Document:

Lease between Oasis Largo, LLC and First State Bank

 EXHIBIT 10.7 

  
 LEASE 
 BETWEEN 
 OASIS LARGO, LLC, as Landlord 
 AND 
 FIRST STATE
BANK, as Tenant 
 FOR PREMISES LOCATED AT: 
 13075 Walsingham Road 
 Largo, Florida 33774

  

 SINGLE-TENANT NET LEASE 
 1. BASIC PROVISIONS (“Basic Provisions”). 
 1.1. Parties. This Lease
(“Lease”), dated for reference purposes only,                      (the “Reference Signature Date”), is made by and
between OASIS LARGO, LLC, a Florida limited liability company, and/or its successors or assigns (“Landlord”) and FIRST STATE BANK, a Florida banking corporation (“Tenant”), (collectively the Parties,” or
individually a “Party”). 
 1.2. Premises. That certain real property, including all improvements therein located at 13075
Walsingham Road, Largo, FL 33774 and generally described as a bank branch containing approximately 3,964 sq. ft of interior rentable improvements, together with drive-throughs, on a site containing approximately 22,200 sq. ft of land, legal
described in Exhibit “A” (“Premises”). 
 1.3. Term. Fifteen (15) years (“Original Term”)
commencing on the date that the vesting deed conveying the Premises to Landlord is recorded in the Pinellas County public records and Landlord takes possession of the Premises (“Commencement Date”) and ending one (1) day less than
fifteen (15) years thereafter (“Expiration Date”). (See Article 3 for further provisions.) 
 1.4. (Intentionally
omitted) 
 1.5. Base Rent. $ 15,000.00 per month plus applicable Florida sales taxes (“Base Rent”), payable on the
first day of each month commencing on the earlier of: ninety (90) days following the Commencement Date or August 1, 2007 (“Rent Commencement Date”). (See Article 4 for further provisions.) 
 1.6. Security Deposit. N/A 
 1.7.
Permitted Use. Bank branch and associated uses. (See Article 6 for further provisions.) 
 1.8. Insuring Party. Tenant
is the “Insuring Party.” (See Article 8 for further provisions.) 
 1.9. Real Estate Brokers. Landlord is
represented by RPS Commercial Properties, Inc. (“RPS”). Tenant is represented by Retail One, Inc. (“Retail One”). RPS and Retail One are each referred to as “Broker” or collective referred to as the “Brokers.”
(See Paragraph 15 for further provisions.) 
 2. PREMISES. 
 2.1. Letting. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises, for the term, at the rental, and upon all of the terms, covenants and conditions set forth in this Lease.
Unless otherwise provided herein, any statement of square footage or acreage set forth in this Lease, or that may have been used in calculating rental, is an approximation which Landlord and Tenant agree is reasonable and the rental based thereon is
not subject to revision whether or not the actual square footage is more or less. 
 2.2. Condition. Landlord shall deliver the
Premises to Tenant in “as is” condition. 
 2.3. Inspection Period. Tenant shall have a period of forty-five (45) days from
the Reference 

  

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Signature Date in which to conduct such studies, inspections or investigations with respect to the Premises, including, without limitation, environmental,
title, and survey, as Tenant deems appropriate (collectively, the “Due Diligence Reports”) as more fully set forth on Exhibit “B.” Tenant acknowledges receipt of all of the Due Diligence Reports set forth on Exhibit
“B.” Forty-five (45) days from the Reference Signature Date and thereafter shall be referred to as the “Inspection Period.” For that purpose, Landlord hereby grants to Tenant and its consultants and agents or assigns, full
right of entry upon the Premises, but subject to prior notice to Landlord and coordination with Landlord of a satisfactory time to complete said investigations. Tenant’s indemnification obligations under Section 8.7 shall apply commencing
on the Reference Signature Date, and shall survive any termination of this Lease as to occurrences during the Inspection Period prior to such termination. During the Inspection Period Tenant shall seek all required consents and approvals of
Tenant’s Board of Directors, Comptroller of the Currency and other required approvals of all banking regulatory agencies. If Tenant is not satisfied with the results from its studies, inspections or investigations, or its ability to obtain any
necessary approvals or commitments, then Tenant may terminate this Lease by written notice to Landlord on or before three (3) business days from the last day of the Inspection Period, whereupon this Lease shall be of no further force or effect,
Tenant shall be released from all obligations hereunder (except for the indemnity contained hereinabove), and Tenant shall be immediately refunded all previously paid deposits, if any. Tenant’s failure to terminate this Lease in accordance with
this Section 2.3. on or before the last day of the Inspection Period shall be deemed to constitute Tenant’s express waiver of its right to terminate pursuant to this Section 2.3. 
 2.4. If Tenant does not terminate this Lease pursuant to the terms of Section 2.3, Tenant shall have the option of entering the Premises for the
purpose of making the Premises suitable for its occupancy (“Occupancy Renovations”). Tenant shall perform all of the Occupancy Renovations in a lien free manner. Tenant shall indemnify and hold harmless Landlord from any
construction liens as a result of the Occupancy Renovations or liability of its occupancy of the Premises prior to the Rent Commencement Date. Tenant shall furnish to Landlord full and complete copies of the plans and other data produced for
the Occupancy Renovations and shall otherwise comply with the provisions of Article 7 of this Lease. Landlord has represented to Tenant that the prior owner of the Premises has imposed on Landlord a period of time after Tenant acquires the
Premises in which the Premises cannot be operated as a banking facility (“Dark Period”). Landlord acknowledges that Tenant’s performance of the Occupancy Renovations shall not be a violation of the Dark Period. 
 2.5. Acceptance of Premises. Tenant hereby acknowledges that during the Inspection Period Tenant has made such investigation as it deems necessary
with reference to the condition of the Premises and, except as specifically set forth in this Lease, assumes all responsibility therefor as the same relate to Tenant’s occupancy of the Premises and/or the term of this Lease; and that neither
Landlord, nor any of Landlord’s agents, has made any oral or written representations or warranties with respect to the said matters other than as set forth in this Lease. 
 3. TERM. 
 3.1. Initial Term. The Commencement Date, Expiration Date and Original Term of this
Lease are as specified in Section 1.3. 
 3.2. Option to Extend. Tenant shall have two (2) options (individually and
collectively, as applicable, the “Option”) to extend the Term of this Lease for additional periods of five (5) years each (individually, an “Option Term”) for the entire Premises as the Premises exist at the end of the
Original Term of the Lease and first Option Term, as applicable. 
  

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 (a) Exercise. An Option must be exercised, if at all, by written notice (“Option
Notice”) delivered by Tenant to Landlord not later than nine (9) months prior to the end of the then current Term of the Lease. Further, the Option and Tenant’s exercise thereof is expressly subject to the terms and conditions of
Article 36 of the Lease, and in addition to those terms and conditions and not in limitation thereof, the Option shall not be deemed to be properly exercised if, as of the date of the applicable Option Notice or at the end of the then current Term
of the Lease, Tenant (i) is in default under the Lease or (ii) has assigned or sublet all or any portion of the Lease beyond any applicable cure period or its interest therein in violation of the provisions of this Lease. 
 (i) Base Rent. Provided Tenant has properly and timely exercised the Option, the Term of this Lease shall be extended by the first
or second Option Term, as applicable, and all terms, covenants and conditions of the Lease shall remain unmodified and in full force and effect, except for the Base Rent, which shall be adjusted increased annually by three (3%) over the
immediately preceding lease year 
 4. RENT. 
 4.1. Base Rent. 
 (a) The “Base Rent” payable by lessee for the Premises shall be $ 15,000.00 per month plus
applicable Florida sales taxes. Tenant shall pay the Base Rent set forth above, in advance, as set forth in Section 1.5 of the Lease and continuing thereafter on the first day of each month during the term of the Lease (as it may be extended
pursuant to the terms of Section 3.2 above). 
 (b) The Base Rent payable under
Section 4.1(a) above shall be adjusted by an increase of three (3%) per annum, cumulative and compounded, over the preceding year (i.e. the 13th
month following Commencement Date, 26th month following Commencement Date, 37th month following Commencement Date, etc. with each such date hereinafter referred to as an “Adjustment Date”) commencing on the first day of the month of the annual Adjustment Date. 

 4.2. Rent Procedures. Tenant shall cause payment of Base Rent and other rent or charges, as the same may be adjusted from time to
time, to be received by Landlord in lawful money of the United States, without offset or deduction, on or before the day on which it is due under the terms of this Lease. Base Rent and all other rent and charges for any period during the term hereof
which is for less than one (1) full calendar month shall be prorated based upon the actual number of days of the calendar month involved. Payment of Base Rent and other charges shall be made to Landlord at its address stated herein or to such
other persons or at such other addresses as Landlord may from time to time designate in writing to Tenant. 
 5. SECURITY DEPOSIT. (N/A) 

6. USE. 
 6.1. Purpose. Tenant shall use and
occupy the Premises only for the purposes set forth in Section 1.7 and for no other purpose. Tenant shall not use or permit the use of the Premises in a manner that creates waste or a nuisance, or that disturbs owners and/or occupants of, or
causes damage to, neighboring premises or properties. 
 6.2. Hazardous Substances. Tenant shall not cause or permit any hazardous
material to be brought upon, kept, or used in or about the Premises by Tenant, its agents, employees, contractors or invitees. If the Premises are, through Tenant’s fault, contaminated by hazardous materials, then Tenant 

  

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shall indemnify, defend and hold Landlord harmless from any and all claims, judgments, damages, penalties, fines, costs, liabilities or losses (including
without limitation, diminution in value or useable space or of any amenity of the Premises), damages arising from any adverse impact on marketing of space, and sums paid in settlement of claims, attorney’s fees, consultants fees and expert fees
(including any appeals) which arise during the lease term as a result of any such contamination. 
 This indemnification by Tenant includes, without
limitation, costs incurred in connection with any investigation of site conditions or any clean up, remediation, removal or restoration work required by any federal, state or local government agency or political subdivision because of hazardous
material present in the soil or ground water on or under the Premises. Without limiting the foregoing, if the presence of any hazardous material on the Premises is detected, Tenant shall promptly take all actions at its sole expense as are necessary
to return the Premises to the condition existing prior to the contamination or introduction of such hazardous material to the Premises; provided, however, that Landlord’s approval of such actions shall first be obtained, which approval shall
not be unreasonably withheld, so long as such actions would not potentially have any material adverse effect on the Premises. 
 As used herein, the term
“hazardous materials” means any hazardous or toxic substance, material or waste, which is or becomes regulated by any local government authority, the State of Florida or the United States government. The term “hazardous material”
includes, without limitation, any material or substance that is (1) defined as a “hazardous substance” under appropriate state law provisions, (2) petroleum, (3) asbestos, (4) designated as a “hazardous
substance” pursuant to Section 311 of the Federal Water Pollution Control Act (33 USC 1321), (5) defined as a hazardous waste pursuant to Section 1004 of the Federal Resource Conservation and Recovery Act, (42 USC 690),
(6) defined as a hazardous substance pursuant to Section 10 of the Comprehensive Environmental Response, Compensation and Liability Act (42 USC 9601), or (7) defined as a regulated substance pursuant to Sub-Chapter VIII, Solid Waste
Disposal Act (the regulation of underground storage tanks), (42 USC 4991). 
 (a) Tenant’s Compliance with Law. Except as
otherwise provided in this Lease, Tenant shall, at Tenant’s sole cost and expense, fully, diligently and in a timely manner, comply with all Applicable Laws, which term is used in this Lease to include all laws, rules, regulations, ordinances,
directives, covenants, easements and restrictions of record, permits as may be applicable to or govern the Premises, and the requirements of any applicable fire insurance underwriter or rating bureau. 
 7. MAINTENANCE; REPAIRS; UTILITY INSTALLATIONS; TRADE FIXTURES AND ALTERATIONS. 
 7.1. Tenant’s Obligations. 
 (a) Subject to the provisions of Sections 14 (condemnation), or as
otherwise provided in this Lease or where occasioned by the negligence of Landlord or Landlord’s Agents, Tenant shall, at Tenant’s sole cost and expense and at all times, keep the Premises and every part thereof in good order, condition
and repair, structural and non-structural (whether or not such portion of the Premises requiring repair, or the means of repairing the same, are reasonably or readily accessible to Tenant, and whether or not the need for such repairs occurs as a
result of Tenant’s use, any prior use, the elements or the age of such portion of the Premises), including, without limiting the generality of the foregoing, all equipment or facilities serving the Premises, such as plumbing, heating, air
conditioning, ventilating, electrical, lighting facilities, boilers, fired or unfired pressure vessels, fire sprinkler and/or standpipe and hose or other automatic fire extinguishing system, including fire alarm and/or smoke detection systems and
equipment, fire hydrants, fixtures, walls (interior and exterior), foundations, ceilings, roofs, floors, windows, doors, plate glass, skylights, landscaping, driveways, parking lots, fences, retaining walls, 

  

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signs, sidewalks and parkways located in, on, about or adjacent to the Premises. Tenant shall not cause or permit any hazardous substance to be spilled or
released in, on, under or about the Premises (including through the plumbing or sanitary sewer system) and shall promptly, at Tenant’s expense, take all investigatory and/or remedial action reasonably recommended, whether or not formally
ordered or required, for the cleanup of any contamination of, and for the maintenance, security and/or monitoring of, the Premises, the elements surrounding the same, or neighboring properties, that was caused or materially contributed to by Tenant,
or pertaining to or involving any hazardous substance and/or storage tank brought onto the Premises by or for Tenant or under its control. Tenant, in keeping the Premises in good order, condition and repair, shall exercise and perform good
maintenance practices. Tenant’s obligations shall include restorations, replacements or renewals when necessary to keep the Premises and all improvements thereon or a part thereof in good order, condition and state of repair Tenant shall, at
Tenant’s sole cost and expense, procure and maintain contracts, with copies to Landlord, in customary form and substance for, and with contractors specializing and experienced in, the inspection, maintenance and service of the following
equipment and improvements, if any, located or to be located on the Premises: (i) heating, air conditioning and ventilation equipment; (ii) boiler, fired or unfired pressure vessels; (iii) fire sprinkler and/or standpipe and hose or
other automatic fire extinguishing systems, including fire alarm and/or smoke detection; (iv) landscaping and irrigation systems; (v) roof covering and drain maintenance; and (vi) asphalt and parking lot maintenance; provided,
however, that Tenant shall not be required to procure and maintain a contract with respect to the maintenance requirements of Sections 7.1(a)(v) and (vi) herein, if Tenant desires to be directly responsible for such inspection, maintenance and
service. 
 7.2. Landlord’s Obligations. Except for the warranties and agreements of Landlord contained in Sections 9 (relating
to destruction of the Premises) and 14 (relating to condemnation of the Premises) or as provided elsewhere in this Lease, it is intended by the parties hereto that Landlord have no obligation, in any manner whatsoever, to repair and maintain the
Premises, the improvements located thereon or the equipment therein, whether structural or non-structural, all of which obligations are intended to be that of the Tenant under Section 7.1 hereof. It is the intention of the Parties that the
terms of this Lease govern the respective obligations of the Parties as to maintenance and repair of the Premises. Tenant and Landlord expressly waive the benefit of any statute now or hereafter in effect to the extent it is inconsistent with the
terms of this Lease with respect to, or which affords Tenant the right to make repairs at the expense of Landlord or to terminate this Lease by reason of, any needed repairs. 
 7.3. Utility Installations, Trade Fixtures and Alterations. 
 (a) Definitions; Consent Required. The term “Utility Installations” is used in this Lease to refer to all carpeting, window coverings, air lines, power panels, electrical distribution, security, fire
protection systems, communication systems, lighting fixtures, heating, ventilating and air conditioning equipment, plumbing and fencing in, on or about the Premises. The term “Trade Fixtures” shall mean Tenant’s machinery and
equipment that can be removed without doing material damage to the Premises. The term “Alterations” shall mean any modification of the improvements on the Premises from those which are provided by Landlord under the terms of this Lease,
other than Utility Installations or Trade Fixtures, whether by addition or deletion. “Tenant Owned Alterations and/or Utility Installations” are defined as Alterations and/or Utility Installations made by Tenant that are not yet owned by
Landlord as defined in Section 7.4(a). Notwithstanding the foregoing, Tenant shall be entitled, without necessity of Landlord’s consent, to make non-structural Alterations and Utility Installations in or about the Premises. 
 (b) Consent. Any Alterations, any exterior non-structural Alterations which are visible from the outside, any structural Alteration or Utility
Installations that Tenant shall desire to make and which require the consent of the Landlord shall be presented to Landlord in written form with 

  

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proposed detailed plans. All consents given by Landlord, whether by virtue of Section 7.3(a) or by subsequent specific consent, shall be deemed
conditioned upon: (i) Tenant’s acquiring all applicable permits required by governmental authorities; (ii) the furnishing of copies of such permits together with a copy of the plans and specifications for the Alteration or Utility
Installation to Landlord prior to commencement of the work thereon; and (iii) the compliance by Tenant with all conditions of said permits in a prompt and expeditious manner. Any Alterations or Utility Installations by Tenant during the term of
this Lease shall be done in a good and workmanlike manner, with good and sufficient materials, and in compliance with all Applicable Law. Tenant shall promptly, upon completion thereof, furnish Landlord with as-built plans and specifications
thereof, any and all certificates of occupancy or the equivalent and any and all architect’s certificates of substantial completion or equivalents. Notwithstanding the foregoing, any consent required by Landlord shall not be unreasonably
withheld, conditioned or delayed and shall be deemed granted if Landlord fails to respond to Tenant within five (5) business days upon receiving such written request from Tenant. 
 (c) Indemnification. Tenant shall pay, when due, all claims for labor or materials furnished or alleged to have been furnished to or for Tenant at
or for use on the Premises, which claims are or may be secured by any mechanics or materialmen’s lien against the Premises or any interest therein. Where Landlord’s consent shall be required herein, Tenant shall give Landlord not less than
ten (10) days notice prior to the commencement of any work in, on or about the Premises, and Landlord shall have the right to post notices of non-responsibility in or on the Premises as provided by law. If Tenant shall, in good faith, contest
the validity of any such lien, claim or demand, then Tenant shall, at its sole expense defend and protect itself, Landlord and the Premises against the same and shall pay and satisfy any such adverse judgment that may be rendered thereon before the
enforcement thereof against the Landlord or the Premises. 
 7.4. Ownership, Removal, Surrender and Restoration. 
 (a) Ownership. Subject to Landlord’s right to require their removal or become the owner thereof as hereinafter provided in this
Section 7.4, all Alterations and Utility Installations made to the Premises by Tenant shall be the property of and owned by Tenant. Unless otherwise instructed as per Section 7.4(b) hereof, all Tenant-Owned Alterations and Utility
Installations not removed by Tenant shall, at the expiration or earlier termination of this Lease, become the property of Landlord and remain upon and be surrendered by Tenant with the Premises. 
 (b) Removal. Except (1) as otherwise agreed in writing, or (2) should Tenant exercise its option to purchase the Premises in accordance
with the provisions of Section 55 of this Lease, Landlord by notice to Tenant in writing, given not later than ninety (90) days prior to the expiration of the term of this Lease, may require that any or all Tenant-Owned Alterations or
Utility Installations be removed by the expiration or earlier termination of this Lease, notwithstanding the fact that Landlord may have consented to their installation. Landlord may require the removal at any time of all or any part of any
Tenant-Owned Alterations or Utility Installations made without the required consent of Landlord. 
 (c) Surrender/Restoration. Tenant
shall surrender the Premises by the end of the last day of the Lease term or any earlier termination date, with all of the improvements, parts and surfaces thereof clean and free of debris and in good operating order, condition and state of repair,
ordinary wear and tear excepted. “Ordinary wear and tear” shall not include any damage or deterioration that would have been prevented by good maintenance practice or by Tenant performing all of its obligations under this Lease. Except as
otherwise agreed or specified in writing by Landlord, the Premises, as surrendered, shall include the Alterations and the Utility Installations not removed by Tenant. The obligation of Tenant shall include the repair of any damage occasioned by the
installation, maintenance or removal of Tenant’s Trade Fixtures, furnishings, equipment and Alterations and/or Utility Installations, as well as the removal 

  

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of any storage tank installed by or for Tenant, and the removal, replacement or remediation of any soil, material or ground water contaminated by Tenant, all
as may then be required by Applicable Law and/or good practice. Tenant’s Trade Fixtures shall remain the property of Tenant and shall be removed by Tenant subject to its obligation to repair and restore the Premises per this Lease. 

8. INSURANCE; INDEMNITY. 
 8.1. Payment For
Insurance. Since Tenant is the Insuring Party, Tenant shall pay for all insurance required under this Paragraph 8. Premiums for policy periods commencing prior to or extending beyond the Lease term shall be prorated to correspond to the Lease
term. 
 8.2. Liability Insurance. Tenant agrees to maintain in full force and effect at all times during the term of this Lease as it
may be extended, at its own expense, for the protection of Tenant and Landlord, as their interests may appear, policies of insurance issued by a carrier or carriers acceptable to Landlord and with a rating consistent with the requirements of
Section 8.5 of the Lease, which afford the following coverages: (i) Worker’s compensation (statutory limits); (ii) Employer’s liability not less than Five Hundred Thousand Dollars ($500,000.00); (iii) Comprehensive
general liability insurance, including blanket contractual liability, broad form property damage, personal injury (including employees), owned/non-owned auto liability, completed operations, products liability and fire damage not less than One
Million Dollars ($1,000,000.00) with a combined single limit for both bodily injury and property damage and naming Landlord, Landlord’s agents and Landlord’s mortgagees as additional insured’s as their respective interests may appear;
and (iv) “All Risk” property insurance (including, without limitation, vandalism, malicious mischief, water damage, course of construction endorsement, sprinkler leakage endorsement, debris removal and demolition coverage and boiler
and machinery coverage) on the Premises and the leasehold improvements, Alterations and Tenant’s personal property located on or in the Premises, which shall be in a form providing coverage comparable to the coverage provided in the standard
ISO All-Risk form and in an amount equal to the full amount of the replacement cost of the insured items, as the same may from time to time increase in value as a result of inflation or otherwise. The insurance policies set forth above shall not
contain any intra-insured exclusions as between insured persons or organizations, but shall include coverage for liability assumed under this Lease as an “insured contract” for the performance of Tenant’s indemnity obligations under
this Lease. The limits of said insurance required by this Lease or as carried by Tenant shall not, however, limit the liability of Tenant or relieve Tenant of any obligation hereunder. All insurance to be carried by Tenant shall be primary to, and
not contributory with, any similar insurance carried by Landlord whose insurance shall be considered excess insurance only. 
 8.3. Property
Insurance Building, Improvements and Rental Value. 
 (a) Building and Improvements. If the coverage is available and commercially
appropriate, such policy or policies shall insure against all risks of direct physical loss or damage (except the perils of flood and/or earthquake if Tenant elects to self-insure such coverage, it being understood that throughout the term of this
Lease that any insurance coverage which Tenant elects not to carry with respect to the Building is deemed to be self-insured by Tenant under Tenant’s “Self-Insured Retention” program (“SIR Program”), with full waiver of
subrogation to be deemed included under such SIR Program, it being the intention of the parties that Landlord shall have no responsibility to repair or reconstruct any portion of the Building which may be damaged, whether by insured events or
uninsured events, with Tenant to have the obligation to cause the repair and reconstruction of the Building regardless of the level of insurance proceeds received or receivable by Tenant, meaning that Tenant shall self-insure any deductible or any
matter which is not covered by insurance and shall promptly cause the repair and restoration of any portion of the Building which may be damaged by an event, insurable or not, during the term of this Lease), including coverage for any additional
costs resulting from debris removal 

  

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and reasonable amounts of coverage for the enforcement of any ordinance or law regulating the reconstruction or replacement of any undamaged sections of the
Premises required to be demolished or removed by reason of the enforcement of any building, zoning, safety or land use laws as the result of a covered cause of loss. Said policy or policies shall also contain an agreed valuation provision in lieu of
any coinsurance clause, waiver of subrogation and inflation guard protection causing an increase in the annual property insurance coverage amount by a factor of not less than the adjusted U.S. Department of Labor Consumer Price Index for All Urban
Consumers for the city nearest to the Premises’ location. If such insurance coverage has a deductible clause, the deductible amount shall not exceed $1,000.00 per occurrence, and Tenant shall be liable for such deductible amount in the event of
an Insured Loss, as defined in Section 9.1(c). 
 (b) Rental Value. N/A 
 (c) Tenant’s Improvements. The policy carried by Tenant under this Section 8.3 shall insure Tenant Owned Alterations and Utility
Installations. 
 8.4. Tenant’s Property Insurance. Subject to the requirements of Section 8.5, Tenant at its cost shall
either by separate policy or, at Landlord’s option, by endorsement to a policy already carried, maintain insurance coverage on all of Tenant’s personal property, Tenant-Owned Alterations and Utility Installations in, on or about the
Premises similar in coverage to that carried by the Insuring Party under Section 8.3. Such insurance shall provide full replacement cost coverage with a deductible not to exceed $1,000.00 per occurrence. The proceeds from any such insurance
shall be used by Tenant for the replacement of personal property or the restoration of Tenant-Owned Alterations and Utility Installations. Tenant shall be the Insuring Party with respect to the insurance required by this Section 8.4 and shall
provide Landlord with written evidence that such insurance is in force. 
 8.5. Insurance Policies. Insurance required hereunder shall
be provided by companies duly licensed to transact business in the state where the Premises are located, and maintaining during the policy term a “General Policyholders Rating” of at least A:XII, or such other rating as may be required by
a Lender having a lien on the Premises, as set forth in the most current issue of Best’s Insurance Guide. Tenant shall not do or permit to be done anything which shall invalidate the insurance policies referred to in this Article 8. Tenant
shall cause to be delivered to Landlord certified copies of policies of such insurance or certificates evidencing the existence and amounts of such insurance with the insured’s and loss payable clauses as required by this Lease. No such policy
shall be cancelable or subject to modification, except after thirty (30) days prior written notice to Landlord. Tenant shall, at least thirty (30) days prior to the expiration of such policies, furnish Landlord with evidence of renewals or
insurance binders evidencing renewal thereof, or Landlord may order such insurance and charge the cost thereof to Tenant, which amount shall be payable by Tenant to Landlord upon demand. If the Insuring Party shall fail to procure and maintain the
insurance required to be carried by the Insuring Party under this Article 8, the other Party may, but shall not be required to, procure and maintain the same, but at Tenant’s expense. 
 8.6. Waiver of Subrogation. Without affecting any other rights or remedies, Tenant and Landlord (“Waiving Party”) each hereby release
and relieve the other, and waive their entire right to recover damages (whether in contract or in tort) against the other, for loss of or damage to the Waiving Party’s property arising out of or incident to the perils required to be insured
against under Article 8. The effect of such releases and waivers of the right to recover damages shall not be limited by the amount of insurance carried or required, or by any deductibles applicable thereof. Landlord and Tenant hereby agree that if
Tenant is unable to obtain a waiver of subrogation provision in any insurance coverage which it elects to cover under this Lease as Insuring Party, Landlord and Tenant nonetheless each release and relieve the other pursuant to the foregoing
provisions of this Section 8.6. Any SIR Program shall be deemed to include full waiver of subrogation. Where waiver of subrogation is unavailable in any insurance policies carried by Tenant as the Insuring Party, Tenant shall request that
Landlord be added as an additional insured. 
  

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 8.7. Indemnity. Except for Landlord’s negligence and/or breach of express warranties and/or
breach of any other obligation of Landlord set forth in this Lease, Tenant shall indemnify, protect, defend and hold harmless the Premises, lessor and its agents, Landlord’s master or ground lessor, partners and Lenders, from and against any
and all claims, loss of rents and/or damages, costs, liens, judgments, penalties, permits, attorney’s and consultant’s fees, expenses and/or liabilities arising out of, involving or in dealing with, the occupancy of the Premises by Tenant,
the conduct of Tenant’s business, any act, omission or neglect of Tenant, its agents, contractors, employees or invitees, and out of any Default or Breach by Tenant in the performance in a timely manner of any obligation on Tenant’s part
to be performed under this Lease. The foregoing shall include, but not be limited to, the defense or pursuit of any claim or any action or proceeding involved therein, and whether or not (in the case of claims made against Landlord) litigated and/or
reduced to judgment, and whether well founded or not. In case any action or proceeding is brought against Landlord by reason of any of the foregoing matters, Tenant upon notice from Landlord shall defend the same at Tenant’s expense by counsel
reasonably satisfactory to Landlord, and Landlord shall cooperate with Tenant in such defense. Landlord need not have first paid any such claim in order to be so indemnified. 
 8.8. Exemption of Landlord from Liability. Landlord shall not be liable for injury or damage to the person or goods, wares, merchandise or other
property of Tenant, Tenant’s employees, contractors, invitees, customers or any other person other than Landlord or Landlord’s Agents in or about the Premises, whether such damage or injury is caused by or results from fire, steam,
electricity, gas, water or rain, or from the breakage, leakage, obstruction or other defects of pipes, fire sprinklers, wires, appliances, plumbing, air conditioning or lighting fixtures, or from any other cause, whether the said injury or damage
results from conditions arising upon the Premises or upon other portions of the building of which the Premises are a part, or from other sources or places, and regardless of whether the cause of such damage or injury or the means of repairing the
same is accessible or not. Landlord shall not be liable for any damages arising from any act or neglect of any other tenant of Landlord. Landlord shall under no circumstances be liable for injury to Tenant’s business or for any loss of income
or profit therefrom, except where caused by the gross negligence or willful misconduct of Landlord or Landlord’s Agents. 
 9. DAMAGE OR DESTRUCTION.

 9.1. Definitions. 
 (a) “Premises Partial Damage” shall mean damage or destruction to the improvements on the Premises, other than Tenant-Owned Alterations and Utility Installations, the repair time for which damage or destruction is less than
six (6) months after a thirty (30) day period for review and analysis, as certified to the parties by Landlord’s general contractor within thirty (30) days following such damage or destruction. 
 (b) “Premises Total Destruction” shall mean damage or destruction to the Premises, other than Tenant-Owned Alterations and Utility
Installations the repair time for which damage or destruction is more than six (6) months after a thirty (30) day period for review and analysis, as certified to the parties by Landlord’s general contractor within thirty
(30) days following such damage or destruction. 
 (c) “Insured Loss” shall mean damage or destruction to improvements
on the Premises, other than Tenant-Owned Alterations and Utility Installations, which was caused by an event 

  

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required to be covered by the insurance described in Section 8.3(a), irrespective of any deductible amounts or coverage limits involved.
(d) “Replacement Cost” shall mean the cost to repair or rebuild the improvements owned by Landlord at the time of the occurrence to their condition existing immediately prior thereto, including demolition, debris removal and
upgrading required by the operation of applicable building codes, ordinances or laws, and without deduction for depreciation. 
 (d)
“Hazardous Substance Condition” shall mean the occurrence or discovery of a condition involving the presence of, or a contamination by, a hazardous substance in, on or under the Premises. 
 9.2. Partial Damage-Insured Loss. If a Premises Partial Damage that is an Insured Loss occurs, then Tenant shall, at Tenant’s expense, repair
such damage as soon as reasonably possible, and this Lease shall continue in full force and effect. Notwithstanding the foregoing, if the required insurance was not in force or the insurance proceeds are not sufficient to effect such repair, the
Insuring Party shall promptly contribute the shortage in proceeds as and when required to complete said repairs. Unless otherwise agreed, Tenant shall in no event have any right to reimbursement from Landlord for any funds contributed by Tenant to
repair any such damage or destruction. Premises Partial Damage due to flood or earthquake shall be subject to Section 9.3 rather than Section 9.2, notwithstanding that there may be some insurance coverage, but the net proceeds of any such
insurance shall be made available for the repairs if made by either Party. 
 9.3. Partial Damage-Uninsured Loss. If a Premises
Partial Damage that is not an Insured Loss occurs, Tenant shall make the repairs at Tenant’s expense, and this Lease shall continue in full force and effect. 
 9.4. Total Destruction. Notwithstanding any other provision hereof, if a Premises Total Destruction occurs (including any destruction required by any authorized public authority), this Lease shall terminate
effective as of the date of such Premises Total Destruction, whether or not the damage or destruction is an Insured Loss or was caused by a negligent or willful act of Tenant. The termination of this Lease however shall not terminate the Option to
Purchase set forth in Section 55 of this Lease. In the event, however, that the damage or destruction was caused by Tenant, Landlord shall have the right to recover Landlord’s damages from Tenant except as released and waived in
Section 8.6. 
 9.5. Damage Near End of Term. If at any time during the last six (6) months of the term of this Lease there
is damage for which the cost to repair exceeds one (1) month’s Base Rent, whether or not an Insured Loss, Landlord may, at Landlord’s option, terminate this Lease effective sixty (60) days following the date of occurrence of such
damage by giving written notice to Tenant of Landlord’s election to do so within thirty (30) days after the date of occurrence of such damage. The termination of this Lease however shall not terminate the Option to Purchase set forth in
Section 55 of this Lease. 
 9.6. Abatement of Rent; Tenant’s Remedies. In the event of damage described in Section 9.2
(Partial Damage-Insured), the Base Rent, Real Property Taxes, insurance premiums, and other charges, if any, payable by Tenant hereunder for the period during which such damage, its repair or the restoration continues, shall be abated in proportion
to the degree to which Tenant’s use of the Premises is impaired with respect to this Lease. Except for abatement (in proportion to the degree to which Tenant’s use of the Premises is impaired) of Base Rent, Real Property Taxes, insurance
premiums, and other charges, if any, as aforesaid, all other obligations of Tenant hereunder shall be performed by Tenant, and Tenant shall have no claim against Landlord for any damage suffered by reason of any such repair or restoration.

  

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 9.7. Termination-Advance Payments. Upon termination of this Lease pursuant to this Article 9, an
equitable adjustment shall be made concerning advance Base Rent and any other advance payments made by Tenant to Landlord to the extent applicable. 
 9.8. Waive Statutes. Landlord and Tenant agree that the terms of this Lease shall govern the effect of any damage to or destruction of the Premises with respect to the termination of this Lease and hereby waive the provisions of any
present or future statute to the extent inconsistent herewith. 
 10. REAL PROPERTY TAXES. 
 10.1. Payment of Taxes. Tenant shall pay the Real Property Taxes, as defined in Section 10.2, applicable to the Premises during the term of
this Lease. All such payments shall be made before the date for the imposition of any penalties for nonpayment of the applicable installment. Tenant shall promptly furnish Landlord with satisfactory evidence that such taxes have been paid. If any
such taxes to be paid by Tenant shall cover any period of time prior to or after the expiration or earlier termination of the term hereof, Tenant’s share of such taxes shall be equitably prorated to cover only the period of time within the tax
fiscal year this Lease is in effect, and Landlord shall reimburse Tenant for any overpayment after such proration. If Tenant shall fail to pay any Real Property Taxes required by this Lease to be paid by Tenant, Landlord shall have the right to pay
the same, and Tenant shall reimburse Landlord therefor upon demand. 
 10.2. Definition of “Real Property Taxes”. As used
herein, the term “Real Property Taxes” shall include any form of real estate tax or assessment, general, special, ordinary or extraordinary, and any license fee, commercial rental tax, improvement bond or bonds, levy or tax (other than
inheritance, personal income or estate taxes) imposed upon the Premises by any authority having the direct or indirect power to tax, including any city, state or federal government, or any school, agricultural, sanitary, fire, street, drainage or
other improvement district thereof, levied against any legal or equitable interest of Landlord in the Premises or in the real property of which the Premises are a part, Landlord’s right to rent or other income therefrom, and/or Landlord’s
business of leasing the Premises. The term “Real Property Taxes” shall also include any tax, fee, levy, assessment or charge, or any increase therein, imposed by reason of events occurring, or changes in applicable law taking effect,
during the term of this Lease, including but not limited to a change in the ownership of the Premises or in the improvements thereon, the execution of this Lease, or any modification, amendment or transfer thereof, and whether or not contemplated by
the Parties. With respect to any assessment to be included within the definition of Real Property Taxes, such assessment shall be amortized over the useful life of the improvement in question, and, notwithstanding any governmental requirement
concerning payment, the amount to be included in the Real Property Taxes for any year and payable by Tenant shall not exceed the amount which would be amortized or deemed to be amortized for that particular year had such amortization been over the
useful life of the improvement as aforesaid. 
 10.3. (Intentionally Omitted) 
 10.4. Personal Property Taxes. Tenant shall pay prior to delinquency all taxes assessed against and levied upon Tenant-owned alterations, utility
installations, trade fixtures, furnishings, equipment and all personal property of Tenant contained in the Premises or elsewhere. When possible, Tenant shall cause its trade fixtures, furnishings, equipment and all other personal property to be
assessed and billed separately from the real property of Landlord, if any of Tenant’s said personal property shall be assessed with Landlord’s real property and if Landlord is paying directly the Real Property Taxes which included such
personal property assessment. Tenant shall pay Landlord the taxes attributable to Tenant within ten (10) days after receipt of a written statement setting forth the taxes applicable to Tenant’s property. 
  

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 11. UTILITIES. 
 Tenant shall contract for and pay for all water, gas, heat, light, power, telephone, trash disposal and other utilities and services supplied to the Premises, together with any taxes thereon. If any such services are
not separately metered to Tenant, Tenant shall pay a reasonable proportion, to be determined by Landlord, of all charges jointly metered with other premises. 
 12. ASSIGNMENT AND SUBLETTING. 
 12.1. Landlord’s Consent Required. 
 (a) Subject to the provisions of Section 12.4 below, Tenant shall not voluntarily or by operation of law assign, transfer, mortgage or otherwise
transfer or encumber (collectively, “assignment”) or sublet all or any part of Tenant’s interest in this Lease or in the Premises without Landlord’s prior written consent given under and subject to the terms of Section 34.
Anything to the contrary notwithstanding, Tenant shall be allowed, without the prior consent of Landlord, (1) to transfer ownership of the Premises to a holding company of Tenant (“Holding Company”); (2) to transfer ownership of
the Premises to an entity owned or controlled by Tenant or Holding Company; or (3) to change the ownership of Holding Company or Tenant as a result of a merger or acquisition of Tenant or Holding Company by or with another financial
institution. Additionally, if any of the options in the sentence next above are effected there shall be no adjustments in Base Rent or other adjustments provided in Section 12.1.(b) of this Lease. 
 (b) Subject to the provisions of 12.1.(a) above, an assignment or subletting of Tenant’s interest in this Lease without Landlord’s specific
prior written consent shall, at Landlord’s option, be a Default curable after notice as per Section 13.1(c), or a noncurable Breach without the necessity of any notice and grace period. If Landlord elects to treat such unconsented to
assignment or subletting as a noncurable Breach, Landlord shall have the right to either: (i) terminate this Lease; or (ii) waive the default and allow this Lease to remain in full force and effect, and upon thirty (30) days written
notice (“Landlord’s Notice”), increase the monthly Base Rent to fair market rental value or one hundred ten percent (110%) of the Base Rent then in effect, whichever is greater. Pending determination of the new fair market rental
value, if disputed by Tenant, Tenant shall pay the amount set forth in Landlord’s Notice, with any overpayment credited against the next installment(s) of Base Rent coming due, and any underpayment for the period retroactively to the effective
date of the adjustment being due and payable immediately upon the determination thereof. In the event of such Breach and market value adjustment, (i) the purchase price of any option to purchase the Premises held by Tenant shall be subject to
similar adjustment to the then fair market value (without the Lease being considered an encumbrance or any deduction for depreciation or obsolescence, and considering the Premises at its highest and best use and in good condition), or one hundred
ten percent (110%) of the price previously in effect, whichever is greater, (ii) any index-oriented rental or price adjustment formulas contained in this Lease shall be adjusted to require that the base index be determined with reference
to the index applicable to the time of such adjustment, and (iii) any fixed rental adjustments scheduled during the remainder of the Lease term shall be increased in the same ratio as the new market rental bears to the Base Rent in effect
immediately prior to the market value adjustment. 
 12.2. Terms and Conditions Applicable to Assignment and Subletting. 

(a) Regardless of Landlord’s consent, any assignment or subletting shall not: (i) be effective without the express written assumption by such
assignee or sublessee of the obligations of Tenant under this Lease; (ii) release Tenant of any obligations hereunder; or (iii) alter the primary liability of Tenant for the payment of Base Rent and other sums due Landlord hereunder or for
the performance of any other obligations to be performed by Tenant under this Lease. 
  

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 (b) Landlord may accept any rent or performance of Tenant’s obligations from any person other than
Tenant pending approval or disapproval of an assignment. Neither a delay in the approval or disapproval of such assignment nor the acceptance of any rent or performance shall constitute a waiver or estoppel of Landlord’s right to exercise its
remedies for the Default or Breach by Tenant of any of the terms, covenants or conditions of this Lease. 
 (c) The consent of Landlord to
any assignment or subletting shall not constitute a consent to any subsequent assignment or subletting by Tenant or to any subsequent or successive assignment or subletting by the sublessee. However, Landlord may consent to subsequent sublettings
and assignments of the sublease without notifying Tenant or anyone else liable on the Lease or sublease and without obtaining their consent, and such action shall not relieve such persons from liability under this Lease or sublease. 
 (d) In the event of any Default or Breach of Tenant’s obligations under this Lease, Landlord may proceed directly against Tenant, any Guarantors or
any one else responsible for the performance of the Tenant’s obligations under this Lease, including the sublessee, without first exhausting Landlord’s remedies against any other person or entity responsible therefor to Landlord, or any
security held by Landlord or Tenant. 
 (e) Each request for consent to an assignment or subletting shall be in writing, accompanied by
information relevant to Landlord’s determination as to the financial and operational responsibility and appropriateness of the proposed assignee or sublessee, including but not limited to the intended use and/or required modification of the
Premises, if any. Tenant agrees to provide Landlord with such other or additional information and/or documentation as may be reasonably requested by Landlord. If Tenant requests Landlord to consent to an assignment or subletting, and Landlord
determines, in Landlord’s commercially reasonable discretion, that Landlord will need to have outside legal or technical assistance to review the request for consent to a proposed assignment or subletting, Tenant shall reimburse Landlord,
within thirty (30) days of request by Landlord, for Landlord’s actual out-of-pocket good faith expenditures in such regard, with the invoice therefore accompanied by a reasonably particularized explanation for the need for such outside
assistance. 
 (f) Any assignee of, or sublessee under, this Lease shall, by reason of accepting such assignment or entering into such
sublease, be deemed, for the benefit of Landlord, to have assumed and agreed to conform and comply with each and every term, covenant, condition and obligation herein to be observed or performed by Tenant during the term of said assignment or
sublease, other than such obligations as are contrary to or inconsistent with provisions of an assignment or sublease to which Landlord has specifically consented in writing. 
 (g) Landlord, as a condition to giving its consent to any assignment or subletting, may require that the amount and adjustment structure of the rent
payable under this Lease be adjusted to what is then the market value and/or adjustment structure for property similar to the Premises as then constituted. 
 12.3. Additional Terms and Conditions Applicable to Subletting. The following terms and conditions shall apply to any subletting by Tenant of all or any part of the Premises and shall be deemed included in all
subleases under this Lease whether or not expressly incorporated therein: 
 (a) Tenant hereby assigns and transfers to Landlord all of
Tenant’s interest in all rentals and income arising from any sublease of all or a portion of the Premises heretofore or hereafter made by Tenant, and Landlord may collect such rent and income and apply the same toward Tenant’s obligations
under this Lease; provided, however, that until a Breach, following the expiration of all applicable cure periods (as “Breach” is defined in Section 13.1) shall occur in the performance of Tenant’s obligations under this Lease,
Tenant may, except as otherwise provided in this Lease, receive, collect and enjoy the rents accruing under such sublease. Landlord shall not, by reason of this or any other assignment of such sublease to Landlord, nor by reason of the collection of
the rents from a sublessee, be deemed liable to the sublessee for any failure of Tenant to perform and comply with any of Tenant’s obligations to such sublessee under such sublease. Tenant hereby irrevocably authorizes and directs any such
sublessee, upon receipt of a written notice from Landlord stating that a Breach exists in the performance of Tenant’s obligations under this Lease, to pay to Landlord the rents and other charges due and to become due under the sublease.
Sublessee shall rely upon any such statement and request from Landlord and shall pay such rents and other charges to Landlord without any obligation or right to inquire as to whether such Breach exists and notwithstanding any notice from or claim
from Tenant to the contrary. Tenant shall have no right or claim against said sublessee, or, until the Breach has been cured, against Landlord, for any such rents and other charges so paid by said sublessee to Landlord. 
  

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 (b) In the event of a Breach by Tenant in the performance of its obligations under this Lease, Landlord,
at its option and without any obligation to do so, may require any sublessee to attorn to Landlord, in which event Landlord shall undertake the obligations of the sublessor under such sublease from the time of the exercise of said option to the
expiration of such sublease; provided, however, Landlord shall not be liable for any prepaid rents paid by such sublessee to such sublessor or for any other prior Defaults or Breaches of such sublessor under such sublease. 
 (c) No sublessee shall further assign or sublet all or any part of the Premises without Landlord’s prior written consent, except to the extent
specifically provided to the contrary in this Lease. 
 (d) Landlord shall delivery a copy of any notice of Default or Breach by Tenant to
the sublessee, who shall have the right to cure the Default of Tenant within the grace period, if any, specified in such notice. The sublessee shall have a right of reimbursement and offset from and against Tenant for any such Defaults cured by the
sublessee. 
 12.4. Affiliates. Notwithstanding anything to the contrary contained in the Lease, Tenant shall not be required to
obtain Landlord’s prior written consent with respect to any assignment of the Lease or any sublease of all or any portion of the Premises to an entity or person which controls, is controlled by, or is under common control with, merges with
and/or acquires, Tenant. 
 13. DEFAULT; BREACH; REMEDIES. 
 13.1. Default; Breach. A “Default” is defined as a failure by the Tenant to observe, comply with or perform any of the terms, covenants, conditions or rules applicable to Tenant under this Lease. A
“Breach” is defined as the occurrence of any one or more of the following Defaults, and, where a grace period for cure after notice is specified herein, the failure by Tenant to cure such Default prior to the expiration of the applicable
grace period, shall entitle Landlord to pursue the remedies set forth in Sections 13.2 and/or 13.3: 
 (a) The permanent vacating of the
Premises without the intention to reoccupy the same. 
  

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 (b) Except as expressly otherwise provided in this Lease, the failure by Tenant to make any payment of
Base Rent or any other monetary payment required to be made by Tenant hereunder, whether to Landlord or to a third party, as and when due (including a ten (10) day grace period from and when any such payment is due), the failure by Tenant to
provide Landlord with reasonable evidence of insurance or surety bond required under this Lease or the failure of Tenant to fulfill any obligation under this Lease which endangers or threatens life or property, where such failure continues for a
period of thirty (30) days following written notice thereof by or on behalf of Landlord to Tenant. 
 (c) Except as expressly otherwise
provided in this Lease, the failure by Tenant to provide Landlord with reasonable written evidence (in duly executed original form, if applicable) of (i) the rescission of an unauthorized assignment or subletting as per Section 12.1(b);
(ii) a Tenancy Statement as per Section 16; (iii) the subordination or non-subordination of this Lease as per Section 29; (iv) the execution of any document requested under Section 38 (easements); or (v) any other
documentation or information which Landlord may reasonably require of Tenant under the terms of this Lease, where any such failure continues for a period of fifteen (15) days following written notice by or on behalf of Landlord to Tenant;
provided, however, that if the nature of Tenant’s failure is such that more than fifteen (15) days are reasonably required for its cure, then such failure shall not be deemed to be a Breach of this Lease by Tenant if Tenant commences such
cure within said fifteen (15) day period and thereafter diligently prosecutes such cure to completion. 
 (d) A Default by Tenant as to
the terms, covenants, conditions or provisions of this Lease, that are to be observed, complied with or performed by Tenant, other than those described in subparagraphs (a), (b) or (c), above, where such Default continues for a period of thirty
(30) days after written notice thereof by or on behalf of Landlord to Tenant; provided, however, that if the nature of Tenant’s Default is such that more than thirty (30) days are reasonably required for its cure, then it shall not be
deemed to be a Breach of this Lease by Tenant if Tenant commences such cure within said thirty (30) day period and thereafter diligently prosecutes such cure to completion. 
 (e) The occurrence of any of the following events: (i) the making by Tenant of any general arrangement or assignment for the benefit of creditors;
(ii) Tenant’s becoming a “debtor” as defined in 11 U.S.C. or any successor statute thereto (unless, in the case of a petition filed against Tenant, the same is dismissed within sixty (60) days); (iii) the appointment of
a trustee or receiver to take possession of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease, where possession is not restored to Tenant within sixty (60) days; or (iv) the
attachment, execution or other judicial seizure of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease, where such seizure is not discharged within sixty (60) days; provided, however, in
the event that any provision of this subparagraph (e) is contrary to any applicable law, such provision shall be of no force or effect, and not affect the validity of the remaining provisions. 
 13.2. Remedies. If Tenant fails to perform any affirmative duty or obligation of Tenant under this Lease, within the applicable grace period after
written notice to Tenant as set froth herein (or in case of an emergency, without notice), Landlord may at its option (but without obligation to do so), perform such duty or obligation on Tenant’s behalf, subject to the delivery by Landlord to
Tenant of any required notice of default or non-performance by Tenant, and following the expiration of any applicable cure period including but not limited to the obtaining of reasonably required bonds, insurance policies, or governmental licenses,
permits or approvals. The costs and expenses of any such performance by Landlord shall be due and payable by Tenant to Landlord upon invoice therefor. In the event of a Breach of this Lease by Tenant, as defined in Section 13.1, with or without
further notice or demand, and without limiting Landlord in the exercise of any right or remedy which Landlord may have by reason of such Breach, Landlord may: 
  

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 (a) Terminate Tenant’s right to possession of the Premises by any lawful means, in which case this
Lease and the term hereof shall terminate and Tenant shall immediately surrender possession of the Premises to Landlord. In such event Landlord shall be entitled to recover from Tenant: (i) the worth at the time of the award of the unpaid rent
which had been earned at the time of termination; (ii) the worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that the
Tenant proves could have been reasonably avoided; (iii) the worth at the time of award of the amount by which the unpaid rent for the balance of the term after the time of award exceeds the amount of such rental loss that the Tenant proves
could be reasonably avoided; and (iv) any other amount necessary to compensate Landlord for all the detriment proximately caused by the Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things
would be likely to result therefrom, including but not limited to the cost of recovering possession of the Premises, expenses incurred in the necessary renovation and alteration of the Premises, reasonable attorneys fees, and that portion of the
leasing commission paid by Landlord applicable to the unexpired term of this Lease. The worth at the time of award of the amount referred to in provision (iii) of the prior sentence shall be computed by discounting such amount at the discount
rate of the Federal Reserve Bank of Atlanta at the time of award plus one percent. Efforts by Landlord to mitigate damages caused by Tenant’s Default or Breach of this Lease shall not waive Landlord’s right to recover damages under this
Article. If termination of this Lease is obtained through the provisional remedy of unlawful detainer, Landlord shall have the right to recover in such proceeding the unpaid rent and damages as are recoverable therein, or Landlord may reserve
therein the right to recover all or any part thereof in a separate suit for such rent and/or damages. If a notice and grace period required under Section 13.1(b), (c) or (d) was not previously given, a notice to pay rent or quit, or
to perform or quit, as the case may be, given to Tenant under any statute authorizing the forfeiture of leases for unlawful detainer shall also constitute the applicable notice for grace period purposes required by Section 13.1(b), (c) or
(d). In such case, the applicable grace period under Section 13.1(b), (c) or (d) and under the unlawful detainer statute shall run concurrently after the one such statutory notice, and the failure of Tenant to cure the Default within
the greater of the two such grace periods shall constitute both an unlawful detainer and a Breach of this Lease entitling Landlord to the remedies provided for in this Lease and/or by said statute. 
 (b) Continue the Lease and Tenant’s right to possession in effect (in the State of Florida after Tenant’s Breach and abandonment and recover
the rent as it becomes due, provided Tenant has the right to sublet or assign, subject only to reasonable limitations. See Sections 12 and 34 for the limitations on assignment and subletting which limitations Tenant and Landlord agree are
reasonable. Acts of maintenance or preservation, efforts to relet the Premises, or the appointment of a receiver to protect the Landlord’s interest under the Lease, shall not constitute a termination of the Tenant’s right to possession.

 (c) Pursue any other remedy now or hereafter available to Landlord under the laws or judicial decisions of the state wherein the Premises
are located. 
 (d) The expiration or termination of this Lease and/or the termination of Tenant’s right to possession shall not relieve
Tenant from liability under any indemnity provisions of this Lease as to matters occurring or accruing during the term hereof or by reason of Tenant’s occupancy of the Premises. 
 13.3. Late Charges. Tenant hereby acknowledges that late payment by Tenant to Landlord of rent and other sums due hereunder will cause Landlord to
incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs include, but are not limited to, processing and accounting charges, and late charges which may be imposed upon Landlord by the
terms of any ground lease, mortgage or trust deed covering the Premises. Accordingly, in addition to the 

  

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interest described in Article 19 below, if any installment of rent or any other sum due from Tenant shall not be received by Landlord or Landlord’s
designee as provided for in 13.1 (b) above, without any requirement for notice to Tenant, Tenant shall pay to Landlord a late charge equal to five percent (5 %) of such overdue amount. The parties hereby agree that such late charge represents a
fair and reasonable estimate of the costs Landlord will incur by reason of late payment by Tenant. Acceptance of such late charge by Landlord shall in no event constitute a waiver of Tenant’s Default or Breach with respect to such overdue
amount, nor prevent Landlord from exercising any of the other rights and remedies granted hereunder. In the event that a late charge is payable hereunder, whether or not collected, for three (3) consecutive installments of Base Rent, then
notwithstanding Section 4.2 or any other provision of this Lease to the contrary, Base Rent shall, at Landlord’s option, become due and payable quarterly in advance. 
 13.4. Breach by Landlord. Landlord shall not be deemed in breach of this Lease unless Landlord fails within a reasonable time to perform an
obligation required to be performed by Landlord. For purposes of this Section 13.4, a reasonable time shall in no event be less than thirty (30) days after receipt by Landlord, and by the holders of any mortgage or deed of trust covering
the Premises whose name and address shall have been furnished Tenant in writing for such purpose, of written notice specifying wherein such obligation of Landlord has not been performed; provided, however, that if the nature of Landlord’s
obligation is such that more than thirty (30) days after such notice as reasonably required for its performance, then Landlord shall not be in breach of this Lease if performance is commenced within such thirty (30) day period and
thereafter diligently pursued to completion. 
 14. CONDEMNATION. 
 Unless Tenant has not exercised its rights to purchase as provided in Section 55 (“Option to Purchase”), if the Premises or any portion thereof are then taken under the power of eminent domain or sold
under the threat of the exercise of said power (all of which are herein called “condemnation”), this Lease shall terminate as to the part so taken as of the date the condemning authority takes title or possession, whichever first occurs.
Unless Tenant has not exercised its Option to Purchase as provided in Section 55, if more than ten percent (10%) of the 3,964 sq. ft. of interior rentable improvements on the Premises, or more than twenty-five percent (25%) of the
land area not occupied by any building is taken by condemnation, either party may, at its option, to be exercised in writing within twenty (20) business days after Landlord shall have given Tenant written notice of such taking (or in the
absence of such notice, within twenty (20) business days after the condemning authority shall have taken possession) terminate this Lease as of the date the condemning authority takes such possession. If neither party terminates this Lease in
accordance with the foregoing, this Lease shall remain in full force and effect as to the portion of the Premises remaining, except that the Base Rent shall be reduced in the same proportion as the rentable floor area of the Premises taken bears to
the total rentable floor area of the building located on the Premises. No reduction of Base Rent shall occur if the only portion of the Premises taken is land on which there is no building. However, this exception shall not apply (and Base Rent
shall be reduced as set forth herein) if land used as a parking area or access driveways or other improvements critical to the operation of the Premises for the business purposes of Tenant is condemned. Any award for the taking of all or any part of
the Premises under the power of eminent domain or any payment made under threat of the exercise of such power shall be the property of Landlord, whether such award shall be made as compensation for diminution in value of the leasehold or for the
taking of the fee, or as severance damages. If the Option to Purchase has been exercised by Tenant, then all awards shall insure to the benefit of Tenant. Such award shall be made as compensation for diminution in value of the leasehold or for the
taking of the fee, or as severance damages; provided, however, that Tenant shall be entitled to any compensation separately awarded to Tenant for Tenant’s relocation expenses and/or loss of Tenant’s Trade Fixtures. In the event that this
Lease is not terminated by reason of such condemnation, Landlord shall repair any damage to the Premises caused by such condemnation, except to the extent that Tenant has been reimbursed therefor by the condemning authority. Tenant shall be
responsible for the payment of any amount in excess of such net severance damages required to complete such repair. 
  

 17 

 15. BROKER’S FEE. 
 Tenant warrants and represents that it has not dealt with any real estate broker or agent in connection with this Lease or its negotiation other than Retail One. Landlord warrants and represents to Tenant that it has
not dealt with any real estate broker or agent in connection with this Lease or its negotiation except for RPS. Brokers will be compensated by Landlord pursuant to separate agreements with each Broker. 
 Each Party shall indemnify and hold the other Party and the Premises harmless from any cost, expense or liability (including costs of suit and attorneys
fees and costs) for any compensation, commission or fees claimed by any other real estate broker or agent in connection with this Lease or its negotiation based upon any act or statement of each Party. 
 16. TENANCY STATEMENT. 
 16.1. Form of
Statement. Each Party (as “Responding Party”) shall within ten (10) days after written notice from the other Party (the “Requesting Party”) execute, acknowledge and deliver to the Requesting Party a statement in writing
in form similar to the form of “Tenancy Statement” attached hereto as Exhibit “C,” plus such additional information, confirmation and/or statements as may be reasonably requested by the Requesting Party. 
 16.2. Finance, Refinance or Sale of Premises. If Landlord on or after fifteen (15) months from the Commencement Date desires to finance,
refinance, or sell the Premises, any part thereof, or the building of which the Premises are a part, Tenant shall deliver to any potential lender or purchaser designated by Landlord such financial statements of Tenant (if and only if such financial
statements are not publicly available) as may be reasonably required by such lender or purchaser, including but not limited to Tenant’s financial statements for the past three (3) years. All such financial statements shall be received by
Landlord and such lender or purchaser in confidence and shall be used only for the purposes herein set forth. 
 17. LANDLORD’S LIABILITY.

 The term “Landlord” as used herein shall mean the owner or owners at the time in question of the fee title to the Premises,
or, if this is a sublease, of the lessee’s interest in the prior lease. Except as provided in Section 15, upon such transfer or assignment, as aforesaid, the prior Landlord shall be relieved of all liability with respect to the obligations
and/or covenants under this Lease thereafter to be performed by the Landlord. Subject to the foregoing, the obligations and/or covenants in this Lease to be performed by the Landlord shall be binding only upon the Landlord as hereinafter defined.

 18. SEVERABILITY. 
 The invalidity of
any provision of this Lease, as determined by a court of competent jurisdiction, shall in no way affect the validity of any other provision hereof. 
 19.
INTEREST ON PAST-DUE OBLIGATIONS. 
 Any monetary payment due Landlord hereunder, other than late charges, not received by Landlord within
thirty (30) days following the date on which it was due, shall bear interest from the thirty-first (31st) day after it was due at the rate of prime plus two percent (2%) per annum, but not exceeding the maximum rate allowed by law, in
addition to the late charge provided for in Section 13.4. 
  

 18 

 20. TIME OF ESSENCE. 
 Time is of the essence with respect to the performance of all obligations to be performed or observed by the Parties under this Lease. 
 21. RENT DEFINED. 
 All monetary obligations of Tenant to Landlord under the terms of this Lease are
deemed to be rent. 
 22. NO PRIOR OR OTHER AGREEMENTS; BROKER DISCLAIMER. 
 This Lease contains all agreements between the Parties with respect to any matter mentioned herein, and no other prior or contemporaneous agreement or
understanding shall be effective. Landlord and Tenant each represent and warrant to the Brokers that it has made, and is relying solely upon, its own investigation as to the nature, quality, character and financial responsibility of the other Party
to this Lease and as to the nature, quality and character of the Premises. Brokers have no responsibility with respect thereto or with respect to any default or breach hereof by either Party. 
 23. NOTICES. 
 All notices, demands or other
communications given or permitted hereunder shall be in writing (except as otherwise expressly stated herein) and shall be given, by personal delivery or overnight courier or by United States mail, registered or certified, return receipt requested
and postage prepaid, or by facsimile transmission with a hard copy promptly mailed to the following address: 
 To Landlord: OASIS LARGO, LLC, Attn: John Brennan, 403 SW 8th Street, Ft. Lauderdale, FL 33315; Fax (954)212-3310 
 To Tenant: First State Financial Corporation; Attn: J.E. Wilkinson,
President and CEO, 7555 Dr. Martin Luther King Jr. Street North, St. Pete, FL 33702; Phone (727-520-7801) Fax (727-525-1808) 
 With
copies to: Retail One, Inc.; Attn: Creigh Bogart, 3803 San Nicholas Street, Tampa, FL 33629, Phone (813-251-1915) Fax (813-251-2130) 
 or to such other
address or to such other substitute person or entity as any party shall designate to the other for such purpose in the manner hereinabove set forth. All notices shall be deemed received only on the actual date of receipt thereof. 
 24. WAIVERS. 
 No waiver by Landlord of the Default or
Breach of any term, covenant or condition hereof by Tenant, shall be deemed a waiver of any other term, covenant or condition hereof, or of any subsequent Default or Breach by Tenant of the same or of any other term, covenant or condition hereof.
Landlord’s consent to, or approval of, any act shall not be deemed to render unnecessary the obtaining of Landlord’s consent to, or approval of, any subsequent or similar act by Tenant, or be construed as the basis of an estoppel to
enforce the provision or provisions of this Lease requiring such consent. Regardless of 

  

 19 

 
Landlord’s knowledge of a Default or Breach at the time of accepting rent, the acceptance of rent by Landlord shall not constitute a waiver of any
preceding Default or Breach by Tenant of any provision hereof, other than the failure of Tenant to pay the particular rent so accepted. Any payment given Landlord by Tenant may be accepted by Landlord on account of moneys or damages due Landlord,
notwithstanding any qualifying statements or conditions made by Tenant in connection therewith, which statements and/or conditions shall be of no force or effect whatsoever unless specifically agreed to in writing by Landlord at or before the time
of deposit of such payment. 
 25. RECORDING. 
 Either Landlord or Tenant shall, upon request of the other, execute, acknowledge and deliver to the other a short form memorandum of this Lease for recording purposes. The Party requesting recordation shall be responsible for payment of any
fees or taxes applicable thereto. 
 26. NO RIGHT TO HOLDOVER. 
 Tenant has no right to retain possession of the Premises or any part thereof beyond the expiration or earlier termination of this Lease. If Tenant fails to surrender the Premises upon the expiration or earlier
termination of the Lease without the express written consent of Landlord, Tenant shall become a tenant-at-sufferance at a rental rate equal to one hundred and twenty-five percent (125%) of the monthly Base Rental payable by Tenant for the month
immediately preceding such expiration or early termination, unless Landlord provided Tenant with a written notice delivered not later than one hundred and twenty (120) days prior to the expiration date of the term of this Lease, which notice
states that Landlord has entered into a letter agreement with an identified third-party tenant, which letter agreement contemplates that Tenant was to vacate the Premises as of the expiration date of the term of this Lease, in which event the
tenant-at-sufferance rental rate shall be equal to one hundred and fifty percent (150%) of the monthly Base Rent payable by Tenant for the month immediately preceding such expiration or earlier termination. During any holdover, Tenant shall
remain responsible for the payment of all other monetary obligations due and payable by Tenant under the Lease. Acceptance by Landlord of Base Rent after such expiration or earlier termination of the Term shall not result in any renewal of the Term.
The foregoing provisions are in addition to and do not affect Tenant’s right of re-entry or any other rights or remedies of Tenant hereunder or as otherwise provided at law or in equity, or both. If Tenant fails to surrender the Premises upon
the expiration or earlier termination of the Term despite Landlord’s demand to do so, Tenant shall indemnify and hold Landlord harmless from and against any and all losses, costs, damages and liability (including actual attorneys’ fees and
costs, and court costs), direct or indirect, which Landlord may suffer as a result of Tenant’s failure to surrender the Premises. 
 27. CUMULATIVE
REMEDIES. 
 No remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be cumulative with all other remedies
at law or in equity. 
 28. BINDING EFFECT; CHOICE OF LAW. 
 This Lease shall be binding upon the parties, their personal representatives, successors and assigns and be governed by the laws of the State of Florida. Any litigation between the Parties hereto concerning this Lease
shall be initiated in the county in which the Premises are located, or the United States District Court for the district in which the Premises are located. 
  

 20 

 29. SUBORDINATION; ATTORNMENT; NONDISTURBANCE. 
 29.1. Subordination. Subject to the nondisturbance provisions of Section 29.3, this Lease and any Option granted hereby shall be subject and
subordinate to any ground lease, mortgage, deed of trust or other hypothecation or security device (collectively, “Security Device”), now or hereafter placed by Landlord upon the real property of which the Premises are a part, to any and
all advances made on the security thereof, and to all renewals, modifications, consolidations, replacements and extensions thereof. Tenant agrees that the Lenders holding any such Security Device shall have no duty, liability or obligation to
perform any of the obligations of Landlord under this Lease, but that in the event of Landlord’s default with respect to any such obligation, Tenant will give any Lender whose name and address have been furnished Tenant in writing for such
purpose notice of Landlord’s default and allow such Lender thirty (30) days following receipt of such notice for the cure of said default before invoking any remedies Tenant may have by reason thereof. If any Lender shall elect to have
this Lease and/or any Option granted hereby superior to the lien of its Security Device and shall give written notice thereof to Tenant, this Lease and such Options shall be deemed prior to such Security Device, notwithstanding the relative dates of
the documentation or recordation thereof. 
 29.2. Attornment. Subject to the nondisturbance provisions of Section 29.3, Tenant
agrees to attorn the Lender or any other party who acquires ownership of the Premises by reason of a foreclosure of a Security Device, and that in the event of such foreclosure, such new owner shall not: (i) be liable for any act or omission of
any prior lessor or with respect to events occurring prior to acquisition of ownership; (ii) be subject to any offsets or defenses which Tenant might have against any prior lessor; or (iii) be bound by prepayment of more than one
month’s rent. 
 29.3. Nondisturbance. With respect to Security Devices entered into by Landlord, Tenant’s subordination of
this Lease shall be subject to receiving assurance (a “nondisturbance agreement”) from the Lender that Tenant’s possession and this Lease, including any options to extend the term hereof, will not be disturbed so long as Tenant is not
in Breach hereof beyond any applicable cure period. 
 29.4. Self-Executing. N/A 
 30. ATTORNEY’S FEES. 
 If any Party brings an
action or proceeding to enforce the terms hereof or declare rights hereunder, the Prevailing Party (as hereafter defined) in any such proceeding, action or appeal thereon, shall be entitled to reasonable attorney’s fees. Such fees may be
awarded in the same suit or recovered in a separate suit, whether or not such action or proceeding is pursued to decision or judgment. The term, “Prevailing Party” shall include, without limitation, a Party who substantially obtains or
defeats the relief sought, as the case may be, whether “Prevailing Party” shall include, without limitation, a Party who substantially obtains or defeats the relief sought, as the case may be, whether by compromise, settlement, judgment or
the abandonment by the other Party of its claim or defense. The attorney’s fee award shall not be computed in accordance with any court fee schedule, but shall be such as to fully reimburse all attorneys’ fees reasonably incurred. Landlord
shall be entitled to attorney’s fees, costs and expenses incurred in the preparation and service of notices of Default and consultations in connection therewith, whether or not a legal action is subsequently commenced in connection with such
Default or resulting Breach. 
 31. LANDLORD’S ACCESS; SHOWING PREMISES; REPAIRS. 
 Provided Landlord has given prior written notice to Tenant and provided that a representative or official of Tenant can is reasonably available to
accompany Landlord during normal banking hours, and otherwise at reasonable times, Landlord shall be able to access the Premises for the purpose of showing the same to prospective purchasers, lenders, or lessees, and making such alterations,
repairs, 

  

 21 

 
improvements or additions to the Premises or to the building of which they are a part, as Landlord may reasonably deem necessary. Landlord may at any time
place on or about the Premises or building any ordinary “For Sale” signs, and Landlord may at any time during the last one hundred twenty (120) days of the term hereof place on or about the Premises any ordinary “For Lease”
signs. All such activities of Landlord shall be without abatement of rent or liability to Tenant. 
 32. INTENTIONALLY DELETED. 
 33. TERMINATION; MERGER. 
 Unless specifically stated
otherwise in writing by Landlord, the voluntary or other surrender of this Lease by Tenant, the mutual termination or cancellation hereof, or a termination hereof by Landlord for Breach by Tenant, shall automatically terminate any sublease or lesser
estate in the Premises; provided, however, Landlord shall, in the event of any such surrender, termination or cancellation, have the option to continue any one or all of any existing subtenancies, in which event Tenant shall have no further
obligation under this Lease relative to such subtenancies. Landlord’s failure within ten (10) days following any such event to make a written election to the contrary by written notice to the holder of any such lesser interest, shall
constitute Landlord’s election to have such event constitute the termination of such interest. 
 34. CONSENTS. 
 (a) Except as otherwise provided herein, wherever in this Lease the consent of a Party is required to an act by or for the other Party, such consent shall
not be unreasonably withheld or delayed. Landlord’s actual reasonable costs and expenses (including but not limited to architects, attorneys, engineers or other consultants fees) incurred in the consideration of, or response to, a request by
Tenant for any Landlord consent pertaining to this Lease or the Premises, including but not limited to consents to an assignment, a subletting or the presence or use of a Hazardous Substance, practice or storage tank, shall be paid by Tenant to
Landlord upon receipt of an invoice and supporting documentation therefor. Subject to Section 12.2(e) (applicable to assignment or subletting), Landlord’s consent to any act, assignment of this Lease or subletting of the Premises by Tenant
shall not constitute an acknowledgment that no Default or Breach by Tenant of this Lease exists, nor shall such consent be deemed a waiver of any then existing Default or Breach, except as may be otherwise specifically stated in writing by Landlord
at the time of such consent. 
 (b) All conditions to Landlord’s consent authorized by this Lease are acknowledged by Tenant as being
reasonable. The failure to specify herein any particular condition to Landlord’s consent shall not preclude the imposition by Landlord at the time of consent of such further or other conditions as are then reasonable with reference to the
particular matter for which consent is being given. 
 35. QUIET POSSESSION. 
 Upon payment by Tenant of the rent for the Premises and the observance and performance of all of the covenants, conditions and provisions on Tenant’s
part to be observed and performed under this Lease, Tenant shall have quiet possession of the Premises for the entire term hereof subject to all of the provisions of this Lease. 
  

 22 

 36. OPTIONS. (See Section 3.2) 
 36.1. Definition. As used in this Article 36 the word “Option” has the following meaning: (a) the right to extend the term of this Lease or to renew this Lease or to extend or renew any lease
that Tenant has on other property of Landlord; (b) . the right to purchase the Premises. 
 36.2. Options Personal To Original
Tenant. Each Option granted to Tenant in this Lease is personal to the original Tenant named in Section 1.1 hereto and to any permitted assignee of Tenant’s interests under this Lease, and cannot be voluntarily or involuntarily
assigned or exercised by any person or entity other than said original Tenant while the original Tenant is in full and actual possession of the Premises and without the intention of thereafter assigning or subletting. The Options, if any, herein
granted to Tenant are not assignable, either as a part of an assignment of this Lease or separately or apart therefrom, and no Option may be separated from this Lease in any manner, by reservation or otherwise. 
 36.3. Multiple Options. In the event that Tenant has any multiple Options to extend or renew this Lease, a later option cannot be exercised unless
the prior Options to extend or renew this Lease have been validly exercised. 
 36.4. Effect of Default on Options. 
 (a) Tenant shall have no right to exercise an Option, notwithstanding any provision in the grant of Option to the contrary if at the time of the giving of
any notice of exercise, Tenant is in Default under Section 13.1 following the expiration of any applicable cure period. 
 (b) The
period of time within which an Option may be exercised shall not be extended or enlarged by reason of Tenant’s inability to exercise an Option because of the provisions of Section 36.4(a). 
 37. SECURITY MEASURES. 
 Tenant hereby acknowledges
that the rental payable to Landlord hereunder does not include the cost of guard service or other security measures, and that Landlord shall have no obligation whatsoever to provide same. Tenant assumes all responsibility for the protection of the
Premises, Tenant, its agents and invitees and their property from the acts of third parties. 
 38. RESERVATIONS. [Continues under review –
Tenant has requested to delete in its entirety.] 
 Landlord reserves to itself the right, from time to time, to grant, without
the consent or joinder of Tenant, such easements, rights and dedications that Landlord deems necessary, and to cause the recordation of parcel maps and restrictions, so long as such easements, rights, dedications, maps and restrictions do not
unreasonably interfere with the use of the Premises by Tenant. Tenant agrees to sign any documents reasonably requested by Landlord to effectuate any such easement rights, dedication, map or restrictions. 
 39. Intentionally deleted. 
 40. AUTHORITY. 
 If either Party hereto is a corporation, trust or general or limited partnership, each individual executing this Lease on behalf of such entity represents
and warrants that he or she is duly authorized to 

  

 23 

 
execute and deliver this Lease on its behalf. If Tenant is a corporation, trust or partnership, Tenant shall, within five (5) days after request by
Landlord, deliver to Landlord evidence satisfactory to Landlord of such authority. 
 41. CONFLICT. 
 Any conflict between the printed provisions of this Lease and the typewritten or handwritten provisions shall be controlled by the typewritten or
handwritten provisions. 
 42. OFFER. 
 Preparation of this Lease by Landlord or Landlord’s agent and submission of the same to Tenant shall not be deemed an offer to lease to Tenant. This Lease is not intended to be binding until executed by all Parties hereto. 

43. AMENDMENTS. 
 This Lease may be modified only
in writing, signed by the Parties in interest at the time of the modification. The Parties shall amend this Lease from time to time to reflect any adjustments that are made to the Base Rent or other rent payable under this Lease. As long as they do
not change in any manner whatsoever Tenant’s obligations hereunder, Tenant agrees to consider in good faith such reasonable non-monetary modifications to this Lease as may be reasonably required by an institutional, insurance company, or
pension plan Lender in connection with negotiating a Subordination, Nondisturbance and Attornment Agreement with such entity relative to the obtaining of normal financing or refinancing of the property of which the Premises are a part. 

44. MULTIPLE PARTIES. 
 Except as otherwise
expressly provided herein, if more than one person or entity is named herein as either Landlord or Tenant, the obligations of such multiple Parties shall be the joint and several responsibility of all persons or entities named herein as such
Landlord or Tenant. 
 45. Intentionally deleted. 
 46. LIMITATION ON LIABILITY. 
 The obligations of Landlord under this Lease shall not constitute personal obligations of
Landlord, the individual partners of Landlord or their partners, directors, officers or shareholders, and Tenant shall look to the Premises, and to no other assets of Landlord, for the satisfaction of any liability of Landlord with respect to this
Lease, and shall not seek recourse against the individual partners of Landlord, or its or their individual partners, directors, officers or shareholders or any of their personal assets for such satisfaction. 
 47. BUILDING SIGN. 
 Landlord hereby agrees that
Tenant, at Tenant’s sole cost and expense, shall have the right during the term of the Lease to have installed in accordance with the terms of this Article 47, such signage (“Tenant’s Signage”) as approved in advance by Landlord
in writing. The graphics, materials, color, design, lettering, size, quality, specifications and exact location of Tenant’s Signage shall be subject to the prior written approval of Landlord, which approval shall not be unreasonably
withheld, conditioned or delayed and shall be deemed granted if Landlord fails to respond within five (5) business days following  

  

 24 

 
receipt of written request from Tenant, and shall also comply with all other applicable laws, statutes, ordinances, rules, regulations, permits,
approvals and all covenants, conditions or restrictions of record affecting the Premises, including specifically any rules, regulations, restrictions, or other signage requirements of the adjacent Albertson’s-anchored shopping center or related
association. Tenant’s Signage shall be installed by Tenant, and Tenant shall pay the costs incurred in the design, construction and installation of Tenant’s Signage, reasonable wear and tear excepted. Tenant, at its sole cost and expense,
shall maintain Tenant’s Signage in accordance with a maintenance program approved and supervised by Landlord. At the expiration or earlier termination of the Lease, Tenant shall, at Tenant’s sole cost and expense, cause
(a) Tenant’s Signage to be removed from the Building and (b) the Building to be restored to its condition existing prior to the installation of Tenant’s Signage. If Tenant fails to remove Tenant’s Signage and restore the
Building as provided in this Article 47 within: thirty (30) days of the expiration or earlier termination of the Lease, then Landlord may perform such work, and all costs and expenses incurred by Landlord in connection therewith shall
constitute additional rent under the Lease and shall be paid by Tenant to Landlord within ten (10) days of Tenant’s receipt of an invoice therefor. 
 48. MORTGAGEE PROTECTION. 
 Tenant agrees to send by certified or registered mail to any mortgagee or deed of trust
beneficiary of the Premises whose address has been furnished in writing to Tenant a copy of any notice of default served by Tenant on Landlord. If Landlord fails to cure such default within the time provided for in this Lease, such mortgagee or
beneficiary shall have an additional thirty (30) days to cure such default; provided, however, that if such default cannot reasonably be cured within that thirty (30) day period, then such mortgagee or beneficiary shall have such
additional time to cure the default as is reasonably necessary under the circumstances, provided such mortgagee or beneficiary commences the cure of such default within said thirty (30) day period and diligently pursues the same to completion.

 49. FURNISHING OF FINANCIAL STATEMENT; TENANT’S REPRESENTATIONS. 
 In order to induce Landlord to enter into this Lease, Tenant agrees that it shall promptly furnish Landlord, from time to time (but not more often than once per calendar year), upon Landlord’s written request,
with financial statements reflecting Tenant’s current financial condition. Landlord shall be entitled to make the information contained in the financial statements available to any potential partner or lenders of Landlord or purchasers of the
Premises or any portion thereof. Subject to the right of Landlord to distribute the information contained in said financial statements as provided in the preceding sentence, Landlord agrees to use commercially reasonable efforts to protect the
confidentiality of the information contained in said financial statements. Tenant represents and warrants that all financial statements, records and information furnished by Tenant to Landlord in connection with this Lease are true, correct and
complete in all respects. Notwithstanding the provisions of this Article 49, so long as Tenant is a publicly held corporation, the delivery of Tenant’s published annual report to Landlord shall satisfy all of the conditions of this Article 49.

 50. SECURITY. 
 Tenant shall, at
Tenant’s sole cost and expense, take such security measures as Tenant deems appropriate or necessary in order to secure the Premises, including the installation of security systems, and portions thereof in accordance with such requirements as
may be imposed by contractors of Tenant; provided, however, in the event any such security measures require any alterations of or additions to the Premises, any such alterations and/or additions shall be subject to those terms of Sections 7.3 and
7.4 of the Lease which require Tenant to provide Landlord with prior written notice of the commencement of such work in order to allow Landlord the opportunity to post notices of non-responsibility, or which require Tenant to provide Landlord with a
copy of Tenant’s plans and specifications, including any field-noted revisions to such plans whereby such plans were revised during the course of construction of such security improvements. 
  

 25 

 51. CHANGES REQUESTED BY LENDER. 
 Neither Landlord nor Tenant shall unreasonably withhold its consent to changes or amendments to this Lease requested by any Lender of Landlord having a security interest in the Premises or this Lease, so long as these
changes do not alter the basic business terms of the Lease or otherwise materially diminish any rights or materially increase any obligation of the party from whom consent to such change or amendment is requested. 
 52. GOOD FAITH REQUIREMENT. 
 Except as otherwise
expressly provided herein, whenever this Lease grants Landlord or Tenant the right to take action, exercise discretion, establish rules or regulations or make allocations or other determinations, Landlord and Tenant shall act reasonably and in good
faith and take no action which might result in the frustration of the reasonable expectations of a sophisticated landlord and sophisticated tenant concerning the benefits to be enjoyed under this Lease. 
 53. PARKING. 
 Tenant shall be entitled to use, during
the Term of the Lease, as it may be extended, the parking areas associated with the Premises for parking by Tenant, and Tenant’s employees, visitors and customers. All responsibility for damage or theft to vehicles is assumed by Tenant and
Tenant’s employees, visitors and customers. Tenant shall repair or cause to be repaired, at Tenant’s sole cost and expense, any and all damage to the Building and the Premises caused by Tenant’s, Tenant’s employees’,
visitors’ or customers’ use of such parking areas. Tenant shall have the right to designate reserved spaces in the parking areas of the Premises and to otherwise restrict the rights of others to use the parking areas of the Premises, and
to establish rules and regulations for such parking areas, subject to any requirements of applicable law. 
 54. ABSOLUTE NET LEASE. 
 This Lease shall constitute an absolutely “net lease.” such that the Landlord will be free of any expenses or charges for the Premises, except
as this Lease expressly provides. Notwithstanding anything else in this Lease to the contrary, Tenant shall pay as additional rent and discharge, upon demand from Landlord and/or before failure to pay shall create a material risk of forfeiture or
penalty, each and every item of expense, of every kind and nature whatsoever, related to or arising from the Premises. 
 55. OPTION TO PURCHASE. 

 Tenant shall have the option to purchase the Premises in accordance with the terms and conditions as set forth in that certain
“Contract for Purchase and Sale” attached hereto as Exhibit “C.” Tenant shall elect this option by providing advance written notice to Landlord forty five (45) days prior to closing. Tenant’s must close on the purchase
of the Premises, if at all, during the following time period: commencing twelve months and a day (following Landlord taking legal title to the Premises) and fifteen months (following Landlord taking legal title to the Premises). In the event that
Tenant fails to give proper notice to Landlord and close on the purchase of the Premises in accordance with the foregoing, Tenant’s option to purchase the Premises shall terminate and shall be of no further force and affect. In the event that
Tenant exercises and closes on the purchase of the Premises, this Lease shall terminate and the Parties shall have no further obligations hereunder. 
  

 26 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease on the Commencement Date.

  

							
		 		 	LANDLORD
			
		 		 	OASIS LARGO, LLC, a Florida limited liability company
				
	  
	 		 	By:	 	  

		 		 	Name:	 	  

	  
	 		 	Title:	 	  

			
		 		 	TENANT
			
		 		 	FIRST STATE BANK, a Florida banking corporation
				
	  
	 		 	By:	 	  

		 		 	Name:	 	  

	  
	 		 	Title:	 	  

  

 27 

 Exhibit “A” 
 Legal Description of Premises 
 [To Be Furnished] 
  

 28 

 Exhibit “B” 
 Due Diligence Reports 
 1. Existing Building Plans 
 2. Title Insurance Policy (Prior) 
 3. Survey (Prior)

 4. Survey (Current) 
 5. Title Insurance Commitment
(issued to Landlord) 
 6. Phase I Environmental Audit 
 7. Building Condition Report 
  

 1 

 Exhibit “C” 
 Estoppel Certificate 
 Date: [date] 
 To Whom It May Concern: 
 The undersigned hereby certifies as follows: 
 1. FIRST STATE BANK, as “Tenant,” and OASIS LARGO, LLC as “Landlord,” entered into a written lease dated
                     (“Lease”), in which Landlord leased to Tenant and Tenant leased from Landlord, certain Premises described in
said Lease and located in the [City] of [name of municipality] County of [name of county], FLORIDA 
 2. The Lease is in full force and
effect and has not been amended, modified, supplemented or assigned by Tenant, except by written agreement(s) dated [date]. The Lease, as amended, modified, supplemented or assigned, if applicable, represents the entire agreement between Landlord
and Tenant. 
 3. Tenant has accepted the Premises and presently occupies them, and is paying rent on a current basis. Tenant has no
set-offs, claims or defenses to the enforcement of the Lease, except [specify]. 
 4. As of the date of this certificate, to the best of
Tenant’s knowledge, Tenant is not in default in the performance of any of its obligations under the Lease, and has not committed any breach of the Lease and no notice of default has been given to Tenant, except [specify]. 
 5. As of the date of this certificate, to the best of Tenant’s knowledge, Landlord is not in default in the performance of any of its obligations
under the Lease, and has not committed any breach of the Lease, and no notice of default has been given to Landlord, except [specify]. 
 6.
Base Rent (as defined in the Lease) in the amount of $ [amount] was payable from [date]. No Base Rent has been paid by Tenant in advance under the Lease, except for a payment that became or becomes due on [date]. 
 7. Tenant has no claim against Landlord for any other security deposit, prepaid fee or charge or prepaid rent, except as provided in Paragraph 6 of this
certificate, and except [specify]. 
 8. Tenant is executing and delivering this certificate with the understanding that either a potential
buyer is contemplating acquiring all or a part of the Premises or a potential lender or ground Landlord is contemplating providing financing or a ground lease which affects the Premises and that said buyer, lender or ground Landlord will be entering
into said transaction in material reliance on this certificate. 
 Executed and effective on [date]. 
  

			
	TENANT
		
	By: [specify]	 	  

	Print name: [name]	 	  

	Its: [specify]	 	  

  

 2Lease agreement between PBC Associates, L.L.C. and First State Bank

 EXHIBIT 10.8 
 LEASE AGREEMENT BETWEEN 
 PBC
ASSOCIATES, L.L.C., 
 AS LANDLORD, 
 AND 
 FIRST STATE BANK, 
 AS TENANT 
 DATED December 11, 2006 
 ST. PETERSBURG, 
 FLORIDA

  

  

 LEASE 
 THIS LEASE AGREEMENT (this “Lease”) is entered into as of 11th day of December, 2006 (the “Effective Date”), between PBC ASSOCIATES, L.L.C., a Florida limited liability company
(“Landlord”), and FIRST STATE BANK, a Florida corporation (“Tenant”). 
 1. Lease Grant. Subject to the terms of this Lease, Landlord leases to Tenant, and Tenant leases from Landlord, Suite No. 1000C (the “Premises”) in the office building (the
“Building”) located at 10901 Roosevelt Boulevard, St. Petersburg, Florida 33716. The land on which the Building is located and the Premises are described on Exhibit A. The term “Building” includes
the related land, driveways, parking facilities, and similar improvements. 
 2. Term. The term of this Lease (the
“Term”, which definition shall include all renewals of the initial Term) shall be one hundred twenty (120) months, commencing on the date (the “Commencement Date”) that is the earliest to occur
of: (i) the date on which Tenant occupies any portion of the Premises and begins conducting business therein; (ii) the date on which the Work (as defined in Exhibit C hereto) in the Premises is Substantially Completed (as defined in
Exhibit C hereto); (iii) the date on which the Work in the Premises would have been Substantially Completed but for the occurrence of any Tenant Delay Days (as defined in Exhibit C hereto); or (iv) the date that is one hundred twenty
(120) days after the Effective Date. If the Commencement Date is not the first day of a calendar month, then the Term shall be extended by the number of days between the Commencement Date and the first day of the next month. Landlord and Tenant
presently anticipate that the Commencement Date will be on or about April 15, 2007 (the “Estimated Delivery Date”). If Landlord is unable to tender possession of the Premises in the condition required by this Lease to
Tenant by the Estimated Delivery Date, then: (a) the validity of this Lease shall not be affected or impaired thereby; (b) Landlord shall not be in default hereunder or be liable for damages therefor; and (c) Tenant shall accept
possession of the Premises when Landlord tenders possession thereof to Tenant. By accepting possession of the Premises, Tenant shall be deemed to have accepted the Premises in their condition as of the date of such possession. Prior to occupying the
Premises, Tenant shall execute and deliver to Landlord a letter, in form and content acceptable to Landlord, confirming (i) the Commencement Date and the expiration date of the initial Term; (ii) that Tenant has accepted the Premises; and
(iii) that Landlord has performed all of its obligations with respect to the Premises; provided, however, the failure of the parties to execute such letter shall not defer the Commencement Date or otherwise invalidate this Lease.
Occupancy or possession of the Premises by Tenant prior to the Commencement Date shall be subject to all of the provisions of this Lease. 
 3. Rent 
 (a) Basic Rent. “Basic Rent” (herein so called) shall be the following
amounts for the following periods of time: 

				
	 Monthly Period
	  	Monthly
Basic Rent
	 1-12
	  	$	12,297.83
	 13-24
	  	$	12,803.91
	 25-36
	  	$	13,309.99
	 37-48
	  	$	13,816.08
	 49-60
	  	$	14,322.16
	 61–72
	  	$	14,828.24
	 73-84
	  	$	15,334.33
	 85-96
	  	$	15,840.41
	 97-108
	  	$	16,346.49
	 109-120
	  	$	16,852.58

 (b) Payment. Tenant shall timely pay to Landlord Basic Rent and all additional sums
to be paid by Tenant to Landlord under this Lease (collectively, the “Rent”), without deduction or set off, at Landlord’s address provided for in this Lease or as otherwise specified by Landlord. Basic Rent, adjusted as
herein provided, shall be payable monthly in advance, and shall be accompanied by all applicable state and local sales or use taxes. The first monthly installment and last monthly installment of Basic Rent together with sales tax thereon, in the
aggregate sum of $31,190.94, shall be payable contemporaneously with the execution of this Lease; thereafter, Basic Rent shall be payable on the first day of each month beginning on the first day of the second full calendar month of the Term. The
monthly Basic Rent for any partial month at the beginning of the Term shall equal the product of 1/365 of the annual Basic Rent in effect during the partial month and the number of days in the partial month from and after the Commencement Date, and
shall be due on the Commencement Date. 
 (c) Intentionally Deleted. 
 (d) Operating Expenses 
 (1)
Tenant shall pay an amount (per each rentable square foot in the Premises) (“Additional Rent”) equal to the difference between the Operating Costs (defined below) per rentable square foot in the Building and the actual
Operating Costs for the calendar year 2006 (the “Expense Stop”). Landlord may collect such amount in a lump sum, which shall be due within 30 days after Landlord furnishes to Tenant the Operating Costs and Tax Statement
(defined below). Alternatively, Landlord may make a good faith estimate of the Additional Rent to be due by Tenant for any calendar year or part thereof during the Term, and Tenant shall pay to Landlord, on the Commencement Date and on the first day
of each calendar month thereafter, an amount equal to the estimated Additional Rent for such calendar year or part thereof divided by the number of months therein. From time to time, Landlord may estimate and re-estimate the Additional Rent to be
due by Tenant and deliver a copy of the estimate or re-estimate to Tenant. Thereafter, the monthly installments of Additional Rent payable by Tenant shall be appropriately adjusted in accordance with the estimations so that, by the end of the
calendar year in question, Tenant shall have paid all of the Additional Rent as estimated by Landlord. Any amounts paid based on such an estimate shall be subject to adjustment as herein provided when actual Operating Costs are available for each
calendar year. 
 (2) The term “Operating Costs” shall mean all expenses and disbursements (subject to the
limitations set forth below) that Landlord incurs in connection with the ownership, operation, and maintenance of the Building, determined in accordance with sound accounting principles consistently applied, including, but not limited to, the
following costs: (A) wages and salaries (including 

  

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management fees) of all employees engaged in the operation, maintenance, and security of the Building, including taxes, insurance and benefits relating
thereto; (B) all supplies and materials used in the operation, maintenance, repair, replacement, and security of the Building; (C) costs for improvements made to the Building which, although capital in nature, are expected to reduce the
normal operating costs of the Building, as well as capital improvements made in order to comply with any law hereafter promulgated by any governmental authority, as amortized over the useful economic life of such improvements as determined by
Landlord in its reasonable discretion; (D) cost of all utilities, except the cost of utilities reimbursable to Landlord by the Building’s tenants other than pursuant to a provision similar to this Section 3.(d); (E) insurance
expenses; (F) repairs, replacements, and general maintenance of the Building; and (G) service or maintenance contracts with independent contractors for the operation, maintenance, repair, replacement, or security of the Building
(including, without limitation, alarm service, window cleaning, and elevator maintenance). 
 Operating Costs shall not include costs for
(i) capital improvements made to the Building, other than capital improvements described in Section 3.(d)(2)(C) and except for items which are generally considered maintenance and repair items, such as painting of common areas, replacement
of carpet in elevator lobbies, and the like; (ii) repair, replacements and general maintenance paid by proceeds of insurance or by Tenant or other third parties; (iii) interest, amortization or other payments on loans to Landlord;
(iv) depreciation; (v) leasing commissions; (vi) legal expenses for services, other than those that benefit the Building tenants generally (e.g., tax disputes); (vii) renovating or otherwise improving space for occupants of the
Building or vacant space in the Building; (viii) Taxes (defined below), and (ix) federal income taxes imposed on or measured by the income of Landlord from the operation of the Building. 
 (3) Tenant shall also pay a proportionate share of the Taxes for each year and partial year falling within the Term, which shall be determined by
multiplying the aggregate Taxes by a fraction, the numerator of which is the number of rentable square feet in the Premises and the denominator of which is the number of rentable square feet in the Building. Tenant shall pay its proportionate share
of Taxes in the same manner as provided above for Additional Rent with regard to Operating Costs. “Taxes” shall mean taxes, assessments, and governmental charges whether federal, state, county or municipal, and whether they
be by taxing districts or authorities presently taxing or by others, subsequently created or otherwise, and any other taxes and assessments attributable to the Building (or its operation), excluding, however, penalties and interest thereon and
federal and state taxes on income (if the present method of taxation changes so that in lieu of the whole or any part of any Taxes, there is levied on Landlord a capital tax directly on the rents received therefrom or a franchise tax, assessment, or
charge based, in whole or in part, upon such rents for the Building, then all such taxes, assessments, or charges, or the part thereof so based, shall be deemed to be included within the term “Taxes” for purposes hereof);

 (4) By April 1 of each calendar year, or as soon thereafter as practicable, Landlord shall furnish to Tenant a statement of
Operating Costs for the previous year, adjusted as provided in Section 3.(d)(6), and of the Taxes for the previous year (the “Operating Costs and Tax Statement”). If the Operating Costs and Tax Statement reveals that
Tenant paid more for Operating Costs than the actual amount for the year for which such statement was prepared, or more than its actual share of Taxes for such year, then Landlord shall promptly credit or reimburse Tenant for such excess; likewise,
if Tenant paid less than the actual Additional Rent or share of Taxes due, then Tenant shall promptly pay Landlord such deficiency. 
 (5)
For the purposes of this Lease, the parties stipulate that the area of the Premises is 12,146 rentable square feet and the area of the Building is 204,239 rentable square feet. 
  

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 (6) With respect to any calendar year or partial calendar year in which the Building is not occupied to
the extent of 100% of the rentable area thereof, the Operating Costs for such period shall, for the purposes hereof, be increased to the amount which would have been incurred had the Building been occupied to the extent of 100% of the rentable area
thereof. 
 4. Delinquent Payment; Handling Charges. All past due payments required of Tenant hereunder shall bear interest
from the date due until paid at the maximum lawful rate of interest; alternatively, Landlord may charge Tenant a fee equal to 5% of the delinquent payment to reimburse Landlord for its cost and inconvenience incurred as a consequence of
Tenant’s delinquency. In no event, however, shall the charges permitted under this Section 4 or elsewhere in this Lease, to the extent they are considered to be interest under law, exceed the maximum lawful rate of interest. 
 5. Security Deposit. Reserved. 
 6. Landlord’s Obligations. 
 (a) Services. Landlord shall furnish to Tenant water at those points
of supply provided for general use of tenants of the Building. Landlord shall maintain the common areas of the Building in reasonably good order and condition, except for damage caused by Tenant, or its employees, agents or invitees. It is mutually
understood and agreed that notwithstanding anything contained here in this Lease to the contrary, Tenant shall contract with the local utility provider for said electrical services and shall remain solely responsible for payment of same electrical
services for the premises. Tenant shall be solely responsible for the costs of providing janitorial services to the Premises. 
 (b)
Excess Utility Use. Tenant shall not install any electrical equipment requiring special wiring or requiring voltage in excess of 110 volts or otherwise exceeding Building capacity unless approved in advance by Landlord. The use of
electricity in the Premises shall not exceed the capacity of existing feeders and risers to or wiring in the Premises. Any risers or wiring required to meet Tenant’s excess electrical requirements shall, upon Tenant’s written request, be
installed by Landlord, at Tenant’s cost, if, in Landlord’s judgment, the same are necessary and shall not cause permanent damage to the Building or the Premises, cause or create a dangerous or hazardous condition, entail excessive or
unreasonable alterations, repairs, or expenses, or interfere with or disturb other tenants of the Building. If Tenant uses machines or equipment in the Premises which affect the temperature otherwise maintained by the air conditioning system or
otherwise overload any utility, Landlord may install supplemental air conditioning units or other supplemental equipment in the Premises, and the cost thereof, including the cost of installation, operation, use, and maintenance, shall be paid by
Tenant to Landlord within ten days after Landlord has delivered to Tenant an invoice therefor. 
 (c) Restoration of Services;
Abatement. Landlord shall use reasonable efforts to restore any service required of it that becomes unavailable; however, such unavailability shall not render Landlord liable for any damages caused thereby, be a constructive eviction of
Tenant, constitute a breach of any implied warranty, or, except as provided in the next sentence, entitle Tenant to any abatement of Tenant’s obligations hereunder. If, however, Tenant is prevented from using the Premises for more than 15
consecutive business days because of the unavailability of any such service, then Tenant shall, as its exclusive remedy be entitled to a reasonable abatement of Rent for each consecutive day (after such 15-day period) that Tenant is so prevented
from using the Premises. 
 7. Improvements; Alterations; Repairs; Maintenance 
 (a) Improvements; Alterations. Improvements to the Premises shall be installed at Tenant’s expense only in accordance with plans and
specifications which have been previously submitted 

  

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to and approved in writing by Landlord. No alterations or physical additions in or to the Premises may be made without Landlord’s prior written consent,
which shall not be unreasonably withheld or delayed; however, Landlord may withhold its consent to any alteration or addition that would affect the Building’s structure or its HVAC, plumbing, electrical, or mechanical systems. Tenant shall not
paint or install lighting or decorations, signs, window or door lettering, or advertising media of any type on or about the Premises without the prior written consent of Landlord, which shall not be unreasonably withheld or delayed; however,
Landlord may withhold its consent to any such painting or installation which would affect the appearance of the exterior of the Building or of any common areas of the Building. All alterations, additions, or improvements made in or upon the Premises
shall, at Landlord’s option, either be removed by Tenant prior to the end of the Term (and Tenant shall repair all damage caused thereby), or shall remain on the Premises at the end of the Term without compensation to Tenant. All alterations,
additions, and improvements shall be constructed, maintained, and used by Tenant, at its risk and expense, in accordance with all laws; Landlord’s approval of the plans and specifications therefor shall not be a representation by Landlord that
such alterations, additions, or improvements comply with any law. 
 (b) Repairs; Maintenance. Tenant shall maintain the
Premises in a clean, safe, and operable condition, and shall not permit or allow to remain any waste or damage to any portion of the Premises. Tenant shall repair or replace, subject to Landlord’s direction and supervision, any damage to the
Building caused by Tenant, Tenant’s transferees, or their respective agents, contractors, or invitees. If Tenant fails to make such repairs or replacements within 15 days after the occurrence of such damage, then Landlord may make the same at
Tenant’s cost. If any such damage occurs outside of the Premises, then Landlord may elect to repair such damage at Tenant’s expense, rather than having Tenant repair such damage. The cost of all repair or replacement work performed by
Landlord under this Section 7 shall be paid by Tenant to Landlord within ten days after Landlord has invoiced Tenant therefor. 
 (c)
Performance of Work. All work described in this Section 7 shall be performed only by Landlord or by contractors and subcontractors approved in writing by Landlord. Tenant shall cause all contractors and subcontractors to procure
and maintain insurance coverage naming Landlord as an additional insured against such risks, in such amounts, and with such companies as Landlord may reasonably require. All such work shall be performed in accordance with all legal requirements and
in a good and workmanlike manner so as not to damage the Premises, the Building, or the components thereof. 
 (d) Mechanic’s
Liens. Tenant shall not permit any mechanic’s liens to be filed against the Premises or the Building for any work performed, materials furnished, or obligation incurred by or at the request of Tenant. If such a lien is filed, then
Tenant shall, within ten days after Landlord has delivered notice of the filing thereof to Tenant, either pay the amount of the lien or diligently contest such lien and deliver to Landlord a bond or other security reasonably satisfactory to
Landlord. If Tenant fails to timely take either such action, then Landlord may pay the lien claim, and any amounts so paid, including expenses and interest, shall be paid by Tenant to Landlord within ten days after Landlord has invoiced Tenant
therefor. 
 (e) HVAC Condition. Tenant shall have the right, to be exercised within seven (7) days after the full
execution of this Lease, to have the HVAC system serving the Premises inspected to confirm that such HVAC system is in good working condition. Such inspection shall be conducted by an HVAC contractor licensed in the State of Florida and otherwise
reasonably acceptable to Landlord. The results of such inspection shall be adequately documented in a written report prepared by Tenant’s HVAC contractor and delivered to Landlord within the 7-day period set forth above. If such written report
indicates that the HVAC system is not then in good working condition, then Landlord shall elect, in Landlord’s sole and absolute discretion, to either repair or replace the HVAC system. Tenant shall, at its 

  

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sole expense throughout the Term and without offset or deduction against Rent due hereunder and without contribution from Landlord, carry and maintain a full
parts and labor maintenance service contract, in form acceptable to Landlord, from a qualified service company approved in advance by Landlord, covering the heating, ventilating, and air conditioning systems of the Premises. Tenant shall maintain
all such systems in a good condition during the Term and shall be responsible, at its sole expense, for all necessary maintenance, repairs, and replacements (regardless of whether or not the same are covered by the maintenance contract) or which are
necessitated by Tenant’s failure to carry a maintenance contract; provided, however, Tenant’s maximum expenditure obligation hereunder for repairs and replacements shall be $1000.00 per occurrence per each unit serving the Premises.
Subject to the last sentence of this subparagraph, Landlord shall be responsible for the cost of repairs and replacements in excess of the foregoing amount during any calendar year. Tenant shall provide Landlord with copies of invoices or other
written reports confirming the performance of all such service work by or on behalf of Tenant, and Tenant shall not, without prior written notice to Landlord and Landlord’s consent to same (which consent shall not be unreasonably withheld),
undertake any such repairs. 
 8. Use. Tenant shall continuously occupy and use the Premises only for general office and
administrative use in connection with Tenant’s banking operation (the “Permitted Use”) and for no other use whatsoever. Tenant shall comply with all laws, orders, rules, and regulations relating to the use,
condition, access to, and occupancy of the Premises. The Premises shall not be used for any use which is disreputable, creates extraordinary fire hazards, or results in an increased rate of insurance on the Building or its contents, or for the
storage of any hazardous materials or substances. If, because of Tenant’s acts, the rate of insurance on the Building or its contents increases, then such acts shall be an Event of Default, Tenant shall pay to Landlord the amount of such
increase on demand, and acceptance of such payment shall not waive any of Landlord’s other rights. Tenant shall conduct its business and control its agents, employees, and invitees in such a manner as not to create any nuisance or unreasonably
interfere with other tenants or Landlord in its management of the Building. 
 9. Assignment and Subletting 
 (a) Transfers; Consent. Tenant shall not, without the prior written consent of Landlord, (1) assign, transfer, or encumber this Lease
or any estate or interest herein, whether directly or by operation of law, (2) permit any other entity to become Tenant hereunder by merger, consolidation, or other reorganization, (3) if Tenant is an entity other than a corporation whose
stock is publicly traded, permit the transfer of an ownership interest in Tenant so as to result in a change in the current control of Tenant, (4) sublet any portion of the Premises, (5) grant any license, concession, or other right of
occupancy of any portion of the Premises, or (6) permit the use of the Premises by any parties other than Tenant (any of the events listed in Section 9.(a)(1) through 9.(a)(6) being a “Transfer”). If Tenant requests
Landlord’s consent to a Transfer, then Tenant shall provide Landlord with a written description of all terms and conditions of the proposed Transfer, copies of the proposed documentation, and the following information about the proposed
transferee: name and address; reasonably satisfactory information about its business and business history; its proposed use of the Premises; banking, financial, and other credit information; and general references sufficient to enable Landlord to
determine the proposed transferee’s creditworthiness and character. Landlord shall not unreasonably withhold its consent to any assignment or subletting of the Premises, provided that the proposed transferee (A) is creditworthy,
(B) has a good reputation in the business community, (C) does not engage in business similar to those of other tenants in the Building, and (D) is not another occupant of the Building; otherwise, Landlord may withhold its consent in
its sole discretion. Concurrently with Tenant’s notice of any request for consent to a Transfer, Tenant shall pay to Landlord a fee of $250.00 to defray Landlord’s expenses in reviewing such request, and Tenant shall also reimburse
Landlord immediately upon request for its attorneys’ fees incurred in connection with considering any request for consent to a Transfer. If Landlord consents to a proposed Transfer, then the proposed transferee shall deliver to Landlord a
written 

  

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agreement whereby it expressly assumes the Tenant’s obligations hereunder; however, any transferee of less than all of the space in the Premises shall
be liable only for obligations under this Lease that are properly allocable to the space subject to the Transfer for the period of the Transfer. Landlord’s consent to a Transfer shall not release Tenant from its obligations under this Lease,
but rather Tenant and its transferee shall be jointly and severally liable therefor. Landlord’s consent to any Transfer shall not waive Landlord’s rights as to any subsequent Transfers. If an Event of Default occurs while the Premises or
any part thereof are subject to a Transfer, then Landlord, in addition to its other remedies, may collect directly from such transferee all rents becoming due to Tenant and apply such rents against Rent. Tenant authorizes its transferees to make
payments of rent directly to Landlord upon receipt of notice from Landlord to do so. 
 (b) Cancellation. Landlord may, within
30 days after submission of Tenant’s written request for Landlord’s consent to an assignment or subletting, cancel this Lease as to the portion of the Premises proposed to be sublet or assigned as of the date the proposed Transfer is to be
effective. If Landlord cancels this Lease as to any portion of the Premises, then this Lease shall cease for such portion of the Premises and Tenant shall pay to Landlord all Rent accrued through the cancellation date relating to the portion of the
Premises covered by the proposed Transfer. Thereafter, Landlord may lease such portion of the Premises to the prospective transferee (or to any other person) without liability to Tenant. 
 (c) Additional Compensation. Tenant shall pay to Landlord, immediately upon receipt thereof, the excess of (1) all compensation
received by Tenant for a Transfer less the costs reasonably incurred by Tenant with unaffiliated third parties in connection with such Transfer (i.e., brokerage commissions, tenant finish work, and the like) over (2) the Rent allocable to the
portion of the Premises covered thereby. 
 (d) Permitted Transfers. Notwithstanding the foregoing, Tenant may Transfer all or
part of its interest in this Lease or all or part of the Premises (a “Permitted Transfer”) to the following types of entities (a “Permitted Transferee”) without the written consent of Landlord:

 (1) an Affiliate (as defined in Section 10.(a)) of Tenant; 
 (2) any corporation, limited partnership, limited liability partnership, limited liability company or other business entity in which or with which
Tenant, or its corporate successors or assigns, is merged or consolidated, in accordance with applicable statutory provisions governing merger and consolidation of business entities, so long as (A) Tenant’s obligations hereunder are
assumed by the entity surviving such merger or created by such consolidation; and (B) the Tangible Net Worth of the surviving or created entity is not less than the Tangible Net Worth of Tenant as of the date hereof; or 
 (3) any corporation, limited partnership, limited liability partnership, limited liability company or other business entity acquiring all or
substantially all of Tenant’s assets if such entity’s Tangible Net Worth after such acquisition is not less than the Tangible Net Worth of Tenant as of the date hereof. 
 Tenant shall promptly notify Landlord of any such Permitted Transfer. Tenant shall remain liable for the performance of all of the obligations of Tenant hereunder, or if Tenant no longer exists because of a merger,
consolidation, or acquisition, the surviving or acquiring entity shall expressly assume in writing the obligations of Tenant hereunder. Additionally, the Permitted Transferee shall comply with all of the terms and conditions of this Lease, including
the Permitted Use, and the use of the Premises by the Permitted Transferee may not violate any other agreements affecting the Premises, the Building, Landlord or other tenants of the Building. At least 30 days after the effective date of any
Permitted Transfer, 

  

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Tenant agrees to furnish Landlord with copies of the instrument effecting any of the foregoing Transfers and documentation establishing Tenant’s
satisfaction of the requirements set forth above applicable to any such Transfer. The occurrence of a Permitted Transfer shall not waive Landlord’s rights as to any subsequent Transfers. “Tangible Net Worth” means the
excess of total assets over total liabilities, in each case as determined in accordance with generally accepted accounting principles consistently applied (“GAAP”), excluding, however, from the determination of total assets
all assets which would be classified as intangible assets under GAAP including, without limitation, goodwill, licenses, patents, trademarks, trade names, copyrights, and franchises. Any subsequent Transfer by a Permitted Transferee shall be subject
to Landlord’s prior written consent (which Landlord may grant or deny in its sole discretion). 
 10. Insurance; Waivers;
Subrogation; Indemnity 
 (a) Insurance. Tenant shall maintain throughout the Term the following insurance policies:
(1) comprehensive general liability insurance in amounts of not less than a combined single limit of $2,000,000 or such other amounts as Landlord may from time to time reasonably require, insuring Tenant, Landlord, Landlord’s agents and
their respective Affiliates against all liability for injury to or death of a person or persons or damage to property arising from the use and occupancy of the Premises, (2) insurance covering the full value of Tenant’s property and
improvements, and other property (including property of others) in the Premises, (3) contractual liability insurance sufficient to cover Tenant’s indemnity obligations hereunder, (4) worker’s compensation insurance, containing a
waiver of subrogation endorsement acceptable to Landlord, and (5) business interruption insurance. Tenant’s insurance shall provide primary coverage to Landlord when any policy issued to Landlord provides duplicate or similar coverage, and
in such circumstance Landlord’s policy will be excess over Tenant’s policy. Tenant shall furnish to Landlord certificates of such insurance and such other evidence satisfactory to Landlord of the maintenance of all insurance coverages
required hereunder, and Tenant shall obtain a written obligation on the part of each insurance company to notify Landlord at least 30 days before cancellation or a material change of any such insurance policies. All such insurance policies shall be
in form, and issued by companies, reasonably satisfactory to Landlord. The term “Affiliate” shall mean any person or entity, directly or indirectly, controlling, controlled by, or under common control with the party in
question. 
 (b) Waiver of Negligence; No Subrogation. Landlord and Tenant each waives any claim it might have against the
other for any injury to or death of any person or persons or damage to or theft, destruction, loss, or loss of use of any property (a “Loss”), to the extent the same is insured against under any insurance policy that covers
the Building, the Premises, Landlord’s or Tenant’s fixtures, personal property, leasehold improvements, or business, or, in the case of Tenant’s waiver, is required to be insured against under the terms hereof, regardless of
whether the negligence of the other party caused such loss; however, Landlord’s waiver shall not include any deductible amounts on insurance policies carried by Landlord or to any coinsurance penalty which Landlord may sustain. Each party
shall cause its insurance carrier to endorse all applicable policies waiving the carrier’s rights of recovery under subrogation or otherwise against the other party. 
 (c) Indemnity. Subject to Section 10.(b), Tenant shall defend, indemnify, and hold harmless Landlord and its representatives and agents from and against all claims, demands, liabilities, causes of
action, suits, judgments, damages, and expenses (including attorneys’ fees) arising from (i) any Loss arising from any occurrence on the Premises or (ii) Tenant’s failure to perform its obligations under this Lease, even
though caused or alleged to be caused by the negligence or fault of Landlord or its agents (other than a Loss arising from the sole or gross negligence of Landlord or its agents), and  

  

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even though any such claim, cause of action, or suit is based upon or alleged to be based upon the strict liability of Landlord or its agents. This
indemnity is intended to indemnify Landlord and its agents against the consequences of their own negligence when Landlord or its agents are jointly, comparatively, contributively, or concurrently negligent with Tenant. This indemnity provision
shall survive termination or expiration of this Lease. If any proceeding is filed for which indemnity is required hereunder, Tenant agrees, upon request therefor, to defend the indemnified party in such proceeding at its sole cost utilizing counsel
satisfactory to the indemnified party. 
 11. Subordination Attornment; Notice to Landlord’s Mortgagee 
 (a) Subordination. This Lease shall be subordinate to any deed of trust, mortgage, or other security instrument, or any ground lease, master
lease, or primary lease, that now or hereafter covers all or any part of the Premises (the mortgagee under any such mortgage or the lessor under any such lease is referred to herein as a “Landlord’s Mortgagee”). Any
Landlord’s Mortgagee may elect, at any time, unilaterally, to make this Lease superior to its mortgage, ground lease, or other interest in the Premises by so notifying Tenant in writing. 
 (b) Attornment. Tenant shall attorn to any party succeeding to Landlord’s interest in the Premises, whether by purchase, foreclosure,
deed in lieu of foreclosure, power of sale, termination of lease, or otherwise, upon such party’s request, and shall execute such agreements confirming such attornment as such party may reasonably request. 
 (c) Notice to Landlord’s Mortgagee. Tenant shall not seek to enforce any remedy it may have for any default on the part of the
Landlord without first giving written notice by certified mail, return receipt requested, specifying the default in reasonable detail, to any Landlord’s Mortgagee whose address has been given to Tenant, and affording such Landlord’s
Mortgagee a reasonable opportunity to perform Landlord’s obligations hereunder. 
 12. Rules and Regulations. Tenant shall
comply with the rules and regulations of the Building which are attached hereto as Exhibit B. Landlord may, from time to time, change such rules and regulations for the safety, care, or cleanliness of the Building and related facilities,
provided that such changes are applicable to all tenants of the Building and will not unreasonably interfere with Tenant’s use of the Premises. Tenant shall be responsible for the compliance with such rules and regulations by its employees,
agents, and invitees. 
 13. Condemnation. 
 (a) Total Taking. If the entire Building or Premises are taken by right of eminent domain or conveyed in lieu thereof (a “Taking”), this Lease shall terminate as of the date of
the Taking. 
 (b) Partial Taking - Tenant’s Rights. If any part of the Building becomes subject to a Taking and such
Taking will prevent Tenant from conducting its business in the Premises in a manner reasonably comparable to that conducted immediately before such Taking for a period of more than 180 days, then Tenant may terminate this Lease as of the date of
such Taking by giving written notice to Landlord within 30 days after the Taking, and Rent shall be apportioned as of the date of such Taking. If Tenant does not terminate this Lease, then Rent shall be abated on a reasonable basis as to that
portion of the Premises rendered untenantable by the Taking. 
 (c) Partial Taking - Landlord’s Rights. If any material
portion, but less than all, of the Building becomes subject to a Taking, or if Landlord is required to pay any of the proceeds received for a Taking to a Landlord’s Mortgagee, then Landlord may terminate this Lease by delivering written 

  

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notice thereof to Tenant within 30 days after such Taking, and Rent shall be apportioned as of the date of such Taking. If Landlord does not so terminate
this Lease, then this Lease will continue, but if any portion of the Premises has been taken, Rent shall abate as provided in the last sentence of Section 13.(b). 
 (d) Award. If any Taking occurs, then Landlord shall receive the entire award or other compensation for the land on which the Building is situated, the Building, and other improvements taken, and Tenant
may separately pursue a claim (to the extent it will not reduce Landlord’s award) against the condemnor for the value of Tenant’s personal property which Tenant is entitled to remove under this Lease, moving costs, loss of business, and
other claims it may have. 
 14. Fire or Other Casualty 
 (a) Repair Estimate. If the Premises or the Building are damaged by fire or other casualty (a “Casualty”), Landlord
shall, within 90 days after such Casualty, deliver to Tenant a good faith estimate (the “Damage Notice”) of the time needed to repair the damage caused by such Casualty. 
 (b) Landlord’s and Tenant’s Rights. If a material portion of the Premises or the Building is damaged by Casualty such that Tenant
is prevented from conducting its business in the Premises in a manner reasonably comparable to that conducted immediately before such Casualty and Landlord estimates that the damage caused thereby cannot be repaired within 270 days after the
Casualty, then Tenant may terminate this Lease by delivering written notice to Landlord of its election to terminate within 30 days after the Damage Notice has been delivered to Tenant. If Tenant does not so timely terminate this Lease, then
(subject to Section 14.(c)) Landlord shall repair the Building or the Premises, as the case may be, as provided below, and Rent for the portion of the Premises rendered untenantable by the damage shall be abated on a reasonable basis from the
date of damage until the completion of the repair, unless Tenant caused such damage, in which case, Tenant shall continue to pay Rent without abatement. 
 (c) Landlord’s Rights. If a Casualty damages a material portion of the Building, and Landlord makes a good faith determination that restoring the Premises would be uneconomical, or if Landlord is
required to pay any insurance proceeds arising out of the Casualty to a Landlord’s Mortgagee, then Landlord may terminate this Lease by giving written notice of its election to terminate within 30 days after the Damage Notice has been delivered
to Tenant, and Basic Rent and Additional Rent shall be abated as of the date of the Casualty. 
 (d) Repair Obligation. If
neither party elects to terminate this Lease following a Casualty, then Landlord shall, within a reasonable time after such Casualty, begin to repair the Building and the Premises and shall proceed with reasonable diligence to restore the Building
and Premises to substantially the same condition as they existed immediately before such Casualty; however, Landlord shall not be required to repair or replace any of the furniture, equipment, fixtures, and other improvements which may have been
placed by, or at the request of, Tenant or other occupants in the Building or the Premises, and Landlord’s obligation to repair or restore the Building or Premises shall be limited to the extent of the insurance proceeds actually received by
Landlord for the Casualty in question. 
 15. Taxes. Tenant shall be liable for all taxes levied or assessed against personal
property, furniture, or fixtures placed by Tenant in the Premises. If any taxes for which Tenant is liable are levied or assessed against Landlord or Landlord’s property and Landlord elects to pay the same, or if the assessed value of
Landlord’s property is increased by inclusion of such personal property, furniture or fixtures and Landlord elects to pay the taxes based on such increase, then Tenant shall pay to Landlord, upon demand, the part of such taxes for which Tenant
is primarily liable hereunder; however, Landlord shall not pay such amount if Tenant notifies Landlord that it will contest the validity or amount of such taxes before Landlord makes such payment, and thereafter diligently proceeds with such contest
in 

  

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accordance with law and if the non-payment thereof does not pose a threat of loss or seizure of the Building or interest of Landlord therein. 
 16. Events of Default. Each of the following occurrences shall be an “Event of Default”: 
 (a) Tenant’s failure to pay Rent within five days after Landlord has delivered notice to Tenant that the same is due; however, an Event of Default
shall occur hereunder without any obligation of Landlord to give any notice if Landlord has given Tenant written notice under this Section 16.(a) on more than one occasion during the twelve (12) month interval preceding such failure by
Tenant; 
 (b) Tenant’s failure to perform, comply with, or observe any other agreement or obligation of Tenant under this Lease and the
continuance of such failure for a period of more than 30 days after Landlord has delivered to Tenant written notice thereof; and 
 (c) The
filing of a petition by or against Tenant (the term “Tenant” shall include, for the purpose of this Section 16.(c), any guarantor of the Tenant’s obligations hereunder) (1) in any bankruptcy or other insolvency
proceeding; (2) seeking any relief under any state or federal debtor relief law; (3) for the appointment of a liquidator or receiver for all or substantially all of Tenant’s property or for Tenant’s interest in this Lease; or
(4) for the reorganization or modification of Tenant’s capital structure; however, if such a petition is filed against Tenant, then such filing shall not be an Event of Default unless Tenant fails to have the proceedings initiated by such
petition dismissed within 90 days after the filing thereof. 
 Any notice periods provided for under this Section 16 shall run
concurrently with any statutory notice periods and any notice given hereunder may be given simultaneously with or incorporated into any such statutory notice. 
 17. Remedies. Upon any Event of Default, Landlord may, in addition to all other rights and remedies afforded Landlord hereunder or by law or equity, take any of the following actions: 
 (a) Terminate this Lease by giving Tenant written notice thereof, in which event Tenant shall pay to Landlord the sum of (1) all Rent accrued
hereunder through the date of termination, (2) all amounts due under Section 18.(a) and (3) an amount equal to the total Rent that Tenant would have been required to pay for the remainder of the Term. 
 (b) Terminate Tenant’s right to possess the Premises without terminating this Lease by giving written notice thereof to Tenant, in which event
Tenant shall pay to Landlord (1) all Rent and other amounts accrued hereunder to the date of termination, (2) all amounts due from time to time under Section 18.(a) and (3) all Rent and other net sums required hereunder to be
paid by Tenant during the remainder of the Term, diminished by any net sums thereafter received by Landlord through reletting the Premises during such period, after deducting all costs incurred by Landlord in reletting the Premises. Landlord shall
use reasonable efforts to relet the Premises on such terms as Landlord in its sole discretion may determine (including a term different from the Term, rental concessions, and alterations to, and improvement of, the Premises); however, Landlord shall
not be obligated to relet the Premises before leasing other portions of the Building. Landlord shall not be liable for, nor shall Tenant’s obligations hereunder be diminished because of, Landlord’s failure to relet the Premises or to
collect rent due for such reletting. Tenant shall not be entitled to the excess of any consideration obtained by reletting over the Rent due hereunder. Reentry by Landlord in the Premises shall not affect Tenant’s obligations hereunder for the
unexpired Term; rather, Landlord may, from time to time, bring an action against Tenant to collect amounts due by Tenant, without the necessity of Landlord’s waiting until the expiration of the Term. Unless Landlord delivers written notice to
Tenant expressly stating that it has elected to terminate this 

  

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Lease, all actions taken by Landlord to dispossess or exclude Tenant from the Premises shall be deemed to be taken under this Section 17.(b). If
Landlord elects to proceed under this Section 17.(b), it may at any time elect to terminate this Lease under Section 17.(a). 
 18.
Payment by Tenant; Non-Waiver 
 (a) Payment by Tenant. Upon any Event of Default, Tenant shall pay to Landlord
all costs incurred by Landlord (including court costs and reasonable attorneys’ fees and expenses) in (1) obtaining possession of the Premises, (2) removing and storing Tenant’s or any other occupant’s property,
(3) repairing, restoring, altering, remodeling, or otherwise putting the Premises into condition acceptable to a new tenant, (4) if Tenant is dispossessed of the Premises and this Lease is not terminated, reletting all or any part of the
Premises (including brokerage commissions, cost of tenant finish work, and other costs incidental to such reletting), (5) performing Tenant’s obligations which Tenant failed to perform, and (6) enforcing, or advising Landlord of, its
rights, remedies, and recourses arising out of the Event of Default. To the full extent permitted by law, Landlord and Tenant agree the federal and state courts of Florida shall have exclusive jurisdiction over any matter relating to or arising from
this Lease and the parties’ rights and obligations under this Lease. 
 (b) No Waiver. Landlord’s acceptance of Rent
following an Event of Default shall not waive Landlord’s rights regarding such Event of Default. No waiver by Landlord of any violation or breach of any of the terms contained herein shall waive Landlord’s rights regarding any future
violation of such term. Landlord’s acceptance of any partial payment of Rent shall not waive Landlord’s rights with regard to the remaining portion of the Rent that is due, regardless of any endorsement or other statement on any instrument
delivered in payment of Rent or any writing delivered in connection therewith; accordingly, Landlord’s acceptance of a partial payment of Rent shall not constitute an accord and satisfaction of the full amount of the Rent that is due.

 19. Landlord’s Lien. In addition to the statutory landlord’s lien, Tenant grants to Landlord, to secure
performance of Tenant’s obligations hereunder, a security interest in all goods (including equipment and inventory), fixtures, and other personal property of Tenant situated on the Premises, and all proceeds thereof (the
“Collateral”), and the Collateral shall not be removed from the Premises without the prior written consent of Landlord (other than in Tenant’s ordinary course of business) until all obligations of Tenant have been fully
performed. Upon the occurrence of an Event of Default, Landlord may, in addition to all other remedies, without notice or demand except as provided below, exercise the rights afforded to a secured party under the Florida Uniform Commercial Code (the
“UCC”). To the extent the UCC requires Landlord to give to Tenant notice of any act or event and such notice cannot be validly waived before a default occurs, then five-days’ prior written notice thereof shall be
reasonable notice of the act or event. Tenant grants to Landlord a power of attorney to execute and file any financing statement or other instrument necessary to perfect Landlord’s security interest under this Section 19, which power is
coupled with an interest and is irrevocable during the Term. Landlord may also file a copy of this Lease as a financing statement to perfect its security interest in the Collateral. 
 20. Surrender of Premises. No act by Landlord shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept a
surrender of the Premises shall be valid unless it is in writing and signed by Landlord. At the expiration or termination of this Lease, Tenant shall deliver to Landlord the Premises with all improvements located therein in good repair and
condition, broom-clean, reasonable wear and tear (and condemnation and Casualty damage not caused by Tenant, as to which Sections 13 and 14 shall control) excepted, and shall deliver to Landlord all keys to the Premises. Provided that Tenant has
performed all of its obligations hereunder, Tenant may remove all unattached trade fixtures, furniture, and personal property placed in the Premises by Tenant, and shall remove such alterations, additions, improvements, trade fixtures, personal
property, equipment, wiring, and furniture as 

  

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Landlord may request. Tenant shall repair all damage caused by such removal. All items not so removed shall be deemed to have been abandoned by Tenant and
may be appropriated, sold, stored, destroyed, or otherwise disposed of by Landlord without notice to Tenant and without any obligation to account for such items. The provisions of this Section 20 shall survive the end of the Term. 

21. Holding Over. If Tenant fails to vacate the Premises at the end of the Term, then Tenant shall be a tenant at will and, in addition
to all other damages and remedies to which Landlord may be entitled for such holding over, Tenant shall pay, in addition to the other Rent, a daily Basic Rent equal to the greater of (A) 250% of the daily Basic Rent payable during the last
month of the Term, or (B) 175% of the prevailing rental rate in the Building for similar space. 
 22. Certain Rights Reserved by
Landlord. Provided that the exercise of such rights does not unreasonably interfere with Tenant’s occupancy of the Premises, Landlord shall have the following rights: 
 (a) To decorate and to make inspections, repairs, alterations, additions, changes, or improvements, whether structural or otherwise, in and about the
Building, or any part thereof; to enter upon the Premises and, during the continuance of any such work, to temporarily close doors, entryways, public space, and corridors in the Building; to interrupt or temporarily suspend Building services and
facilities; to change the name of the Building; and to change the arrangement and location of entrances or passageways, doors, and doorways, corridors, elevators, stairs, restrooms, or other public parts of the Building; 
 (b) To take such reasonable measures as Landlord deems advisable for the security of the Building and its occupants; evacuating the Building for cause,
suspected cause, or for drill purposes; temporarily denying access to the Building; and closing the Building after normal business hours and on Sundays and holidays, subject, however, to Tenant’s right to enter when the Building is closed after
normal business hours under such reasonable regulations as Landlord may prescribe from time to time; and 
 (c) To enter the Premises at
reasonable hours to show the Premises to prospective purchasers, lenders, or, during the last 12 months of the Term, tenants. Further, Landlord shall have the right to enter the Premises at any time in the event of an emergency, and Landlord shall
not be responsible for any damage incurred in connection with such access unless Tenant has provided Landlord with keys for any locks installed by Tenant. The parties acknowledge and agree that as of the date hereof, Tenant has indicated that it
will not provide Landlord with keys to any locks securing the Premises. 
 23. Substitution Space. Landlord may, at
Landlord’s expense, relocate Tenant within the Building to space which is comparable in size, utility and condition to the Premises. If Landlord relocates Tenant, Landlord shall reimburse Tenant for Tenant’s reasonable out-of-pocket
expenses for moving Tenant’s furniture, equipment, and supplies from the Premises to the relocation space and for reprinting Tenant’s stationery of the same quality and quantity as Tenant’s stationery supply on hand immediately before
Landlord’s notice to Tenant of the exercise of this relocation right. Upon such relocation, the relocation space shall be deemed to be the Premises and the terms of the Lease shall remain in full force and shall apply to the relocation space.

 24. Miscellaneous. 
 (a) Landlord Transfer. Landlord may transfer any portion of the Building and any of its rights under this Lease. If Landlord assigns its rights under this Lease, then Landlord shall thereby 

  

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be released from any further obligations hereunder, provided that the assignee assumes Landlord’s obligations hereunder in writing. 
 (b) Landlord’s Liability. The liability of Landlord to Tenant for any default by Landlord under the terms of this Lease shall be
recoverable only from the interest of Landlord in the Building, and Landlord shall not be personally liable for any deficiency. This Section shall not limit any remedies which Tenant may have for Landlord’s defaults which do not involve the
personal liability of Landlord. 
 (c) Force Majeure. Other than for Tenant’s obligations under this Lease that can be
performed by the payment of money (e.g., payment of Rent and maintenance of insurance), whenever a period of time is herein prescribed for action to be taken by either party hereto, such party shall not be liable or responsible for, and there shall
be excluded from the computation of any such period of time, any delays due to strikes, riots, acts of God, shortages of labor or materials, war, governmental laws, regulations, or restrictions, or any other causes of any kind whatsoever which are
beyond the control of such party. 
 (d) Brokerage. Neither Landlord nor Tenant has dealt with any broker or agent in
connection with the negotiation or execution of this Lease, other than Colliers Arnold, Inc. (“Landlord’s Broker”). Landlord shall pay a commission to Landlord’s Broker pursuant to a separate written agreement between Landlord
and Landlord’s Broker. Tenant and Landlord shall each indemnify the other against all costs, expenses, attorneys’ fees, and other liability for commissions or other compensation claimed by any other broker or agent (other than
Landlord’s Broker) claiming the same by, through, or under the indemnifying party. 
 (e) Estoppel Certificates. From time
to time, Tenant shall furnish to any party designated by Landlord, within ten days after Landlord has made a request therefor, a certificate signed by Tenant confirming and containing such factual certifications and representations as to this Lease
as Landlord may reasonably request. 
 (f) Notices. All notices and other communications given pursuant to this Lease shall be
in writing and shall be (1) mailed by first class, United States Mail, postage prepaid, certified, with return receipt requested, and addressed to the parties hereto at the address specified next to their signature block, (2) hand
delivered to the intended address, or (3) sent by prepaid telegram, cable, facsimile transmission, or telex followed by a confirmatory letter. All notices shall be effective upon delivery to the address of the addressee. The parties hereto may
change their addresses by giving notice thereof to the other in conformity with this provision. 
 (g) Separability. If any
clause or provision of this Lease is illegal, invalid, or unenforceable under present or future laws, then the remainder of this Lease shall not be affected thereby and in lieu of such clause or provision, there shall be added as a part of this
Lease a clause or provision as similar in terms to such illegal, invalid, or unenforceable clause or provision as may be possible and be legal, valid, and enforceable. 
 (h) Amendments; and Binding Effect. This Lease may not be amended except by instrument in writing signed by Landlord and Tenant. No provision of this Lease shall be deemed to have been waived by Landlord
unless such waiver is in writing signed by Landlord, and no custom or practice which may evolve between the parties in the administration of the terms hereof shall waive or diminish the right of Landlord to insist upon the performance by Tenant in
strict accordance with the terms hereof. The terms and conditions contained in this Lease shall inure to the benefit of and be binding upon the parties hereto, and upon their respective successors in interest and legal representatives, except as

  

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otherwise herein expressly provided. This Lease is for the sole benefit of Landlord and Tenant, and, other than Landlord’s Mortgagee, no third party
shall be deemed a third party beneficiary hereof. 
 (i) Quiet Enjoyment. Provided Tenant has performed all of its obligations
hereunder, Tenant shall peaceably and quietly hold and enjoy the Premises for the Term, without hindrance from Landlord or any party claiming by, through, or under Landlord, but not otherwise, subject to the terms and conditions of this Lease.

 (j) No Merger. There shall be no merger of the leasehold estate hereby created with the fee estate in the Premises or any
part thereof if the same person acquires or holds, directly or indirectly, this Lease or any interest in this Lease and the fee estate in the leasehold Premises or any interest in such fee estate. 
 (k) No Offer. The submission of this Lease to Tenant shall not be construed as an offer, and Tenant shall not have any rights under this
Lease unless Landlord executes a copy of this Lease and delivers it to Tenant. 
 (l) Entire Agreement. This Lease constitutes
the entire agreement between Landlord and Tenant regarding the subject matter hereof and supersedes all oral statements and prior writings relating thereto. Except for those set forth in this Lease, no representations, warranties, or agreements have
been made by Landlord or Tenant to the other with respect to this Lease or the obligations of Landlord or Tenant in connection therewith. 
 (m) Waiver of Jury Trial. To the maximum extent permitted by law, Landlord and Tenant each waive right to trial by jury in any litigation arising out of or with respect to this Lease. 
 (n) Governing Law. This Lease shall be governed by and construed in accordance with the laws of the State in which the Premises are
located. 
 (o) Joint and Several Liability. If Tenant is comprised of more than one party, each such party shall be jointly
and severally liable for Tenant’s obligations under this Lease. 
 (p) Financial Reports. Within 15 days after
Landlord’s request, Tenant will furnish Tenant’s most recent audited financial statements (including any notes to them) to Landlord, or, if no such audited statements have been prepared, such other financial statements (and notes to them)
as may have been prepared by an independent certified public accountant or, failing those, Tenant’s internally prepared financial statements. Tenant will discuss its financial statements with Landlord and will give Landlord access to
Tenant’s books and records in order to enable Landlord to verify the financial statements. Landlord will not disclose any aspect of Tenant’s financial statements that Tenant designates to Landlord as confidential except (a) to
Landlord’s lenders or prospective purchasers of the project, (b) in litigation between Landlord and Tenant, and (c) if required by court order. 
 (q) Landlord’s Fees. Whenever Tenant requests Landlord to take any action or give any consent required or permitted under this Lease, Tenant will reimburse Landlord for Landlord’s reasonable
costs incurred in reviewing the proposed action or consent, including without limitation reasonable attorneys’, engineers’ or architects’ fees, within 10 days after Landlord’s delivery to Tenant of a statement of such costs.
Tenant will be obligated to make such reimbursement without regard to whether Landlord consents to any such proposed action. 
 (r)
Telecommunications. Tenant and its telecommunications companies, including but not limited to local exchange telecommunications companies and alternative access vendor services 

  

 15 

 
companies shall have no right of access to and within the Building, for the installation and operation of telecommunications systems including but not
limited to voice, video, data, and any other telecommunications services provided over wire, fiber optic, microwave, wireless, and any other transmission systems, for part or all of Tenant’s telecommunications within the Building and from the
Building to any other location without Landlord’s prior written consent. 
 (s) Confidentiality. Tenant acknowledges that
the terms and conditions of this Lease are to remain confidential for the Landlord’s benefit, and may not be disclosed by Tenant to anyone, by any manner or means, directly or indirectly, without Landlord’s prior written consent. The
consent by the Landlord to any disclosures shall not be deemed to be a waiver on the part of the Landlord of any prohibition against any future disclosure. 
 (t) Notice Concerning Radon Gas. Radon is a naturally occurring radioactive gas that, when it has accumulated in a structure in sufficient quantities, may present health risks to persons who are exposed
to it. Levels of radon that exceed Federal and State guidelines have been found in buildings in the State of Florida. Additional information regarding radon and radon testing may be obtainable from the county public health unit. Landlord makes no
representation to Tenant concerning the presence or absence of radon gas in the Premises or the Building at any time or in any quantity. By executing this Lease, Tenant expressly releases Landlord from any loss, claim, liability, or damage now or
hereafter arising from or relating to the presence at any time of such substances in the Premises or the Building. 
 (u) No Right to
Terminate. Tenant hereby waives the remedies of termination and rescission and hereby agrees that Tenant’s sole remedies for Landlord’s default hereunder and for breach of any promise or inducement shall be limited to a suit for
damages and/or injunction. 
 (v) No Liability for Crimes. Landlord makes no representations or warranties with respect to
crime in the area, undertakes no duty to protect against criminal acts and shall not be liable for any injury, wrongful death or property damage arising from any criminal acts. Landlord may, from time to time, employ security personnel and
equipment; however, such personnel and equipment are only for the protection of Landlord’s property. Landlord reserves the right, in its sole discretion, to start, alter or terminate any such security services without notice. Tenant is urged to
provide security for its invitees, its own personnel, and property, as it deems necessary. Tenant is urged to obtain insurance to protect against criminal acts. 
 (w) List of Exhibits. All exhibits and attachments attached hereto are incorporated herein by this reference. 
  

					
	Exhibit A	  	-	    	Outline of Premises/ Legal Description
	Exhibit B	  	-	    	Building Rules and Regulations
	Exhibit C	  	-	    	Tenant Finish-Work: Allowance
	Exhibit D	  	-	    	Parking
	Exhibit E	  	-	    	Renewal Option
	Exhibit F	  	-	    	Right of First Offer

 (x) Authority. The undersigned representative of Tenant (if a corporation,
partnership or other business entity) hereby represents and warrants to Landlord that Tenant is a duly formed and existing entity qualified to do business in the State of Florida, that Tenant has the full right and authority to execute and deliver
this Lease, and that the undersigned representative of Tenant is authorized to sign this Lease on behalf of Tenant. Landlord, before it accepts and delivers this Lease, may require Tenant to 

  

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supply it with a certified copy of the corporate resolution or other similar and appropriate evidence of authorization for the execution of this Lease by
Tenant. 
 (y) Hazardous Materials. The term “Hazardous Materials” means any substance, material, or
waste which is now or hereafter classified or considered to be hazardous, toxic, or dangerous under any Law relating to pollution or the protection or regulation of human health, natural resources or the environment, or poses or threatens to pose a
hazard to the health or safety of persons on the Premises or in the Building. Tenant shall not use, generate, store, or dispose of, or permit the use, generation, storage or disposal of Hazardous Materials on or about the Premises or the Building
except in a manner and quantity necessary for the ordinary performance of Tenant’s business, and then in compliance with all applicable laws. If Tenant breaches its obligations under this Section , Landlord may immediately take any and all
action reasonably appropriate to remedy the same, including taking all appropriate action to clean up or remediate any contamination resulting from Tenant’s use, generation, storage or disposal of Hazardous Materials. Notwithstanding any
indemnity by Landlord set forth in this Lease, Tenant shall defend, indemnify, and hold harmless Landlord and its representatives and agents from and against any and all claims, demands, liabilities, causes of action, suits, judgments, damages and
expenses (including reasonable attorneys’ fees and cost of clean up and remediation) arising from Tenant’s failure to comply with the provisions of this Section. This indemnity provision shall survive termination or expiration of this
Lease. 
 (z) Attorneys Fees. If there is any legal or arbitration action or proceeding between Landlord and Tenant to enforce
any provision of this Lease or to protect or establish any right or remedy of either Landlord or Tenant hereunder, the non-prevailing party to such action or proceeding will pay to the prevailing party all reasonable, actual out-of-pocket costs and
expenses paid or payable to third parties, including attorneys’ fees incurred by the prevailing party in such action or proceeding and in any appeal in connection therewith, and if such prevailing party recovers a judgment in any such action,
proceeding, or appeal, such costs, expenses, and attorneys’ fees will be determined by the court or arbitration panel handling such action, proceeding, or appeal and will be included in and as a part of such judgment 
 25. Other Provisions. 
 (a)
Patriot Act Representations. Landlord and Tenant each represents and warrants to the other that: (i) they are not acting, directly or indirectly, for or on behalf of any person, group, entity or nation named by the United States
Treasury Department as a Specially Designated National and Blocked Person, or for or on behalf of any person, group, entity or nation designated in Presidential Executive Order 13224 as a person who commits, threatens to commit, or supports
terrorism; and (ii) they are not engaged in this transaction directly or indirectly on behalf of, or facilitating this transaction directly or indirectly on behalf of, any such person, group, entity or nation. 
 (b) Conditional Termination Option. 
 (1) Tenant shall have a limited, conditional right to terminate this Lease during the initial Term
upon the terms and conditions set forth herein. Tenant may only exercise such termination right if the Termination Condition (as defined below) is satisfied. The effective date of the termination of this Lease (the “Termination Date”)
shall be no earlier than the fifth (5th) anniversary of the Commencement Date. Tenant may exercise such right only by delivering to Landlord written
notice of termination (the “Termination Notice”) not less than twelve (12) months prior to the Termination Date selected by Tenant. The Termination Notice shall identify the Termination Date. Tenant shall deliver to Landlord, together
with the Termination Notice, a termination payment (the “Termination Payment”) in an aggregate amount equal to the sum of: (i) the amount of all unamortized leasing commissions, 

  

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unamortized costs of any improvements to the Premises made by Landlord for the benefit of Tenant, and Landlord’s legal fees in connection with the
preparation, review, and negotiation of this Lease, which amount, for purposes of this paragraph, will be deemed amortized over the initial Term at an interest rate equal to ten percent (10%) per annum; and (ii) an amount equal to thirty
percent (30%) of the aggregate amount of Basic Rent and Additional Rent that Tenant would have been required to pay under this Lease during the period which otherwise would have constituted the unexpired portion of the Initial Term (assuming,
for purposes hereof, that the Additional Rent during such period to be the same as was payable for the calendar year immediately preceding the Termination Date, increased in each succeeding year by 4% (on a compounded basis)). 
 (2) The “Termination Condition” means that as of the Termination Date one of the following shall have occurred: (i) the original named
Tenant herein (“Original Tenant”) shall have been merged or consolidated with another entity, in accordance with applicable statutory provisions governing merger and consolidation of business entities; (ii) all or substantially all of
Original Tenant’s assets shall have been acquired by another entity; or (iii) all or substantially all of the equity interests or voting securities of Original Tenant shall have been transferred to another entity. 
 (3) The Termination Payment shall be in addition to, and not in lieu of, the monthly installments of Basic Rent, Additional Rent, and all other charges
due and payable under this Lease through the Termination Date. The Termination Payment shall not be reported as rental income in Landlord’s books and records and shall not be reported as rental expense in Tenant’s books and records, it
being the intention of the parties that the Termination Payment is not rent or otherwise for the use of the Premises, and that no State of Florida sales tax shall be due thereon. Notwithstanding the foregoing, in the event a taxing authority at any
time interprets any portion of such payment of the Termination Payment as rent for sales or use tax purposes, Tenant agrees to promptly pay any such tax amount due and to indemnify, defend, and hold harmless Landlord from any resulting tax
obligations, including, without limitation, any applicable interest and penalties imposed thereon. 
 (4) Notwithstanding anything to the
contrary herein, in the event that: (i) an uncured event of default has occurred under the Lease and is continuing, or an event exists as of the date of Landlord’s receipt of the Termination Notice (the “Termination Notice
Date”), which event, with notice or the passage of time, or both, would constitute an event of default if not cured within the applicable cure period, if any; or (ii) an event of default arises subsequent to the Termination Notice Date
(including, without limitation, a default by Tenant in its obligation to pay the Termination Payment to Landlord as set forth herein, without any obligation on the part of Landlord to provide notice of such default or an opportunity to cure same),
then, at Landlord’s sole option, the Termination Notice may be deemed void and of no further force and effect. If Landlord elects to void Tenant’s Termination Notice in accordance with the immediately preceding sentence, the Lease shall
continue in full force and effect and Landlord shall promptly return the Termination Payment to Tenant (if theretofore made by Tenant). In the event Tenant fails to provide the Termination Notice on or before the Termination Notice Date, then all
rights of Tenant under this Section 25.(b) shall immediately lapse and be of no further force or effect. 
 (5) The provisions hereof
shall survive any termination of this Lease. 
 (c) Signage. Tenant shall have the right to install one (1) sign on the
exterior facia of the Building immediately above the entrance door to the Premises; provided, however: (i) the design, materials, size, color, and location of such sign shall be acceptable to Landlord, in Landlord’s reasonable discretion;
and (ii) such sign shall be subject to compliance with all applicable Laws. Tenant shall pay all costs associated with such sign, including, without limitation, design, construction, installation, and permitting, as well as all ongoing
maintenance and repair costs. Tenant acknowledges and agrees that 

  

 18 

 
Landlord’s reasonable discretion, within the meaning of clause (i) above, will include, without limitation, Landlord’s interest in maintaining
a harmonious and uniform appearance of the Building and other signage thereon. On or before the expiration of the Term, Tenant shall, at its sole expense, remove the sign and repair all portions of the Building affected thereby to the condition such
portions of the Building were in at the time of original installation of such sign. 
 LANDLORD AND TENANT EXPRESSLY DISCLAIM ANY IMPLIED WARRANTY THAT THE
PREMISES ARE SUITABLE FOR TENANT’S INTENDED COMMERCIAL PURPOSE, AND TENANT’S OBLIGATION TO PAY RENT HEREUNDER IS NOT DEPENDENT UPON THE CONDITION OF THE PREMISES OR THE PERFORMANCE BY LANDLORD OF ITS OBLIGATIONS HEREUNDER, AND, EXCEPT AS
OTHERWISE EXPRESSLY PROVIDED HEREIN, TENANT SHALL CONTINUE TO PAY THE RENT, WITHOUT ABATEMENT, SETOFF OR DEDUCTION, NOTWITHSTANDING ANY BREACH BY LANDLORD OF ITS DUTIES OR OBLIGATIONS HEREUNDER, WHETHER EXPRESS OR IMPLIED. 
  

 19 

 DATED as of the date first above written. 
  

									
	TWO WITNESSES:	 		 	TENANT:
				
		 		 		 	FIRST STATE BANK,
	  
	 		 	a Florida corporation
	Print Name:	 	  
	 		 		 	
				
	  
	 		 	By:	 	  

	Print Name:	 	  
	 		 	Name:	 	  

		 		 		 	Title:	 	  

					
		 		 		 	Address:	 	  

		 		 		 		 	  

		 		 		 		 	  

  

									
	TWO WITNESSES:	 		 	LANDLORD:
				
		 		 		 	PBC ASSOCIATES, L.L.C.,
	  
	 		 	a Florida limited liability company
	Print Name:	 	  
	 		 		 	
		 		 		 	By:	 	PBC MANAGERS, L.L.C.,
		 		 		 		 	a Florida limited liability company,
	  
	 		 		 	its Managing Member
	Print Name:	 	  
	 		 		 	
		 		 		 	By:	 	  

		 		 		 		 	Stewart F. Denholtz
		 		 		 		 	Its Manager
					
		 		 		 	Address:	 	580 Village Boulevard, Suite 300
		 		 		 		 	West Palm Beach, FL 33409

 EXHIBIT A 
 OUTLINE OF PREMISES/LEGAL DESCRIPTION 
 LEGAL DESCRIPTION 
 PARCEL 2: 
 Lots 1 and
2, Block 1, ROOSEVELT CENTRE REPLAT 5TH ADDITION, according to plat thereof recorded in Plat Book 89, pages 49, 50 and 51, of the public records of
Pinellas County, Florida. 
 For Information Purposes: Tax Parcel Numbers: 13/30/16/76532/001/0020 (Lot 2) 13/30/16/6532/001/0010 (Lot 1) 

 

 A-1 

 EXHIBIT B 
 BUILDING RULES AND REGULATIONS 
 The following rules and regulations shall apply to the
Premises, the Building, the parking garage associated therewith, and the appurtenances thereto: 
 1. Sidewalks, doorways, vestibules, halls,
stairways, and other similar areas shall not be obstructed by tenants or used by any tenant for purposes other than ingress and egress to and from their respective leased premises and for going from one to another part of the Building. 

2. Plumbing, fixtures and appliances shall be used only for the purposes for which designed, and no sweepings, rubbish, rags or other unsuitable
material shall be thrown or deposited therein. Damage resulting to any such fixtures or appliances from misuse by a tenant or its agents, employees or invitees, shall be paid by such tenant. 
 3. No signs, advertisements or notices shall be painted or affixed on or to any windows or doors or other part of the Building without the prior written
consent of Landlord. No nails, hooks or screws shall be driven or inserted in any part of the Building except by Building maintenance personnel. No curtains or other window treatments shall be placed between the glass and the Building standard
window treatments. 
 4. Intentionally Deleted. 
 5. Intentionally Deleted. 
 6. Movement in or out of the Building of furniture or office equipment, or
dispatch or receipt by tenants of any bulky material, merchandise or materials which require use of elevators or stairways, or movement through the Building entrances or lobby shall be conducted under Landlord’s supervision at such times and in
such a manner as Landlord may reasonably require. Each tenant assumes all risks of and shall be liable for all damage to articles moved and injury to persons or public engaged or not engaged in such movement, including equipment, property and
personnel of Landlord if damaged or injured as a result of acts in connection with carrying out this service for such tenant. 
 7. Landlord
may prescribe weight limitations and determine the locations for safes and other heavy equipment or items, which shall in all cases be placed in the Building so as to distribute weight in a manner acceptable to Landlord which may include the use of
such supporting devices as Landlord may require. All damages to the Building caused by the installation or removal of any property of a tenant, or done by a tenant’s property while in the Building, shall be repaired at the expense of such
tenant. 
 8. Corridor doors, when not in use, shall be kept closed. Nothing shall be swept or thrown into the corridors, halls, elevator
shafts or stairways. No birds or animals shall be brought into or kept in, on or about any tenant’s leased premises. No portion of any tenant’s leased premises shall at any time be used or occupied as sleeping or lodging quarters.

 9. Intentionally Deleted. 
 10. To ensure orderly operation of the Building, no ice, mineral or other water, towels, newspapers, etc. shall be delivered to any leased area except by persons approved by Landlord. 
  

 B-1 

 11. Tenant shall not make or permit any vibration or improper, objectionable or unpleasant noises or
odors in the Building or otherwise interfere in any way with other tenants or persons having business with them. 
 12. No machinery of any
kind (other than normal office equipment) shall be operated by any tenant on its leased area without Landlord’s prior written consent, nor shall any tenant use or keep in the Building any flammable or explosive fluid or substance. 

13. Landlord will not be responsible for lost or stolen personal property, money or jewelry from tenant’s leased premises or public or common
areas regardless of whether such loss occurs when the area is locked against entry or not. 
 14. No vending or dispensing machines of any
kind may be maintained in any leased premises without the prior written permission of Landlord. 
 15. Tenant shall not conduct any activity
on or about the Premises or Building which will draw pickets, demonstrators, or the like. 
 16. All vehicles are to be currently licensed,
in good operating condition, parked for business purposes having to do with Tenant’s business operated in the Premises, parked within designated parking spaces, one vehicle to each space. No vehicle shall be parked as a “billboard”
vehicle in the parking lot. Any vehicle parked improperly may be towed away. The Tenant, Tenant’s agents, employees, vendors and customers who do not operate or park their vehicles as required shall subject the vehicle to being towed at the
expense of the owner or driver. The Landlord may place a “boot” on the vehicle to immobilize it and may levy a charge of $50.00 to remove the “boot”. The Tenant shall indemnify, hold and save harmless the Landlord of any
liability arising from the towing or booting of any vehicles belonging to the Tenant, Tenant’s agents, vendors, employees and customers. 
  

 B-2 

 EXHIBIT C 
 TENANT FINISH-WORK: ALLOWANCE 
 1. Acceptance of Premises. Except as set forth
in this Exhibit, Tenant accepts the Premises in their “AS-IS” condition on the date that this Lease is entered into. 
 2. Space Plans. On or before the execution of this Lease, Tenant has delivered to Landlord a space plan depicting improvements to be installed in the Premises, which plans were prepared by
                                        
and dated             , 200     (the “Space Plans”). 
 3. Working Drawings. 
 (a) Preparation and Delivery. Landlord shall cause to be
prepared final working drawings of all improvements to be installed in the Premises and deliver the same to Tenant for its review and approval (which approval shall not be unreasonably withheld, delayed or conditioned). 
 (b) Approval Process. Tenant shall notify Landlord whether it approves of the submitted working drawings within three business days after
Landlord’s submission thereof. If Tenant disapproves of such working drawings, then Tenant shall notify Landlord thereof specifying in reasonable detail the reasons for such disapproval, in which case Landlord shall, within five business days
after such notice, revise such working drawings in accordance with Tenant’s objections and submit the revised working drawings to Tenant for its review and approval. Tenant shall notify Landlord in writing whether it approves of the resubmitted
working drawings within one business day after its receipt thereof. This process shall be repeated until the working drawings have been finally approved by Landlord and Tenant. If Tenant fails to notify Landlord that it disapproves of the initial
working drawings within three business days (or, in the case of resubmitted working drawings, within one business day) after the submission thereof, then Tenant shall be deemed to have approved the working drawings in question. Any delay caused by
Tenant’s unreasonable withholding of its consent or delay in giving its written approval as to such working drawings shall constitute a Tenant Delay Day (defined below). If the working drawings are not fully approved (or deemed approved) by
both Landlord and Tenant by the 15th business day after the delivery of the initial draft thereof to Tenant, then each day after such time period that such working drawings are not fully approved (or deemed approved) by both Landlord and Tenant
shall constitute a Tenant Delay Day. 
 (c) Landlord’s Approval; Performance of Work. If any of Tenant’s proposed
construction work will affect the Building’s Structure or the Building’s Systems, then the working drawings pertaining thereto must be approved by the Building’s engineer of record. Landlord’s approval of such working drawings
shall not be unreasonably withheld, provided that they comply with all Laws, the improvements depicted thereon do not adversely affect (in the reasonable discretion of Landlord) the Building’s Structure or the Building’s Systems (including
the Building ‘s restrooms or mechanical rooms), the exterior appearance of the Building, or the appearance of the Building’ s common areas or elevator lobby areas, such working drawings are sufficiently detailed to allow construction of
the improvements in a good and workmanlike manner, and the improvements depicted thereon conform to the rules and regulations promulgated from time to time by Landlord for the construction of tenant improvements (a copy of which has been delivered
to Tenant). As used herein, “Working Drawings” shall mean the final working drawings approved by Landlord, as amended from time to time by any approved changes thereto, and “Work” shall mean all
improvements to be constructed by Landlord in 

  

 C-1 

 
accordance with and as indicated on the Working Drawings. Landlord’s approval of the Working Drawings shall not be a representation or warranty of
Landlord that such drawings are adequate for any use or comply with any Law, but shall merely be the consent of Landlord thereto. Tenant shall, at Landlord’s request, sign the Working Drawings to evidence its review and approval thereof. After
the Working Drawings have been approved, Landlord shall cause the Work to be performed in substantial accordance with the Working Drawings, using contractors and subcontractors selected by Landlord. 
 4. Change Orders. Tenant may initiate changes in the Work. Each such change must receive the prior written approval of Landlord, such
approval not to be unreasonably withheld or delayed; however, if such requested change would adversely affect (in the reasonable discretion of Landlord) the Building’s Structure or the Building’s Systems (including the Building’s
restrooms or mechanical rooms), the exterior appearance of the Building, or the appearance of the Building’s common areas or elevator lobby areas, or if any such requested change might delay the Commencement Date, Landlord may withhold its
consent in its sole and absolute discretion. Tenant shall, upon completion of the Work, furnish Landlord with an accurate architectural “as-built” plan of the Work as constructed, which plan shall be incorporated into this by this
reference for all purposes. 
 5. Definitions. As used herein, a “Tenant Delay Day” means each day of
delay in the performance of the Work that occurs (a) because of Tenant’s failure to timely deliver or approve any required documentation such as the Space Plans or Working Drawings, (b) because Tenant fails to timely furnish any
information or deliver or approve any required documents such as the Space Plans, Working Drawings (whether preliminary, interim revisions or final), pricing estimates, construction bids, and the like, (c) because of any change by Tenant to the
Space Plans or Working Drawings, (d) because Tenant fails to attend any meeting with Landlord, the architect, any design professional, or any contractor, or their respective employees or representatives, as may be required or scheduled
hereunder or otherwise necessary in connection with the preparation or completion of any construction documents, such as the Space Plans, Working Drawings, or in connection with the performance of the Work, (e) because of any specification by
Tenant of materials or installations in addition to or other than Landlord’s standard finish-out materials, or (f) because a Tenant Party otherwise delays completion of the Work. As used herein, “Substantial
Completion,” “Substantially Completed” and any derivations thereof mean the Work in the Premises is substantially completed (as reasonably determined by Landlord) in substantial accordance with the Working
Drawings. Substantial Completion shall have occurred even though minor details of construction, decoration, landscaping and mechanical adjustments remain to be completed by Landlord. 
 6. Walk-Through; Punchlist. When Landlord considers the Work in the Premises to be Substantially Completed, Landlord will notify Tenant and
within three business days thereafter, Landlord’s representative and Tenant’s representative shall conduct a walk-through of the Premises and identify any necessary touch-up work, repairs and minor completion items that are necessary for
final completion of the Work. Neither Landlord’s representative nor Tenant’s representative shall unreasonably withhold his or her agreement on punchlist items. Landlord shall use reasonable efforts to cause the contractor performing the
Work to complete all punchlist items within 30 days after agreement thereon; however, Landlord shall not be obligated to engage overtime labor in order to complete such items. 
 7. Allowance. Landlord shall provide to Tenant a construction allowance (the “Construction Allowance”) equal to the
lesser of: (a) $109,314.00; or (b) the Total Construction Costs (as defined below), as adjusted for any approved changes to the Work. The Construction Allowance shall not be disbursed to Tenant in cash, but shall be applied by Landlord to
the payment of the Total Construction Costs, if, as, and when the cost of the Work is actually incurred and paid by Landlord. The 

  

 C-2 

 
Construction Allowance must be used (that is, the Work must be fully complete and the Construction Allowance disbursed) within six months following the
Commencement Date or shall be deemed forfeited with no further obligation by Landlord with respect thereto. 
 8. Construction
Management. Landlord or its Affiliate or agent shall supervise the Work, make disbursements required to be made to the contractor, and act as a liaison between the contractor and Tenant and coordinate the relationship between the Work, the
Building, and the Building’s systems. In consideration for Landlord’s construction supervision services, Tenant shall pay to Landlord a construction supervision fee equal to five percent of the Total Construction Costs. 
 9. Excess Costs. The entire cost of performing the Work (including design of the Work and preparation of the Working Drawings and the final
“as-built” plan of the Work, costs of construction labor and materials, electrical usage during construction, additional janitorial services, general tenant signage, related taxes and insurance costs, and the construction supervision fee
referenced in Section 8 of this Exhibit, all of which costs are herein collectively called the “Total Construction Costs”) in excess of the Construction Allowance shall be paid by Tenant. Upon approval of the Working
Drawings and selection of a contractor, Tenant shall promptly execute a work order agreement prepared by Landlord which identifies such drawings and itemizes the Total Construction Costs and sets forth the Construction Allowance, and pay to Landlord
50% of the amount by which Total Construction Costs exceed the Construction Allowance. Upon Substantial Completion of the Work and before Tenant occupies the Premises to conduct business therein, Tenant shall pay to Landlord an amount equal to the
Total Construction Costs (as adjusted for any approved changes to the Work), less the amount of the advance payment already made by Tenant, and the amount of the Construction Allowance. In the event of default of payment of such excess costs,
Landlord (in addition to all other remedies) shall have the same rights as for an Event of Default under the Lease. 
 10.
Miscellaneous. To the extent not inconsistent with this Exhibit, Sections and of this Lease shall govern the performance of the Work and Landlord’s and Tenant’s respective rights and obligations regarding the
improvements installed pursuant thereto. 
  

 C-3 

 EXHIBIT D 
 PARKING 
 Tenant may use forty three (43) undesignated parking spaces in the parking
garage/area associated with the Building (the “Parking Area”) during the initial Term at such rates and subject to such terms, conditions and regulations as are from time to time charged or applicable to patrons of the
Parking Area. If, for any reason, Tenant is unable to use all or any portion of the parking spaces to which it is entitled hereunder, then Tenant’s obligation to pay for such spaces shall be abated for so long as Tenant does not have the use
thereof; this abatement shall be in full settlement of all claims that Tenant might otherwise have against Landlord because of Landlord’s failure or inability to provide Tenant with such parking spaces in those circumstances where such failure
or inability is due to the unlawful acts of third parties, force majeure events, casualty and condemnation, and temporary inaccessibility for repairs and maintenance work. 
 Tenant shall at all times comply with all laws respecting the use of the Parking Area. Landlord reserves the right to adopt, modify, and enforce
reasonable rules and regulations governing the use of the Parking Area from time to time, including any key card, sticker, or other identification or entrance systems and hours of operation. Landlord may refuse to permit any person who violates such
rules and regulations to park or otherwise use the Parking Area, and any violation of such rules and regulations shall subject the vehicle of such violator to removal from the Parking Area. 
  

 D-1 

 EXHIBIT E 
 RENEWAL OPTIONS 
 Provided no Event of Default exists and Tenant is occupying the entire
Premises at the time of such election, Tenant may renew this Lease for one (1) additional period of ten (10) years, by delivering written notice of the exercise thereof to Landlord not later than twelve (12) months before the
expiration of the initial Term. On or before the commencement date of the extended Term, Landlord and Tenant shall execute an amendment to this Lease extending the Term on the same terms provided in this Lease, except as follows: 
 (1) The Basic Rent payable for each month during such extended Term shall be as follows: 
  

				
	 Time Period
	  	Monthly Basic Rent
	 Month 121–132
	  	$	17,526.68
	 Month 133-144
	  	$	18,227.75
	 Month 145-156
	  	$	18,956.86
	 Month 157-168
	  	$	19,715.13
	 Month 169-180
	  	$	20,503.74
	 Month 181-192
	  	$	21,323.89
	 Month 193-204
	  	$	22,176.85
	 Month 205-216
	  	$	23,063.92
	 Month 217-228
	  	$	23,986.48
	 Month 229-240
	  	$	24,945.94

 (2) Tenant shall have no further renewal options unless expressly granted by Landlord in writing;
and 
 (3) Landlord shall lease to Tenant the Premises in their then-current condition, and Landlord shall not provide to Tenant any
allowances (e.g., moving allowance, construction allowance, and the like) or other tenant inducements. 
 (4) Tenant’s rights under this
Exhibit shall terminate if (i) Tenant assigns any of its interest in this Lease or sublets any portion of the Premises or (ii) Tenant fails to timely exercise its option under this Exhibit, time being of the essence with respect to
Tenant’s exercise thereof. 
  

 E-1 

 EXHIBIT F 
 RIGHT OF FIRST OFFER 
 Landlord hereby grants to Tenant a one-time only right of first offer to lease that
certain space that is contiguous to the Premises and identified as “Suite 1100C” (the “Offer Space”), on and subject to the terms hereof. Subject to any then-existing renewal or expansion options of other tenants,
and provided no Event of Default then exists and at least eighteen (18) months remain in the initial Term (or the extended Term, if the renewal right set forth in Exhibit E is timely exercised by Tenant), Landlord shall, on a one-time
only basis and prior to offering the same to others, first offer to lease to Tenant the Offer Space in an “AS-IS” condition. Such offer (the “Offer Notice”) shall be in writing and shall specify the rent to be paid
for the Offer Space and the date on which the Offer Space shall be included in the Premises. Tenant shall notify Landlord in writing whether Tenant elects to lease the entire Offer Space at the rental rate set forth in the Offer Notice, within five
(5) days after Landlord delivers to Tenant the Offer Notice. If Tenant timely elects to lease the Offer Space, then Landlord and Tenant shall execute an amendment to this Lease, effective as of the date the Offer Space is to be included in the
Premises, on the same terms as this Lease except as follows: 
 (a) the rentable area of the Premises shall be increased by the rentable area
in the Offer Space; 
 (b) the Basic Rent shall be increased by the amount specified for such space in the Offer Notice; and 
 (c) Landlord shall not provide to Tenant any allowances (e.g., moving allowance, construction allowance, and the like) or other tenant inducements,
except Landlord shall provide to Tenant a construction allowance in an amount equal to $0.90 per square foot in the Offer Space for each year remaining in the Term. 
 If Tenant fails or is unable to timely exercise its right hereunder, then such right shall lapse, time being of the essence with respect to the exercise thereof, and Landlord may lease the Offer Space to third parties
on such terms as Landlord may elect, and Tenant’s rights with respect to the Offer Space shall thereafter automatically lapse and expire for the remainder of the Term (regardless of whether or not such Offer Space subsequently becomes available
for lease again during the Term). Tenant may not exercise its rights under this Exhibit if an Event of Default exists or Tenant is not then occupying the entire Premises. 
 Tenant’s rights under this Exhibit shall terminate if (a) this Lease or Tenant’s right to possession of the Premises is terminated or (b) Tenant assigns any of its interest in this Lease or sublets
any portion of the Premises. 
  

 F-1

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