the Building or Land and in part to other real property owned by Landlord (including, without limitation, salaries, fringe benefits and other compensation of Landlord’s 

  

 3 

 
personnel who provide services to both the Building and other properties), Expenses shall include only such portion thereof as are apportioned by Landlord to
the Building or Land on a fair and equitable basis; costs incurred with respect to a sale or transfer of all or any portion of the Building or any interest therein or in any person of whatever tier owning an interest therein; amounts paid to
subsidiaries or other affiliates of Landlord for services to the Property to the extent only that the costs of such services exceed the costs if such services had been rendered by an unaffiliated party; any costs incurred in connection with the
making of repairs which are the obligation of another tenant of the Building; the cost of tools and equipment initially purchased in connection with the opening and initial equipping of the Building. 
 If the Building is not fully leased and occupied during all or any portion of any Calendar Year, including the Base Year, Landlord will
make an adjustment to the actual amount of variable Expenses for such Calendar Year to reflect the amount of Expenses which would have been paid or incurred by Landlord if the Building had been fully leased and occupied. Such adjusted amount shall
be deemed to be the amount of Expenses for such Calendar Year. Such adjustment will be determined in accordance with generally accepted accounting and management principles consistently applied. If any expense so paid in one (1) year relates to
more than one (1) Calendar Year, at option of Landlord, such expense may be proportionately allocated among such related Calendar Years. 
 (iv) The term Project shall mean the Building, parking lots, retention and detention ponds and the and the land parcels on which such improvements are located. 
 (v) The term Tenant’s Proportion shall mean a fraction, the numerator of which is the rentable square footage of the Premises
and the denominator of which is the rentable square footage of the Building, as determined by Landlord from time to time. The Tenant’s Proportion with respect to the Premises shall be 2.2%. 
 (vi) The term Rent Adjustments shall mean all amounts owed by Tenant as additional rent as defined in Section 4B hereof.

 (vii) The term Rent Adjustment Deposit shall mean an amount equal to the estimate of Rent Adjustments due for any
Calendar Year as made by Landlord from time to time during the Term. The Rent Adjustment Deposit shall be payable by Tenant in equal monthly installments in the same manner as Base Rent on the first day of each month of the Term. 
 (viii) The term Taxes shall mean real estate taxes, assessments, sewer rents, rates and charges, transit taxes, taxes based upon
the receipt of rent, and any other federal, state or local governmental charge, general, special, ordinary or extraordinary (but not including general income or franchise taxes or any other taxes imposed upon or measured by 

  

 4 

 
income or profits, unless the same shall be imposed in lieu of Taxes as herein defined or unless same shall be specifically imposed upon income derived from
rents), which may now or hereafter be levied or assessed against the Project or any portion thereof which are payable in any Calendar Year during the Term. In case of special taxes or assessments which may be payable in installments, only the amount
of each installment and interest paid thereon paid during a Calendar Year shall be included in Taxes for that Calendar Year. Taxes shall also include any personal property taxes (attributable to the Calendar Year in which paid) imposed upon the
furniture, fixtures, machinery, equipment, apparatus, systems and appurtenances used in connection with the operation of the Building. Taxes also include the Landlord’s reasonable costs and expenses (including reasonable attorney’s fees)
in contesting or attempting to reduce any Taxes, regardless of whether Taxes are actually reduced. Taxes shall be reduced by any recovery or refund received of Taxes previously paid by the Landlord, provided such refund relates to Taxes paid during
the Term of this Lease. Notwithstanding anything set forth above to the contrary, if at any time the method of taxation then prevailing shall be altered so that any new or additional tax, assessment, levy, imposition or charge or any part thereof
shall be imposed upon Landlord in place or partly in place of any Taxes or contemplated increase therein, or in addition to Taxes, and shall be measured by or be based in whole or in part upon the Project, the rents or other income therefrom or any
leases of any part thereof, then all such new taxes, assessments, levies, impositions or charges or part thereof, to the extent that they are so measured or based, shall be included in Taxes. 
 (b) The amount of the Rent Adjustments shall be calculated as follows: 
 (i) In the event that the amount of Expenses attributable to any Calendar Year shall be greater than the amount of Expenses for the Base
Year, then the Tenant shall pay to the Landlord the Tenant’s Proportion of such increase, provided, however, in no event shall the amount of Expenses for any Calendar Year under this Lease increase over the prior Calendar Year by more than
three percent (3%). 
 (ii) In the event that the amount of Taxes attributable to any Calendar Year shall be greater than the
amount of Taxes for the Base Year, then the Tenant shall pay to the Landlord the Tenant’s Proportion of such increase. The amount of Taxes attributable to a Calendar Year shall be the amount payable during any such Calendar Year, even though
the assessment for such Taxes may be for a different Calendar Year. 
 (c) Within 120 days after the expiration of each
Calendar Year, Landlord will furnish Tenant a statement (the Adjustment Statement) showing the following: 
 (i) Taxes
attributable to the Calendar Year last ended; 
  

 5 

 (ii) The amount of Rent Adjustments due Landlord for the Calendar Year last ended, less
credits for Rent Adjustment Deposits paid, if any; and 
 (iii) The Rent Adjustment Deposit due in the current Calendar Year.

 (d) Within thirty (30) days after Tenant’s receipt of each Adjustment Statement, Tenant shall pay to Landlord:

 (i) The amount of Rent Adjustments shown on the Adjustment Statement to be due Landlord for the Calendar Year last ended
less the amount of Rent Adjustment Deposit previously paid in respect of such Calendar Year; plus 
 (ii) The amount which,
when added to the Rent Adjustment Deposit theretofore paid in the current Calendar Year, would provide to Landlord such portion of the Rent Adjustment Deposits as would have theretofore been paid to Landlord had Tenant paid one twelfth
(1/12th) of the Rent Adjustment Deposit, for the current Calendar Year, to Landlord monthly on the first day of each month of such Calendar Year. 
 Commencing on the first day of the first month after Tenant’s receipt of each Adjustment Statement, and on the first day of each month thereafter until Tenant receives a more current Adjustment Statement, Tenant
shall pay to Landlord one-twelfth (1/12th) of the Rent Adjustment Deposit shown on said statement. During the last complete Calendar Year, Landlord may include in the Rent Adjustment Deposit its estimate of the Rent Adjustment which may not be
finally determined until after the expiration of the Term. The Tenant’s obligation to pay the Rent Adjustment shall survive the Term. 
 (e) Tenant’s payment of the Rent Adjustment Deposit for each Calendar Year shall be credited against the Rent Adjustments for such Calendar Year. All Rent Adjustment Deposits may be co-mingled and no interest
shall be paid to Tenant thereon. If the Rent Adjustment Deposits paid by Tenant for any Calendar Year exceeds the Rent Adjustments for such Calendar Year, then Landlord shall give a credit to Tenant in an amount equal to such excess against the Rent
Adjustments due for the next succeeding Calendar Year, except that if any such excess relates to the last Calendar Year of the Term, then Landlord shall refund such excess to Tenant, provided that Tenant is not then in default beyond any applicable
notice and cure period. 
 (f) The Tenant or its representative shall have the right to examine the Landlord’s books and
records with respect to the items in the Adjustment Statement during normal business hours at any time within thirty (30) days following the furnishing by the Landlord to the Tenant of such Adjustment Statement. Unless the Tenant shall take
written exception to any item within thirty (30) days after the furnishing of the requested backup information concerning the applicable Adjustment Statement, the Adjustment Statement shall be considered as final and accepted by the Tenant. Any
amount due to Landlord as shown on any such Adjustment Statement, 

  

 6 

 
whether or not written exception is taken thereto, shall be paid by the Tenant within thirty (30) days after the Landlord shall have submitted the
Adjustment Statement, without prejudice to any such written exception. 
 (g) If the Commencement Date is on any day other
than the first day of January, or if the Termination Date is on any day other than the last day of December, any Rent Adjustments due Landlord shall be prorated. 
  

	 	5.	Services. 

 (a) The Landlord
shall, so long as Tenant is not in default beyond any applicable notice and cure period under any covenant or condition herein contained, furnish: 
 (i) Cold water in common with other tenants for drinking, lavatory and toilet purposes drawn through fixtures installed by Landlord, or by Tenant with Landlord’s prior written consent, and warm water in common
with other tenants for lavatory purposes from the regular supply of the Building. Tenant shall pay Landlord at rates fixed by Landlord for water furnished for any other purposes, and Landlord may install a water meter, at Tenant’s sole cost, to
measure such usage. Tenant shall not waste or permit the waste of water; and 
 (ii) Passenger elevator service daily in
common with Landlord and other tenants, 24 hours per day, 7 days per week, 365 days per year; 
 (iii) Janitorial service as
provided to other tenants of the building, including daily vacuuming of the Premises and common areas and daily removal of trash; and 
 (iv) During the term of the lease, Landlord will provide light bulb changes and perform other minor maintenance within the suite as requested by Tenant, provided that the servicing and/or replacement of fire
extinguishers inside the Premises shall remain the responsibility of the Tenant. 
 (b) All electricity, telecommunication,
signal and other similar services used in the Premises shall be supplied by the utility company serving the Building. Tenant shall pay for its pro rata share of electricity used in the Premises, based on the amount paid by Landlord for such
utilities by the provided thereof from time to time. The cost for Tenant’s electricity usage in the Premises is currently $1.00 per square foot of Premises rentable area per year. Landlord shall not in any way be liable or responsible to Tenant
for any loss or damage or expense which Tenant may sustain or incur 

  

 7 

 
if either the quantity or character of such service is changed or is no longer available or suitable for Tenant’s requirements. If such service be
discontinued, such discontinuance shall not in any way affect this Lease or the liability of Tenant hereunder or cause a diminution of Base Rent or Rent Adjustments and the same shall not be deemed to be a lessening or diminution of services within
the meaning of any law, rule or regulation now or hereafter enacted, promulgated or issued. Tenant shall receive such service directly from the utility company and Landlord hereby permits its wires and conduits, to the extent available, suitable and
safely capable, to be used for such purposes. Notwithstanding anything contained in this Lease to the contrary, if (i) as a result of the gross negligence or willful misconduct of Landlord, its agents or employees, or any default of Landlord of
its obligations under this Lease, an interruption or curtailment, suspension or stoppage of an Essential Service (as said term is hereinafter defined) shall occur, and (ii) such Service Interruption continues for more than three
(3) consecutive business days after Landlord shall have received notice thereof from Tenant, and (iii) as a result of such Service Interruption, the Tenant cannot reasonably conduct its normal operations in the Premises, then there shall
be an abatement of one day’s Base Rent and additional rent for each day during which such Service Interruption continues after such three (3) business day period. For purposes hereof, the term “Essential Services” shall mean the
following services: access to the Premises, water and sewer/septic service, heat or ventilation and electricity. In the event that any such Service Interruption that materially and adversely affects the conduct of Tenant’s normal operations in
the Premises continues for more than ninety (90) consecutive days after such written notice from Tenant, Tenant shall have the right to terminate this Lease by written notice to Landlord at any time prior to the date that such Service
Interruption ceases, and this Lease shall expire as of the date of such notice as though such date were originally set forth as the Term Expiration Date. 
 (c) The Landlord does not warrant that any of the services above mentioned will be free from interruption caused by war, insurrection, civil commotion, riots, acts of God or the enemy, governmental action, repairs,
renewals, improvements, alterations, strikes, lockouts, picketing, whether legal or illegal, accidents, inability of the Landlord to obtain fuel, energy or supplies or any other cause or causes beyond the reasonable control of the Landlord. No such
interruption of service shall be deemed an eviction (or a constructive eviction) or disturbance of Tenant’s use and possession of the Premises or any part thereof, or render Landlord liable to Tenant for damages, by abatement of rent or
otherwise, or relieve Tenant from performance of Tenant’s obligations under this Lease. Tenant hereby waives and releases all claims against Landlord for damages from such interruption or stoppage of service. Tenant agrees to cooperate fully
with Landlord, at all times, in abiding by all regulations and requirements which Landlord may prescribe for the proper functioning and protection of all utilities and services reasonably necessary for the operation of the Project and the Building.

  

	 	6.	Conditions of Premises. 

 Landlord, at Landlord’s sole cost and expense, and using building standard materials agrees to do the work to the Premises outlined in Exhibit C attached hereto and 

  

 8 

 
incorporated by reference in a workmanlike manner and in compliance with all laws and ordinances with Landlord securing the necessary permits
(“Landlord’s Work”). Except for Landlord’s Work, Landlord has no work agreement with Tenant and has no other obligation to do any other work with respect to the Premises. Landlord shall diligently proceed with such work and shall
attempt to substantially complete said work on or before the July 1, 2006; provided, however, if construction is delayed because of delay in securing a building permit, changes in construction requested by Tenant or any other reason, no such
delay shall subject Landlord to any liability nor shall the same affect the validity of this Lease or the obligations of the Tenant hereunder except as set forth in Section 7(a) hereof. The Tenant’s taking possession of the Premises shall
be deemed to be Tenant’s acceptance of the Premises in the order and condition as then exists, except for a punch list of items to be completed or repaired, signed by Landlord and Tenant within ten (10) days of Landlord’s notice of
substantial completion. Landlord shall complete all such punch list items within thirty (30) days after the creation of such punch list. Landlord warrants to the best of his knowledge that at the commencement of the term, the Premises and
Building are in substantial compliance with all applicable laws and ordinances. Except for Landlord’s Work, no promise of the Landlord to alter, remodel, decorate, clean or improve the Premises or the Building and no representation respecting
the condition of the Premises or the Building have been made by the Landlord to the Tenant, unless the same is contained in this Lease. 
  

	 	7.	Delivery of Possession. 

 (a)
Possession of the Premises shall be delivered to Tenant on the date that Landlord’s Work is substantially complete except for punch list items (the Possession Date), which date is scheduled to be July 1, 2006, subject to delays caused by
Tenant or beyond the reasonable control of Landlord in completing the work pursuant to the Work Letter. If the Landlord shall be unable to give possession of the Premises on the Possession Date for any reason, the Commencement Date shall not
commence until the Possession Date. The failure to give possession of the Premises 

  

 9 

 
on the Possession Date shall not subject Landlord to any liability for failure to give possession except that Landlord shall reimburse Tenant for any excess
Base Rent actually incurred by Tenant in holding over in its current space. In the alternative, at Tenant’s election, Tenant shall be entitled to a credit against Base Rent first due under this Lease in an amount equal to one day for each day
that Landlord has not substantially completed Landlord’s Work after July 1, 2006. The Premises shall not be deemed to be unready for Tenant’s occupancy or incomplete on the Possession Date if only minor or insubstantial details of
construction, decoration or mechanical adjustments remain to be done in the Premises or any part thereof, or if the delay in the availability of the Premises for occupancy shall be due to special work, changes, alterations or additions required or
made by Tenant in the layout or finish of the Premises or any part thereof or shall be caused in whole or in part by Tenant through the delay of Tenant in submitting plans, supplying information, approving plans, specifications or estimates, giving
authorizations or shall be otherwise caused in whole or in part by delay and/or default on the part of Tenant. In the event of any dispute as to whether the Premises are ready for Tenant’s occupancy, the decision of Landlord’s architect
shall be final and binding on the Landlord and Tenant, unless a Certificate of Occupancy is required, then the issuance of such certificate shall be conclusive evidence of the readiness of the premises for occupancy. 
 (b) To enable Tenant to adapt the Premises to its use, Tenant, may, at Tenant’s sole risk, enter into the Premises commencing on
June 23, 2006 and make such installations as it deems desirable for the operation of its business; provided, however, that such entry shall be done in such a manner as not to interfere with Landlord’s Work or render Landlord’s
insurance void. Such occupancy shall be subject to all the terms and conditions of this Lease (except that Tenant shall not be required to pay Base Rent and the Rent 

  

 10 

 
Adjustments as provided for in this Lease). As a condition to Tenant’s entry into the Premises, Tenant shall furnish Landlord evidence of the insurance
required to be carried by Tenant pursuant to the provisions of this Lease. Notwithstanding such entry, the Initial Term shall begin and Base Rent shall be payable as herein set forth in this Lease. 
  

	 	8.	Care and Maintenance. 

 Subject to the provisions of Sections 13 and 14 hereof, the Tenant shall, at the Tenant’s own expense, keep the Premises in good order, condition and repair reasonable wear and tear excepted and shall pay for the repair of any damage
caused by Tenant, its agents, employees or invitees. Tenant shall promptly arrange with Landlord, at Tenant’s sole expense, for the repair of all such damage to the Premises and the replacement or repair of all such damaged or broken glass
(including signs thereon), fixtures and appurtenances, with materials equal in quality and class to the original materials damaged or broken, within any reasonable period of time specified by Landlord, all repairs and replacements to be made under
the supervision and with the prior written approval of Landlord, using contractors or persons acceptable to Landlord. If Tenant does not promptly make such arrangements, Landlord may, but need not, make such repairs and replacements and
Landlord’s cost for such repairs and replacements shall be deemed additional rent reserved under this Lease due and payable forthwith. 
  

	 	9.	Alterations. 

 The Tenant
shall not perform any structural alterations or any alterations that would adversely affect the Building systems, without the Landlord’s prior written consent in each and every instance, which consent shall not be unreasonably withheld or
delayed, 

  

 11 

 
provided. however, that consent shall not be required if such alterations are cosmetic or decorating (non-structural) in nature and do not exceed Ten
Thousand and 00/100 Dollars ($10,000.00). All such work shall be performed by Tenant, at the sole cost of Tenant. If the Landlord consents to such alterations or additions, before commencement of the work or delivery of any materials into the
Premises or into the Building, the Tenant shall furnish the Landlord for approval: (i) plans and specifications; (ii) names and addresses of contractors; (iii) copies of contracts; (iv) necessary permits; and
(v) indemnification and insurance in form and amount satisfactory to Landlord from all contractors performing labor or furnishing materials, insuring against any and all claims, costs, damages, liabilities and expenses which may arise in
connection with the alterations or additions and naming Landlord as an additional insured. Landlord may withhold approval of any alteration or additions if the plans and specifications therefor are not acceptable to the Landlord or Landlord’s
architect or engineer (if any). In connection with any request for approval of any alterations or additions by Tenant, Landlord may retain the services of an outside architect and/or engineer and the reasonable fees of such architect and/or engineer
to Landlord shall be reimbursed to Landlord by Tenant. Landlord’s approval of any plans or specifications shall not be construed to be an agreement or representation on Landlord’s part as to the adequacy or suitability of the Tenant’s
alterations or additions. 
 Tenant agrees that its contractors shall not conduct their work in such a manner so as to
interfere with or cause any interruption of either: (i) Landlord’s construction; (ii) another tenant’s occupancy or construction; or (iii) other phases of Landlord’s operation of the Building and the common areas
thereof. 
 The Tenant hereby agrees to indemnify and hold the Landlord, its beneficiaries, partners and their respective
agents and employees harmless from any and all 

  

 12 

 
liabilities of every kind and description which may arise out of or be connected in any way with said alterations or additions. Any mechanic’s lien
filed against the Premises or the Project for work claimed to have been furnished to the Tenant shall be discharged of record or properly contested by the Tenant within ten (10) business days thereafter, at the Tenant’s expense. Upon
completing any alterations or additions, the Tenant shall furnish the Landlord with contractors’ affidavits and full and final waivers of lien and receipted bills covering all labor and materials expended and used. All alterations and additions
shall comply with all insurance requirements and with all ordinances and regulations of any pertinent governmental authority. All alterations and additions shall be constructed in a good and workmanlike manner and only good grades of materials shall
be used. 
 All additions, decorations, hardware, non-trade fixtures and all improvements, temporary or permanent, in or upon
the demised Premises, whether placed there by the Tenant or by the Landlord, shall, unless the Landlord requests their removal at the time that Landlord approves such alterations, become the Landlord’s property and shall remain upon the demised
Premises at the termination of this Lease, by lapse of time or otherwise, without compensation or allowance or credit to the Tenant. If despite Landlord’s request as permitted in the prior sentence, the Tenant does not remove said additions,
decorations, fixtures, hardware, non-trade fixtures and improvements, the Landlord may remove the same, the Tenant shall pay the cost of such removal to the Landlord upon demand, except for that work to be performed as noted in Exhibit
‘C’. 
  

	 	10.	Access to Premises. 

 The
Tenant shall permit the Landlord, its agents and designees, to erect, use and maintain pipes, ducts, wiring and conduits in and through the walls or above the ceiling 

  

 13 

 
of the Premises and to have free access to the Premises and any part thereof in the event of an emergency. The Landlord or Landlord’s agents shall have
the right to enter upon the Premises, with prior notification to Tenant to inspect the same, to perform janitorial and cleaning services and to make such decorations, repairs, alterations, improvements or additions to the Premises or the Project as
the Landlord may deem necessary or desirable, and the Landlord shall be allowed to take all material into and upon the Premises that may be required thereof without the same constituting an eviction of the Tenant in whole or in part, and the rent
reserved shall in no way abate (except as provided in Paragraphs 13 or 14 hereof) while said decorations, repairs, alterations, improvements, or additions are being made, by reason of loss or interruption of business of the Tenant, or otherwise so
long as the same do not unreasonably interfere with Tenant’s use of the Premises. If the Tenant shall not be personally present to open and permit an entry into the Premises, at any time, when for any reason an entry therein shall be necessary
or permissible, due to an emergency or pursuant to prior notification given to Tenant, the Landlord or Landlord’s agents may enter the Premises by a master key, or may forcibly enter the Premises, without rending the Landlord or such agents
liable therefor (if during such entry Landlord or Landlord’s agents shall accord reasonable care to Tenant’s property), and without in any manner affecting the obligations and covenants of this Lease. The Landlord shall also have the right
at any time without the same constituting an actual or constructive eviction and without incurring any liability to the Tenant therefor, to change the arrangement and/or location of entrances or passageways, doors and doorways, and corridors,
elevators, stairs, toilets or public parts of the Building, and to close entrances, doors, corridors, elevators or other facilities. The Landlord shall not be liable to the Tenant for any expense, injury, loss or damage resulting from work done in
or upon, or the use of, any adjacent or nearby building, land, street or alley. 
  

 14 

	 	11.	Insurance. 

 Tenant will have the following insurance in
place at all times during the term of the Lease: 
 (a) Commercial general liability insurance, including the broad or
extended liability endorsement, during the entire Term hereof to afford protection to the limits of not less than $1,000,000 for combined single limit personal injury and property damage liability per occurrence. 
 (b) Insurance against fire, sprinkler leakage, vandalism, and the extended coverage perils for the full insurable value of all office
furniture, trade fixtures, office equipment, merchandise and all other items of Tenant’s property on the Premises and business interruption insurance. 
 Landlord shall keep the Building, Property and improvements insured throughout the term of this lease against losses covered by an “All Risk” policy, as defined in the insurance industry, which shall also cover loss of rental. The
deductible amount shall not exceed $10,000. 
  

	 	12.	Subrogation. 

 Landlord and
Tenant agree to have all fire and extended coverage and material damage insurance which may be carried by either of them endorsed with a clause providing that any release from liability of or waiver of claim for recovery from the other party or any
of the parties named in Paragraph 11 above entered into in writing by the insured thereunder prior to any loss or damage shall not affect the validity of said policy or the right of the insured to recover thereunder, and providing further that the
insurer waives all rights of subrogation which such insurer might have against the other party or any of the parties named in Paragraph 11 above. Without limiting any release or waiver of liability or recovery contained in any other Section of this
Lease but rather in confirmation and furtherance thereof, Landlord and any beneficiaries of Landlord waive all claims for recovery from Tenant, and Tenant waives all claims for recovery from Landlord, any beneficiaries of Landlord and their
respective agents, partners and employees, for any loss or damage to any of its property insured under valid and collectible insurance policies to the extent of any recovery collectible under such insurance policies. Notwithstanding the foregoing or
anything contained in this Lease to the contrary, any release or any waiver of claims shall not be operative, nor shall the foregoing endorsements be required, in any case where the effect of such release or waiver is to invalidate insurance
coverage or invalidate the right of the insured to recover thereunder or increase the cost thereof (provided that in the case of increased cost the other party shall have the right, within ten (10) days following written notice, to pay such
increased cost, thereby keeping such release or waiver in full force and effect). 
  

 15 

	 	13.	Untenantability. 

 (a) In the
event (i) the Premises are made wholly untenantable by fire or other casualty for a period longer than 180 days, (ii) any portion of the Building outside of the Premises that materially adversely affects Tenant’s access to and use of
the Premises is so damaged by fire or other casualty for a period longer than 180 days, (iii) the Premises are made untenantable during the last year of the Term, or (iv) any mortgagee applies the insurance proceeds to reduce its loan
balance and the remaining proceeds, if any, are insufficient to pay for the repair or restoration of the Premises and Building, then, in any of such events, either party shall have the right to terminate this Lease by notice to the other within
thirty (30) days after the date of such fire or other casualty and the rent shall be apportioned on a per diem basis and paid to the date of such fire or other casualty. Notwithstanding anything to the contrary herein set forth, Landlord shall
not be obligated to repair or restore the Premises or the Building if the damage or destruction is due to an uninsurable casualty, or insurance proceeds are insufficient to pay for such repair or restoration, or if any mortgagee applies proceeds of
insurance to reduce its loan balance and the remaining proceeds available to Landlord are not sufficient to pay for such repair or restoration. 
 (b) In the event the Premises are made wholly or partially untenantable and the Lease is not terminated by Landlord under this Section, then this Lease shall continue in effect and Landlord shall proceed diligently to
repair and restore the Premises, subject, however, to (i) reasonable delays for insurance adjustments, and (ii) delays caused by forces beyond Landlord’s reasonable control. In such event, the rent shall abate in proportion to the
non-usability of the Premises during the period while repairs are in progress unless such damages are due to the fault or neglect of Tenant. Provided that Landlord shall have maintained a commercially reasonable all-risk or special form policy of
property insurance at least equal to the full replacement cost of the Building and commercially reasonable rental interruption coverage, if the damage is the result of the fault or neglect of Tenant, rent shall not abate during said period unless
Landlord will receive insurance proceeds from loss of rent coverage covering the same and Landlord shall not be required to restore the Premises and may pursue any and all of its remedies against Tenant. 
 (c) Landlord shall have no liability for any loss, cost, expense, damage, or compensation whatsoever (including any claim for
inconvenience, loss of business or annoyance) by reason of any restoration of the Premises or the Building under this Section. 
  

	 	14.	Eminent Domain. 

 (a) If a
portion of the Building, or the Premises, shall be lawfully taken or condemned for any public or quasi-public use or purpose, or conveyed under threat of such condemnation, and as a result thereof, the Premises cannot be used for the same purpose
and with the same utility as before such taking or conveyance, the Term of this Lease shall end upon, and not before, the date of the taking of possession by the condemning authority, and without apportionment of the award. Tenant hereby assigns to
the Landlord Tenant’s interest in such award, if any. Current rent shall be apportioned as of the date of such termination. If any part of the Building shall be so taken or condemned, or if the grade of any street or alley adjacent to the
Building is changed by any 

  

 16 

 
competent authority and such taking or change of grade makes it necessary or desirable to demolish, substantially remodel, or restore the Building, the
Landlord shall have the right to cancel this Lease upon not less than ninety (90) days’ prior notice to the date of cancellation designated in the notice. 
 (b) If a portion of the Premises shall be lawfully taken or condemned or conveyed under threat of condemnation but thereafter the Premises
can be used by Tenant for the same purpose and with substantially the same utility, this Lease shall not be terminated by Landlord and Landlord shall repair the Premises, and the Lease shall be amended to reduce the Tenant’s Proportion and Base
Rent in the proportion of the amount of the Premises taken. No money or other consideration shall be payable by the Landlord to the Tenant for any right of cancellation or temporary taking, and the Tenant shall have no right to share in any
condemnation award or in any judgment for damages caused by a change of grade. 
  

	 	15.	Waiver of Claims and Indemnity. 

 (a) To the extent permitted by law, the Tenant releases the Landlord, its beneficiaries, and their respective agents, employees, contractors mortgagees and partners (all of said parties are, for the purposes of this Section 15
collectively referred to as indemnities) from, and waives all claims for, damage to person or property sustained by the Tenant or any occupant of the Building or Premises resulting from the Building or Premises or any part of either or any equipment
or appurtenance becoming out of repair, or resulting from any accident in or about the Building except if caused by Landlord’s or its employee’s, agent’s or contractor’s gross negligence or willful misconduct. This
Section 15 shall apply especially, but not exclusively, to the flooding of basements or other subsurface areas, and to damage caused by refrigerators, sprinkling devices, air-conditioning apparatus, water, snow, frost, steam, excessive heat or
cold, falling plaster, broken glass, sewage, gas, odors or noise, or the bursting or leaking of pipes or plumbing fixtures, and shall apply equally whether any such damage results from the act or neglect of other tenants, occupants or servants in
the Building or of any other person, and whether such damage be caused or result from any thing or circumstance above mentioned or referred to, or any other thing or circumstance whether of a like nature or of a wholly different nature, except if
caused by Landlord’s or its employee’s, agent’s or contractor’s gross negligence or willful misconduct. If any such damage, whether to the Premises or to the Building or any part thereof, or whether to the Landlord or to other
tenants in the Building, results from any act or neglect of the Tenant, its employees, agents, invitees and customers, subject to Section 12, the Tenant shall be liable therefor and the Landlord may, at the Landlord’s option, repair such
damage and the Tenant shall, upon demand by the Landlord, reimburse the Landlord forthwith for the total cost of such repairs. All property belonging to the Tenant or any occupant of the Premises that is in the Building or the Premises shall be
there at the risk of the Tenant or other person only, and the Landlord shall not be liable for damage thereto or theft or misappropriation thereof. 
 (b) To the extent permitted by law, and to the extent not covered by either landlord’s or Tenant’s insurance, Tenant agrees to indemnify and save the indemnities harmless 

  

 17 

 
against any and all claims, demands, costs and expenses, including reasonable attorney’s fees for the defense thereof, arising from Tenant’s
occupation of the Premises or from any breach or default on the part of the Tenant in the performance of any covenant or agreement on the part of Tenant to be performed pursuant to the terms of this Lease, or from any act or negligence of Tenant,
its agents, servants, employees or invitees, in or about the Premises. In case of any action or proceeding brought against any indemnities by reason of any such claim, upon notice from Landlord, Tenant covenants to defend such action or proceeding
by counsel reasonably satisfactory to Landlord. 
  

	 	16.	Assignment and Subletting. 

 (a) Tenant shall not, without Landlord’s prior written consent, which in each instance, may not be unreasonably withheld, conditioned or delayed : (i) assign, transfer, hypothecate, mortgage, encumber, or convey or subject to or
permit to exist upon or be subjected to any lien or charge this Lease or any interest under it; (ii) allow any transfer of, or any lien upon, Tenant’s interest in this Lease by operation of law; (iii) sublet the demised Premises in
whole or in part; or (iv) allow the use or occupancy of any portion of the Premises for a use other than the use set forth in Section 1 of this Lease or by any one other than Tenant or Tenant’s employees. Notwithstanding the
foregoing, Landlord may take into consideration the business reputation and credit worthiness of the proposed subtenant or assignee; any alteration of the Premises; the intended use of the Premises by the proposed subtenant or assignee; the
estimated pedestrian and vehicular traffic in the Premises and to the Building which would be generated by the proposed subtenant or assignee; and any other reasonable factors which Landlord shall deem relevant. 
 (b) Tenant shall, by notice in writing (hereinafter referred to as the Transfer Notice), advise Landlord of its intention from, on and
after a stated date (which shall not be less than thirty (30) days after the date of the giving of the Transfer Notice to Landlord) to assign this Lease or sublet any part or all of the Premises for the balance or any part of the Term. The
Transfer Notice shall include the name and address of the proposed assignee or subtenant, a true and complete copy of the proposed assignment or sublease and sufficient information as Landlord deems necessary to permit Landlord to determine the
financial responsibility and character of the proposed assignee or subtenant. Landlord shall respond to such request for consent within fifteen (15) days. 
 (d) Landlord’s consent to any assignment or subletting shall not release Tenant of liability under this Lease or permit any
subsequent prohibited act, unless specifically provided in such written consent. Tenant agrees to pay to Landlord, on demand, all reasonable costs incurred by Landlord in connection with any request by Tenant of Landlord in connection with any
consent to any assignment or subletting by Tenant. 
 (e) If Landlord consents to any assignment or sublease, Tenant shall pay
Landlord, as additional rent in the case of each and every assignment or sublease, fifty percent (50%) of the rents, additional charges or other consideration whatsoever payable to Tenant by the subtenant or assignee which exceed all rent under
this Lease accruing during the term of the sublease or 

  

 18 

 
assignment in respect of the subleased or assigned space (i.e., allocated in proportion to the space demised) after deducting therefrom reasonable brokerage
commissions, reasonable construction costs, reasonable attorneys’ fees and reasonable marketing costs incurred by the Tenant in relation to such sublease or assignment. Tenant shall pay Landlord all amounts due under this Section 16(e) as
and when payable by the assignee or subtenant. 
 (f) Any sale, assignment, mortgage, transfer or subletting of this Lease
which is not in compliance with the provisions of this Section shall be null and void and of no force and effect. 
 (g) The
Landlord may assign this Lease and thereafter shall not be liable hereunder; provided, that the Landlord’s assignee shall assume the Landlord’s obligations hereunder, and Tenant’s Security Deposit (if Tenant is not in default under
any of their lease obligations) is transferred to said assignee. 
 The provisions of this Section 16 shall not apply to either (i) transactions
with an entity into or with which Tenant is merged or consolidated, or to which all or substantially all of Tenant’s assets are transferred, or (ii) transactions with any entity which controls or is controlled by Tenant or is under common
control with Tenant. No transfer or assignment of any underlying ownership interest in Tenant shall be deemed an assignment or subletting requiring Landlord’s consent. 
  

	 	17.	Subordination. 

 (a) Landlord
may execute and deliver a mortgage or trust deed in the nature of a mortgage (both sometimes hereinafter referred to as Mortgage) against the Building, the Project or any interest therein, including a ground lease thereof (Ground
Lease) and sell and leaseback the underlying land. This Lease and the rights of Tenant hereunder shall be and are hereby made expressly subject and subordinate at all times to any ground lease of the land or the Building, or both, now or
hereafter existing and all amendments, renewals and modifications thereto and extensions thereof, and to the lien of any Mortgage now or thereafter encumbering any portion of the Project, and to all advances made or hereafter to be made upon the
security thereof; provided that any such subordination at all times shall be subject to the right of Tenant to remain in possession of the Premises under the terms of this Lease for the Term, notwithstanding any default under the Ground Lease or
Mortgage or after termination of said Ground Lease or foreclosure of the Mortgage or any sale pursuant thereto so long as the Tenant is not in default under this Lease. Tenant agrees to execute and deliver such instruments subordinating this Lease
to any such Ground Lease and to the lien of any such Mortgage as may be requested in writing by Landlord from time to time. In the event Tenant fails to execute and deliver any instrument required of it under this Section 17(a) within ten
(10) business days after written demand Tenant does hereby make, constitute and irrevocably appoint Landlord, the beneficiaries of Landlord or their agent as attorney-in-fact and in its name, place and stead so to do. Notwithstanding anything
to the contrary contained herein, any mortgagee under a Mortgage may, by notice in writing to the Tenant, subordinate its Mortgage to this Lease. 
  

 19 

 (b) In the event of the cancellation or termination of any such Ground Lease described
above in accordance with its terms or by the surrender thereof, whether voluntary, involuntary or by operation of law, or by summary proceedings, or the foreclosure of any such Mortgage by voluntary agreement or otherwise, or the commencement of any
judicial action seeking such foreclosure, Tenant, at the request of the then Landlord, shall attorn to and recognize such ground lessor, mortgagee or purchaser in foreclosure as Tenant’s Landlord under this Lease. Tenant agrees to execute and
deliver at any time upon request of such ground lessor, mortgagee, purchaser, or their successors, any instrument to further evidence such attornment. 
 (c) Tenant agrees to give the holder of any Mortgage, by registered or certified mail, a copy of any notice of default served upon the Landlord by Tenant, provided that prior to such notice Tenant has received notice
(by way of service on Tenant of a copy of an assignment of rents and leases, or otherwise) of the address of such mortgagee. Tenant further agrees that if Landlord shall have failed to cure such default within the time provided for in this Lease,
then said mortgagee shall have an additional thirty (30) days after receipt of notice thereof within which to cure such default or, if such default cannot be cured within that time, then such additional time as may be necessary, if, within such
thirty (30) days, any mortgagee has commenced and is diligently pursuing the remedies necessary to cure such default (including, but not limited to commencement of foreclosure proceedings, if necessary to effect such cure). Such period of time
shall be extended by any period within which such mortgagee is prevented from commencing or pursuing such foreclosure proceedings by reason of Landlord’s bankruptcy. Until the time allowed as aforesaid for said mortgagee to cure such defaults
has expired without cure, Tenant shall have no right to, and shall not, terminate this Lease on account of default. This Lease may not be modified or amended so as to reduce the Rent or shorten the Term, or so as to adversely affect in any other
respect to any material extent the rights of the Landlord, nor shall this Lease be canceled or surrendered, without the prior written consent, in each instance, of the ground lessor or the mortgagee. 
  

	 	18.	Certain Rights Reserved by the Landlord. 

 Landlord reserves and may exercise the following rights without affecting Tenant’s obligations hereunder: 
 (a) to change the name or street address of the Building, provided that Landlord reimburses Tenant for the cost to replace stationery, business cards and other materials; 
 (b) to install and maintain a sign or signs on the interior or exterior of the Building; 
 (c) to designate all sources furnishing sign painting and lettering, vending machines, toilet supplies, lamps and bulbs used on the
Premises; 
  

 20 

 (d) to decorate, remodel, repair, alter or otherwise prepare the Premises for reoccupancy
if Tenant vacates the Premises prior to the expiration of the Term; 
 (e) to retain at all times pass keys to the Premises;

 (f) during the last three months of the Term to exhibit the Premises to others upon reasonable oral or written notice to
Tenant or its employees in the Premises so long as the same does not unreasonably interfere with Tenant’s use of the Premises; 
 (g) to grant to anyone the exclusive right to conduct any particular business or undertaking in the Building; 
 (h)
to temporarily close portions of the lobby, common areas and entranceways; provided that Landlord shall provide Tenant with alternative entranceways and access to the Premises; 
 (i) to close the Building after regular working hours and on holidays subject, however, to Tenant’s right to admittance, under such
reasonable regulations as Landlord may prescribe from time to time, which may include that persons entering or leaving the Building identify themselves to a watchman by registration or otherwise and that said persons establish their right to enter
or leave the Building; provided, however, Landlord shall not be liable for the failure to admit any person to the Building; 
 (j) to approve the weight, size and location of safes or other heavy equipment or articles, which articles may be moved in, about, or out of the Building or Premises only at such times and in such manner as Landlord shall direct and in all
events, at Tenant’s sole risk and responsibility; and 
 (k) to take any and all measures, including inspections,
repairs, alterations, decorations, additions and improvements to the Premises or to the Building as may be necessary or desirable for the safety, protection or preservation of the Premises or the Building or the Landlord’s interests or the
interest of other tenants, or as may be necessary or desirable in the operation of the Building The Landlord may enter upon the Premises and may exercise any or all of the foregoing rights reserved without being deemed guilty of an eviction or
disturbance of the Tenant’s use or possession and without being liable in any manner to the Tenant and without abatement of Rent or affecting any of Tenant’s obligations under this Lease, provided that Landlord uses reasonable efforts to
perform such actions in a manner that will not materially adversely affect Tenant’s use and occupancy of the Premises for the normal conduct of its business. 
  

 21 

	 	19.	Holding Over. 

 If Tenant
retains possession of the Premises or any part thereof after the termination of the Term, by lapse of time or otherwise, Tenant shall pay Landlord monthly Base Rent, at one hundred fifty per cent (150%) of the rate payable for the month
immediately preceding said holding over (including amounts for Rent Adjustments which Landlord may reasonably estimate), computed on a daily basis, for the first sixty (60) days that Tenant remains in possession and at two hundred per cent
(200%) of such rate for any continuing holdover thereafter, and in addition thereto, Tenant shall also pay Landlord all damages, consequential as well as direct, sustained by reason of Tenant’s retention of possession. The provisions of
this Section 19 do not exclude the Landlord’s rights of re-entry or any other right hereunder. 
  

	 	20.	Defaults and Landlord’s Remedies. 

 (a) Each of the following shall constitute a default of this Lease by Tenant: (i) Tenant fails to pay any installment or other payment of rent including without limitation Base Rent, Rent Adjustment Deposits or
Rent Adjustments when due and fails to cure such non-payment within ten (10) days after written notice from Landlord to Tenant but in no event shall Tenant be entitled to more than two (2) such notices in any twelve (12) month period
(ii) Tenant fails to observe or perform any of the other covenants, conditions or provisions of this Lease to be observed or performed by Tenant and fails to cure such default within twenty (20) days after written notice thereof to Tenant;
(iii) the interest of Tenant in this Lease is levied upon under execution or other legal process; (iv) a petition is filed by or against Tenant to declare Tenant bankrupt or seeking a plan of reorganization or arrangement under any Chapter
of the Bankruptcy Act, or any amendment, replacement or substitution therefor, or to delay payment of, reduce or modify Tenant’s debts, or upon the dissolution of Tenant; (v) Tenant is declared insolvent by law or any assignment of
Tenant’s property is made for the benefit of creditors; a receiver is appointed for Tenant or Tenant’s property; or (vi) Tenant abandons the Premises. 
 (b) In the event of any default of this Lease by Tenant, Landlord at its option, with written notice or demand to Tenant, may, in addition
to all other rights and remedies provided in this Lease, at law or in equity: 
 (i) terminate this Lease and Tenant’s
right of possession of the Premises by lawful process and with at lease ten (10) days prior written notice, and recover all damages to which Landlord is entitled under law, specifically including, without limitation, all rent payable hereunder
for the balance of the Term, and all of Landlord’s expenses of reletting (including repairs, alterations, improvements, additions, decorations, legal fees and brokerage commissions); or 
 (ii) terminate Tenant’s right of possession of the Premises without terminating this Lease, in which event Landlord may, but shall
not be obligated to, relet the Premises, or any part thereof for the account of Tenant, for such rent and term and upon such terms and conditions as are acceptable to Landlord. For purposes of such reletting, 

  

 22 

 
Landlord is authorized to decorate, repair, alter and improve the Premises to the extent reasonably necessary. If Landlord fails or refuses to relet the
Premises or if the Premises are relet and a sufficient sum is not realized therefrom, after payment of all Landlord’s expenses of reletting (including repairs, alterations, improvements, additions, decorations, legal fees and brokerage
commissions), to satisfy the payment when due of rent reserved under this Lease for each such monthly period, or if the Premises have been relet, Tenant shall pay any such deficiency monthly. Tenant agrees that Landlord may file suit to recover any
sums due to Landlord hereunder from time to time and that such suit or recovery of any amount due Landlord hereunder shall not be any defense to any subsequent action brought for any amount not theretofore reduced to judgment in favor of Landlord.
In the event Landlord elects, pursuant to this Section 20(b), to terminate Tenant’s right of possession only without terminating this Lease, Landlord may, at Landlord’s option, and with five (5) days prior written notice enter
into the Premises, remove Tenant’s signs and other evidences of tenancy, and take and hold possession thereof, as provided in Section 21 hereof; provided, such action shall not terminate this Lease or release Tenant, in whole or in part,
from Tenant’s obligation to pay the rent reserved hereunder for the Term or from any other obligation of Tenant under this Lease. Any and all property which may be removed from the Premises by the Landlord pursuant to the authority of this
Lease or of law, to which the Tenant is or may be entitled, may be handled, removed or stored by the Landlord at the risk, cost and expense of the Tenant, and the Landlord shall in no event be responsible for the value, preservation or safekeeping
thereof. The Tenant shall pay to the Landlord, upon demand, any and all expenses incurred in such removal and all storage charges against such property so long as the same shall be in the Landlord’s possession or under the Landlord’s
control. Any such property of the Tenant not retaken from storage by the Tenant within thirty (30) days after the end of the Term, however terminated, shall be conclusively presumed to have been conveyed by the Tenant to the Landlord under this
Lease as a bill of sale without further payment or credit by the Landlord to the Tenant. Any default by Tenant of any term or condition hereof other than the payment of sums due hereunder may be restrained or enforced by injunction. 
 (c) Landlord or Tenant shall pay upon demand, all costs and expenses, including reasonable attorney’s fees, incurred by Landlord or
Tenant in enforcing the observance and performance by Tenant or Landlord of all covenants, conditions and provisions of this Lease to be observed and performed by Tenant or Landlord , or resulting from Tenant’s or Landlord’s default under
this Lease. In any action brought by Landlord to enforce the terms or conditions of this Lease or with respect thereto, Tenant waives the right to trial by jury. 
 (d) If the term of any lease, other than this Lease, made by the Tenant for any Premises in the Building shall be terminated or terminable
after the making of this Lease because of any default by the Tenant under such other lease, such fact shall empower the Landlord, at the Landlord’s sole opinion, to terminate this Lease by notice to the Tenant. Landlord shall make reasonable
efforts to mitigate its damages and shall not be unjustly enriched by exercising unreasonable remedies contained therein. 
  

 23 

	 	21.	Surrender of Possession. 

 Upon the expiration or other termination of the Term, Tenant shall quit and surrender to Landlord the Premises and all equipment and fixtures of Landlord broom-swept clean and in as good a condition and state of repair as when Tenant
originally took possession subject to ordinary wear and tear, failing which Landlord may restore the Premises, equipment and fixtures to such condition and state of repair and Tenant shall, upon demand, pay to Landlord the cost thereof. If the
Tenant does not remove its property of every kind and description from the Premises prior to the end of the Term, however ended, at Landlord’s option, the Tenant shall be conclusively presumed to have conveyed the same to the Landlord under
this Lease as a bill of sale without further payment or credit by the Landlord to the Tenant and the Landlord may remove the same and the Tenant shall pay the cost of such removal to the Landlord upon demand. Tenant’s obligation to observe or
perform this covenant shall survive the expiration or other termination of the Term of this Lease. 
  

	 	22.	Omitted. 

  

	 	23.	Covenant Against Liens. 

 Tenant has no authority or power to cause or permit any lien or encumbrance of any kind whatsoever, whether created by act of Tenant, operation of law or otherwise, to attach to or be placed upon Landlord’s title or interest in the
Building, the Project or the Premises, and any liens and encumbrances created by Tenant shall attach to Tenant’s interest only. Tenant covenants and agrees not to suffer or permit any lien of mechanics or materialmen or others to be placed
against the Building, the Project or the Premises with respect to work or services claimed to have been performed for or materials claimed to have been furnished to Tenant or the Premises, and in case of any such lien attaching, Tenant covenants and
agrees immediately to cause it to be released and removed of record. 
  

	 	24.	Tenant’s Payments Upon Execution. 

 Tenant has deposited with landlord the sum of Three Thousand Eight Hundred Fifty Seven Dollars and No Cents ($3,857.00) as Security Deposit. The Security Deposit need not be segregated and may be applied by
Landlord for the purpose of curing any default or defaults of Tenant hereunder, in which event Tenant shall replenish the Security Deposit in full by promptly paying to Landlord on demand the amount so applied. The security deposit shall be returned
to Tenant upon expiration of this Lease. 
  

 24 

 Notwithstanding anything to the contrary herein set forth, the monthly Base Rent and
Adjustments payable Four Thousand One Hundred Twenty Seven Dollars and Sixty Six Cents ($4,127.66) (with Electric) for the portion of the first month of the Initial Term shall be due and paid to Landlord upon lease execution. 
  

	 	25.	Rules And Regulations. 

 The
Tenant shall occupy and use the Premises during the Term for the purpose above specified and none other and shall comply with the following provisions: 
 (a) Tenant will not make or permit to be made any use of the Premises which, directly or indirectly, is forbidden by public law, ordinance or governmental regulation, or which may be dangerous to persons or property,
or which may invalidate or increase the premium cost of any policy of insurance carried on the Building or covering the operation of the Building, or which will be in conflict with any fire insurance policy covering the Building. Tenant, at its sole
expense, will comply with all rules, regulations or requirements of the local inspection and rating bureau, or any other similar body, and shall not do or permit anything to be done upon the Premises or bring or keep anything on the Premises in
violation of any rule, regulation or requirement of any fire department, inspection and rating bureau, fire insurance rating organization or other authority having jurisdiction and then only in such quantity and manner of storage as not to increase
the rate of fire insurance applicable to the Building; 
 (b) Any sign installed in the Building outside of the Premises shall
be installed by Landlord at Tenant’s cost and in such manner, character and style as Landlord may approve in writing, and all such signage shall comply with all applicable codes, ordinances, laws and regulations; 
 (c) Tenant shall not use the name of the Building for any purpose other than as the business address of Tenant, and Tenant shall not use
any picture or likeness of the Building in any circular, notice, advertisement or correspondence without Landlord’s prior written consent; 
 (d) Tenant shall not obstruct, or use for storage, or for any purpose other than ingress and egress, the sidewalks, entrances, passages, courts, corridors, vestibules, halls, elevators, or stairways of the Building;

 (e) No bicycle or other vehicle (other than handicapped assistance vehicles such as mechanized wheelchairs) and no dog or
other animal (other than handicapped assistance animals such as seeing eye dogs) shall be brought or permitted in the Building; 
 (f) Tenant shall not (i) make or permit any noise or odor that is objectionable to other occupants of the Building to emanate from the Premises, (ii) create or maintain a nuisance in the Premises, (iii) disturb, solicit or
canvass any occupant of the Building, and (iv) do any act tending to injure the reputation of the Building; 
  

 25 

 (g) Tenant shall not install any musical instrument or equipment in the Building, or any
antennas, aerial wires or other equipment inside or outside the Building, without, in each and every instance, Landlord’s prior written consent. Any such use, if permitted, shall be subject to control by Landlord so that other occupants of the
Building shall not be disturbed or annoyed; 
 (h) Tenant shall not waste water by tying, wedging or otherwise fastening open
any faucet; 
 (i) No additional locks or similar devices shall be attached to any door or window. No keys for any door or
window other than those provided by the Landlord shall be made. If more than two keys for one lock are desired by Tenant, Landlord may provide the same upon payment by the Tenant. Upon termination of this Lease or of Tenant’s possession, Tenant
shall surrender all keys of the Premises and shall make known to the Landlord the combination of all locks on safes, cabinets, and vaults; 
 (j) Tenant shall be responsible for protecting the Premises and all property located therein and for the safety of all persons therein unless said damage or injury is a result of Landlord’s failure to fulfill its
obligations under this lease; 
 (k) If Tenant desires telegraphic, telephonic, burglar alarm or signal service, or if Tenant
desires any other special wiring be installed, Landlord, upon written request, shall direct where and how connections and all wiring for such service shall be introduced and run. Without such directions and approval, no boring, cutting or
installation of wires or cables is permitted; 
 (1) Shades, draperies or other forms of inside window covering must be of
such shape, color and material as approved by the Landlord; 
 (m) Tenant shall not overload any floor. Safes, furniture and
all large articles shall be brought through the Building and into the Premises at such times and in such manner as the Landlord shall direct and at the Tenant’s sole risk and responsibility; 
 (n) Unless Landlord gives advance written consent in each and every instance, Tenant shall not install or operate any steam or internal
combustion engine, boiler, machinery, refrigerating or heating device or air-conditioning apparatus in or about the Premises, or carry on any mechanical business in the Premises, or use the Premises for housing accommodations or lodging or sleeping
purposes, or do any cooking in the Premises or install or permit the installation of any vending machines, or use any illumination other than electric light, or use or permit to be brought into the Building any inflammable oils or fluids such as
gasoline, kerosene, naphtha and benzene, or any explosive or other articles hazardous to persons or property; 
  

 26 

 (o) Tenant shall not place or allow anything to be against or near the glass, partitions,
doors or windows of the Premises which may diminish the light in, or be unsightly from the exterior of the Building, public halls or corridors; 
 (p) Tenant shall not install in the Premises any equipment which uses a substantial amount of electricity without the advance written consent of the Landlord. Tenant shall ascertain from the Landlord the maximum
amount of electric current which can safely be used in the Premises, taking into account the capability of the electric wiring in the Building and the Premises and the needs of other tenants in the Building, and Tenant shall not use more than such
safe capacity. Landlord’s consent to the installation of electric equipment shall riot relieve the Tenant from the obligation not to use more electricity than such safe capacity; 
 (q) Tenant may not install carpet padding or carpet by means of a mastic, glue or cement without Landlord’s prior written consent.
Such installation shall be by tackless strip or double-faced tape only; and 
 (r) Tenant shall not, without Landlord’s
prior written consent in each instance, do any cooking, baking, heating, preparation, serving or selling of any food or beverages in the Premises, or permit the same to occur, except for coffee service and microwave ovens to service Tenant;

 If Tenant breaches any covenant or condition of this Section 25, then in addition to all other liabilities, rights and
remedies for breach of any covenant of this Section 25, Tenant shall pay to Landlord all damages caused by such breach and shall also pay to Landlord as additional rent an amount equal to any increase in insurance premium or premiums
caused by such breach. The Landlord shall have the right to make and Tenant shall observe, such reasonable rules and regulations as the Landlord may from time to time adopt on such reasonable notice to be given as the Landlord may elect. Nothing in
this Lease shall be construed to impose upon Landlord any duty or obligation to enforce the provisions of this Section 25 or any rules and regulations hereafter adopted, or the terms, covenants or conditions of any other lease as against any
other tenant, and Landlord shall not be liable to the Tenant for violation of the same by any other tenant, its servants, employees, agents, visitors or licensees. 
  

	 	26.	Omitted. 

  

	 	27.	Environmental. 

 (a) Tenant
agrees that it will not use, handle, generate, treat, store or dispose of, or permit the use, handling, generation, treatment, storage or disposal of any Hazardous Materials in, on, under, around or above the Premises now or at any future time other
than normal quantities of materials customarily required to operate, clean and maintain an office space and the equipment 

  

 27 

 
therein. The term Hazardous Materials, when used herein, shall include, but shall not be limited to, any substances, materials or wastes that are regulated
by any local governmental authority, the state where the demised Premises is located, or the United States of America because of toxic, flammable, explosive, corrosive, reactive, radioactive or other properties that may be hazardous to human health
or the environment, including asbestos, petroleum and including any materials or substances that are listed in the United States Department of Transportation Hazardous Materials Table, as amended 49 C.F.R. 172.101, or in the Comprehensive
Environmental Response, Compensation and Liability Act, as amended 42 U.S.C. subsections 9601 et seq, or the Resources Conservation and Recovery Act, as amended, 42 U.S.C. subsections 6901, et seq. or any other applicable governmental regulation
imposing liability or standards of conduct concerning any hazardous, toxic or dangerous substances, waste or material, now or hereafter in effect. 
 (b) Tenant does hereby indemnify, defend and hold harmless the Landlord and its agents and their respective officers, directors, beneficiaries, shareholders, partners, agents and employees from all fines, suits,
procedures, claims and actions of every kind, and all costs associated therewith (including attorneys’ and consultants’ fees) arising out of or in any way connected with any deposit, spill, discharge or other release of Hazardous Materials
that occurs during the Term of this Lease, at or from the Premises, or which arises at any time from Tenant’s use or occupancy of the Premises, or from Tenant’s failure to provide all information, make all submissions, and take all steps
required by all applicable governmental authorities. This indemnification shall be reciprocal by landlord to Tenant as well. Tenant’s obligations and liabilities under this Section 27(b) shall survive the expiration of this Lease. Landlord
represents and warrants to the best of his knowledge that at the commencement of the term, the premises and building are in compliance with all environmental laws. 
  

	 	28.	Quiet Enjoyment. 

 Subject to
the provisions of this Lease, Landlord covenants that Tenant, on paying the rent and performing the covenants of this Lease on its part to be performed. shall and may peaceably have, hold and enjoy the Premises for the Term. 
  

	 	29.	Miscellaneous. 

 (a) No
payment by Tenant or receipt by Landlord of a lesser amount than any installment or payment of rent due shall be deemed to be other than a payment on account of the amount due and no endorsement or statement on any check or any letter accompanying
any check or payment of rent shall be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such installment or payment of rent or pursue any other
remedies available to Landlord. 
  

 28 

 (b) No receipt of money by Landlord from Tenant after the termination of this Lease or
after the service of any notice or after the commencement of any suit, or after final judgment for possession of the Premises shall reinstate, continue or extend the Term of this Lease or affect any such notice, demand or suit. 
 (c) No waiver of any default of the Tenant hereunder shall be implied from any omission by the Landlord to take any action on account of
such default and if such default be repeated, no express waiver shall affect any default other than the default specified in the express waiver and then only for the time and to the extent therein stated. Receipt of rent by Landlord, with knowledge
of any breach of this Lease by Tenant or of any default by Tenant in the observance or performance of any of the conditions or covenants of this Lease, shall not be deemed to be a waiver of any provision of this Lease. 
 (d) The words Landlord and Tenant wherever used in the Lease shall be construed to mean plural where necessary, and the necessary
grammatical changes required to make the provisions hereof apply either to corporations or individuals, men or women, shall in all cases be assumed as though in each case fully expressed. 
 (e) Each provision of this Lease shall extend to and shall, as the case may require, bind and inure to the benefit of Landlord and Tenant
and their respective heirs, legal representatives, successors and assigns; provided, however, that nothing contained in this subsection shall be construed to be a consent by Landlord to any assignment or subletting except as otherwise provided for
in this Lease. 
 (f) The execution of this Lease by Tenant and delivery of same to Landlord does not constitute a reservation
of or option for the Premises or an agreement to enter into a Lease. This Lease shall become effective only if and when Landlord executes and delivers this Lease to Tenant; provided, however, the execution and delivery by Tenant of this Lease to
Landlord shall constitute an irrevocable offer by Tenant to lease the Premises on the terms and conditions herein contained, which offer may not be withdrawn or revoked for thirty (30) days after such execution and delivery. If Tenant is a
corporation, partnership, association or any other entity, it shall deliver to Landlord, concurrently with the delivery to Landlord of the executed Lease, certified resolutions of Tenant’s directors or other governing person or body authorizing
execution and delivery of this Lease and the performance by Tenant of its obligations hereunder and the authority of the party executing this Lease as having been duly authorized to so do. 
 (g) All amounts (other than Base Rent and Rent Adjustments) owed by the Tenant to the Landlord hereunder shall be deemed additional rent
and be payable within thirty (30) days from the date the Landlord renders statements of account therefor. All Base Rent, Rent Adjustments and additional rent shall bear interest from the date ten (10) days after the date due until the date
paid at the rate of four (4%) percent above the prime rate of 

  

 29 

 
interest published by Bank One on the date that any payment is due, or at the maximum legal rate of interest, allowed by law, if such maximum legal rate is
applicable and lower. In addition, Tenant shall pay, as a late charge in the event any installment of Base Rent, Rent Adjustments, Rent Adjustment Deposits and any other charge owed by Tenant hereunder is not paid within ten (10) days of when
due, the greater of $100.00 or an amount equal to five (5%) percent of the amount due for each and every thirty (30) day period that said amount remains unpaid (but in no event shall the amount of such late charge exceed an amount based
upon the highest legally permissible rate chargeable at any time by Landlord under the circumstances). Should Tenant make a partial payment of past due amounts, the amount of such partial payment shall be applied first to reduce all accrued and
unpaid late charges, in inverse order of their maturity, and then to reduce all other past due amounts, in inverse order of their maturity. Whenever rent is referred to in this Lease, it shall include (but not by way of exclusion) Base Rent, Rent
Adjustments and additional rent. 
 (h) All riders and exhibits attached to this Lease referred to herein are hereby made a
part of this Lease as though inserted in this Lease. 
 (i) The headings of sections are for convenience only and do not limit
or construe the contents of the sections. 
 (j) If the Tenant occupies the Premises prior to the beginning of the Term of
this Lease with the Landlord’s consent, all the provisions of this Lease shall be in full force and effect as soon as the Tenant occupies the Premises other than the payments of Base Rent and Additional Rent. 
 (k) Should any mortgagee, leasehold or otherwise, require a modification of this Lease, which modification will not bring about any
increased cost or expense to Tenant or in any other way substantially change the rights and obligations of Tenant under this Lease, Tenant agrees that this Lease may be so modified. 
 (1) Tenant and their broker represent that they have dealt directly with and only with Chicagoland Commercial Realtors as brokers in
connection with this Lease and that to the best of Tenant’s knowledge, no other broker negotiated this Lease or is entitled to any commission in connection with this Lease. Tenant agrees to indemnify and old Landlord, its beneficiaries, and
their respective agents and employees harmless from all claims of any other broker who claims to have dealt with Tenant in connection with this Lease. 
 (m) Tenant shall at any time and from time to time upon not less than ten (10) business days prior written request from Landlord execute, acknowledge and deliver to Landlord, in form reasonably satisfactory to
Landlord and/or Landlord’s mortgagee, a written statement certifying (if true) that Tenant has accepted the Premises, that this Lease is unmodified and in full force and effect (or if there have been modifications, that the same is 

  

 30 

 
in full force and effect as modified and stating the modifications), that the Landlord is not in default hereunder, the date to which the rental and other
charges have been paid in advance, if any, and such other accurate certification as may reasonably be requested by Landlord or Landlord’s mortgagee, and agreeing to give copies to any mortgagee of all notices by Tenant to Landlord. It is
intended that any such statement delivered pursuant to this subsection may be relied upon by any prospective purchaser or mortgagee of the Building and their respective successors and assigns. Landlord shall, within 10 business days after request of
Tenant, deliver a similar statement to Tenant. 
 (n) The Landlord’s title is and always shall be paramount to the title
of the Tenant, and nothing herein contained shall empower the Tenant to do any act which can, shall or may encumber such title. If Landlord shall fail to perform or observe any term, condition, covenant or obligation required to be performed or
observed by it under this Lease and if Tenant shall, as a consequence thereof, recover a money judgment against Landlord, Tenant agrees that it shall look solely to Landlord’s right, title and interest in and to the Premises for the collection
of such judgment, that being the sole asset to which Tenant may look for payment of any such judgment; and Tenant further agrees that no other assets of Landlord, wherever situate, shall be subject to levy, execution or other process for the
satisfaction of Tenant’s judgment and that Landlord shall not be liable for any deficiency. 
 (o) The laws of the State
of Illinois shall govern the validity, performance and enforcement of this Lease. 
 (p) If any term, covenant or condition of
this Lease or application thereof to any person or circumstance shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term, covenant or condition to persons or circumstances other than those as to
which it is held invalid or unenforceable, shall not be affected thereby and each term, covenant or condition of this Lease shall be valid and be enforced to the fullest extent permitted by law. 
 (q) Tenant warrants and represents that it has full power and authority to execute this Lease. In the event Tenant is a general
partnership or consists of two or more individuals, all present and future partners or individuals, as applicable, shall be jointly and severally liable hereunder. 
 (r) Landlord has no obligation pursuant to this Lease except as expressly provided for herein. The references to Landlord in this
Lease shall be limited to mean and include only the owner or owners, at the time, of the fee simple interest in the demised Premises. In the event of a sale or transfer of such interest (except a mortgage or other transfer as security for a debt),
the Landlord named herein, or, in the case of a subsequent transfer, the transferor, shall, after the date of such transfer, be automatically released from all liability for the performance or observance of any term, condition, covenant or
obligation 

  

 31 

 
required to be performed or observed by Landlord hereunder; and the transferee shall be deemed to have assumed, subject to the provisions of
Section 30(m), above, all of such terms, conditions, covenants and obligations. 
 (s) This Lease, including all
schedules of exhibits attached hereto and made a part hereof, sets forth all the covenants, promises, agreements, conditions and understandings between Landlord and Tenant, concerning the Premises and there are no covenants, promises, agreements,
conditions, or understandings, either oral or written, between them other than herein set forth, except as herein otherwise provided. No subsequent alteration, amendment, change or addition to this Lease shall be binding upon Landlord or Tenant
unless reduced to writing and signed by them. 
 (t) Notices hereunder shall be in writing and shall be deemed given when
received if: 
 (i) Served by Landlord upon Tenant by forwarding through overnight courier or certified or registered mail,
postage prepaid, to Tenant at the Premises. 
 (ii) Served by Tenant upon Landlord when addressed to Landlord and served by
forwarding through over night courier or certified or registered mail, postage prepaid, to Landlord’s agent at the address set forth in Section 1 or to such other address and such other parties as notified by Landlord. 
 (u) This Lease does not grant any rights to light or air over or about the real property of Landlord. Landlord specifically excepts and
reserves to itself the use of any roofs, the exterior portions of the Project, all rights to and the land and improvements below the improved floor level of the Project, to the improvements and air rights above the Project and to the improvements
and air rights located outside the demising walls of the Premises and to such areas within the Premises required for installation of utility lines and other installations required to serve any occupants of the Project and to maintain and repair
same, and no rights with respect thereto are conferred upon Tenant, unless otherwise specifically provided herein. 
 (v) The
preparation of this Lease has been a joint effort of the parties hereto and the resulting documents shall not, solely as a matter of judicial construction, be construed more severely against one of the parties than the other. 
 (w) Notwithstanding anything in this Lease to the contrary, with respect to any provision of this Lease which requires Landlord’s
consent or approval, Tenant shall not be entitled to make, nor shall Tenant make, any claim for (and Tenant hereby waives any claim for) money damages as a result of any claim by Tenant that Landlord has unreasonably withheld or unreasonably delayed
any consent or approval, but Tenant’s sole remedy shall be an action or proceeding to enforce such provision, or for specific performance, injunction or declaratory judgment. 
  

 32 

 (x) Notwithstanding anything to the contrary herein contained, there shall be absolutely
no personal liability asserted or enforceable against Landlord or on any persons, firms or entities who constitute Landlord with respect to any of the terms, covenants, conditions and provisions of this Lease, and Tenant shall, subject to the rights
of any mortgagee, look solely to the interest of Landlord, its successors and assigns in the Building for the satisfaction of each and every remedy of Tenant in the event of default by Landlord hereunder; such exculpation of personal liability is
absolute and without any exception whatsoever. 
 (y) Tenant shall have use of the parking lot in common with other tenants of
the Building. 
  

 33 

 IN WITNESS WHEREOF, this lease is executed as of the day and year first written above. 

 

									
	 LANDLORD:
 LAKE CENTER PLAZA
PARTNERS, LLC
	 		 	 TENANT:
 MONOTYPE IMAGING
INC.

					
	BY:	 	/S/ LARRY S. KATZ	 		 	BY:	 	/S/ ROBERT M. GIVENS
	NAME:	 	LARRY S. KATZ	 		 	NAME:	 	ROBERT M. GIVENS
	TITLE:	 	MANAGING MEMBER	 		 	TITLE:	 	 PRESIDENT & CEO
 MONOTYPE IMAGING INC.

 Exhibit A - Floor Plan 
 Exhibit B - Base Rent 
 Exhibit C - Work Letter 
  

 34 

 Exhibit B 
 Base Rent 
  

							
	 Month
	  	Base Rent/Year	  	Base Rent/Month
	 1-3
	  	 	abated	  		
	 4-15
	  	$	46,284.00	  	$	3,857.00
	 16-27
	  	$	47,908.00	  	$	3,992.33
	 28-39
	  	$	49,532.00	  	$	4,127.67
	 40-51
	  	$	51,156.00	  	$	4,263.00
	 52-63
	  	$	52,780.00	  	$	4,398.33
	 64
	  	 	abated	  	 	abated

 EXTENDED TERM 
  

							
	 1-12
	  	$	54,404.00	  	$	4,533.67
	 13-24
	  	$	56,028.00	  	$	4,669.00
	 25-36
	  	$	57,652.00	  	$	4,804.33
	 37-48
	  	$	59,933.00	  	$	4,994.42
	 49-60
	  	$	61,575.00	  	$	5,131.25

  

 35 

 Exhibit C 
 Work Letter 
 Refer to Exhibit A for drawing information 
  

	1.	Construct Delimiting Firewall on south and southeast edge of space (A) 

  

	2.	Remove West wall and south wall of first office north of new south firewall. (B) 

  

	3.	Add a door to second from northeast-most office, on northwest wall. (C) 

  

	4.	Add wall (D) to split the second office in two. 

  

	5.	Add vent and dedicated power outlet to southwest room south of the entry. (E) 

  

	6.	Install new carpet. Carpet to be building standard – all one color. 

  

	7.	Prime and paint all walls – building standard, one color 

  

	8.	Repair/replace any sprinkler fittings and ceiling tiles as required. 

  

 36 

 Exhibit D 
 Cancellation Option 
 The LESSEE shall have a one time option to cancel the lease on the 39th month of the term subject to the following
terms. 
  

	1.	A written notification of intent to vacate the lease on the 39th month of the term shall be delivered to the LESSOR no less than 90 days prior to such date. 

  

	2.	LESSOR agrees to pay a fee of $25,000.00 upon submission of the notification to vacate to cover the unamortized portions of the a) buildout, b) broker’s commission, and a
rental cancellation fee. 

  

									
		 		 	
					
	Signed:	 	/s/ Robert M. Givens / May 31, 2006	 		 		 	
		 	Lessee                        Date	 		 		 	

  

									
		 		 	
					
	Signed:	 	 /s/ Larry S. Katz / May 30, 2006
	 		 		 	
		 	Lessor                    Date	 		 		 	

  

 37

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