Document:

Exhibit 10.7

 Exhibit 10.7 

LEASE AGREEMENT 
 by and
between 
 ANN ARBOR BUSINESS PARK, LLC, 

a Delaware limited liability company 

and 
 EXTANG
CORPORATION, 
 a Michigan corporation 

 TABLE OF CONTENTS 

 

							
	 Title
	  	Page	 
		
	 LEASE SUMMARY
	  	 	i	  
	 1.
	 	 PREMISES
	  	 	S-1	  
	 2.
	 	 TERM
	  	 	S-1	  
	 3.
	 	 RENT
	  	 	S-2	  
	 4.
	 	 SECURITY DEPOSIT
	  	 	S-2	  
	 5.
	 	 ADDITIONAL RENT
	  	 	S-3	  
	 6.
	 	 PARKING
	  	 	S-6	  
	 7.
	 	 PERMITTED USES
	  	 	S-7	  
	 9.
	 	 UTILITIES
	  	 	S-11	  
	 10.
	 	 REPAIRS BY LANDLORD
	  	 	S-11	  
	 11.
	 	 REPAIRS BY TENANT
	  	 	S-11	  
	 12.
	 	 TENANT’S TAXES AND ASSESSMENTS
	  	 	S-12	  
	 13.
	 	 ALTERATION OF PREMISES
	  	 	S-12	  
	 14.
	 	 INSURANCE
	  	 	S-12	  
	 15.
	 	 WAIVER, EXCULPATION AND INDEMNITY
	  	 	S-14	  
	 16.
	 	 CONSTRUCTION LIENS
	  	 	S-15	  
	 17.
	 	 QUIET ENJOYMENT
	  	 	S-16	  
	 18.
	 	 LANDLORD’S RIGHT OF ENTRY
	  	 	S-16	  
	 19.
	 	 DESTRUCTION OF BUILDINGS
	  	 	S-16	  
	 20.
	 	 EMINENT DOMAIN
	  	 	S-17	  
	 21.
	 	 BANKRUPTCY
	  	 	S-17	  
	 22.
	 	 DEFAULT
	  	 	S-17	  
	 23.
	 	 SURRENDER OF PREMISES
	  	 	S-19	  
	 24.
	 	 HOLDING OVER
	  	 	S-19	  
	 25.
	 	 SURRENDER OF LEASE
	  	 	S-19	  
	 26.
	 	 INTENTIONALLY DELETED
	  	 	S-19	  
	 27.
	 	 RULES AND REGULATIONS
	  	 	S-19	  
	 28.
	 	 NOTICE
	  	 	S-19	  
	 29.
	 	 ASSIGNMENT AND SUBLETTING
	  	 	S-20	  
	 30.
	 	 ATTORNEY’S FEES
	  	 	S-21	  
	 31.
	 	 JUDGMENT COSTS
	  	 	S-21	  
	 32.
	 	 BROKERS
	  	 	S-21	  
	 33.
	 	 SUBORDINATION OF LEASE
	  	 	S-21	  
	 34.
	 	 OPTIONS TO EXTEND/RIGHT OF FIRST REFUSAL
	  	 	S-22	  
	 35.
	 	 ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS
	  	 	S-22	  
	 36.
	 	 SHORT FORM OF LEASE
	  	 	S-23	  
	 37.
	 	 SIGNS
	  	 	S-23	  
	 38.
	 	 GUARANTY OF LEASE
	  	 	S-23	  
	 39.
	 	 FORCE MAJEURE
	  	 	S-23	  
	 40.
	 	 GENERAL PROVISIONS
	  	 	S-23	  

 Exhibits 
  

			
	Exhibit A	  	Premises
	Exhibit A-1	  	Base Rent Schedule
	Exhibit A-2	  	Parking Facilitates
	Exhibit B	  	Tenant Improvements
	Exhibit B-1	  	Work to be Completed
	Exhibit C	  	List of Approved Hazardous Materials
	Exhibit D	  	Declaration of Lease Commencement

 LEASE SUMMARY 

Set forth below is a summary of certain terms and conditions of the Lease Agreement between ANN ARBOR BUSINESS PARK, LLC, a Delaware limited
liability company, as Landlord, and EXTANG CORPORATION, a Michigan corporation, as Tenant, solely for the convenience of the parties. In the event there is a conflict between this Lease Summary and the terms and conditions of the Lease Agreement,
the terms and conditions of the Lease Agreement shall prevail. 
  

	A.	Building(s) mean one or more of those certain buildings containing 263,326 total rentable square feet and having the street address of 5400 S. State Road, Ann Arbor, MI. See Paragraph 1. 

 

	B.	Premises means 166,535 square feet of space located within the Property, comprised of 120,650 square feet of Shop Space, 30,245 square feet of Non-Shop Space, 10,000 square feet of Basement Space and the 5,640
square foot Out Building. See Paragraph 1. 

  

	C.	Term means ten (10) years and three (3) months from the Commencement Date, unless extended or terminated earlier by law or any provision of the Lease. See Paragraph 2.1. 

 

	D.	Commencement Date means the date of which the Premises are “Ready for Occupancy”. See Paragraph 2.2. 

  

	E.	Base Rent for the first year means $44,011.04 per month for the Premises beginning on the Commencement Date. All rent is due on the first day of each month and shall be paid to Landlord at One West Avenue,
Larchmont, New York 10538. See Paragraph 3. 

  

	F.	Security Deposit means $50,000.00. See Paragraph 4. 

  

	G.	Additional Rent means Tenant’s Share of the Project Expenses, payable monthly in advance together with Base Rent. See Paragraph 5.1.A. 

 

	H.	Project Expenses means the sum of Taxes, Insurance Expenses and Common Expenses, related to the Property. See Paragraph 5.1.E. 

 

	I.	Tenant’s Share for the Premises means 59.45%, determined by dividing the 166,535 square feet of the Shop, Space, the Non-Shop Space and the Out Building portions of the Premises by 263,326 rentable square
feet of the Buildings. See Paragraph 5.1.J. 

  

	J.	Permitted Use means light manufacturing, warehouse storage purposes and uses customarily associated therewith. See Paragraph 7. 

 

	K.	Utilities. Tenant shall pay the cost of its Utilities. See Paragraph 9. 

  

	L.	Options To Extend/Right of First Refusal. Tenant shall have two (2) options to extend the Term for five (5) additional years per option, and a right of first refusal for additional space. See
Paragraph 34. 

  

	M.	Taxpayer Identification Number for Tenant is [redact]. 

 LEASE AGREEMENT 

THIS LEASE AGREEMENT (“Lease”), dated as of May 9, 2013, is made by and between ANN ARBOR BUSINESS PARK, LLC, a Delaware
limited liability company (“Landlord”), and EXTANG CORPORATION, a Michigan corporation (“Tenant”). 

WITNESSETH 
  

	1.	PREMISES 

 1.1. Property. Landlord owns that certain real property improved with
one or more multi-tenant buildings containing approximately 263,326 rentable square feet (“Buildings”) located on approximately 34 acres of land at 5400 S. State Road, Ann Arbor, MI (“Land”). The Buildings and the
Land are collectively referred to as the “Property”. 
 1.2. Premises. Landlord, for and in consideration of the
rents, covenants, agreements, and stipulations contained herein, to be paid, kept and performed by Tenant, leases and rents to Tenant, and Tenant hereby leases and takes from Landlord upon the terms and conditions contained herein, 166,535 square
feet of space located within the Property, comprised of 120,650 square feet of industrial/warehouse space (“Shop Space”), 30,245 square feet of office, cafeteria, truck dock space (“Non-Shop Space”), and the entire
5,640 square foot stand-alone warehouse building (“Out Building”), all as outlined in the site plan attached as Exhibit “A”, together with 10,000 square feet of basement space (“Basement
Space,” collectively, with the Shop Space, the Non-Shop Space and the Out Building, the “Premises”). The Shop Space and the Non-Shop Space are collectively referred to as the “Main Building Space.” The
square footage of the Premises shall be measured by Landlord during the construction of the Tenant Improvements and the actual measured square footage will be used to calculate Base Rent (as defined in Paragraph 3.1 herein) and to determine
Tenant’s Share (as defined in Paragraph 5.1.J herein). 
 1.3. Common Areas. In addition to the Premises, Tenant
shall have the use of those certain common areas designated by the Landlord from time to time on the Property; such areas shall include, but not be limited to, parking areas, access roads and facilities, interior corridors, sidewalks, driveways and
landscaped and open areas (collectively, “Common Areas”). The use of the Common Areas shall be for the non-exclusive use of Tenant and Tenant’s employees, agents, suppliers, customers and patrons, in common with Landlord and
all other tenants of the Property and all such other persons to whom Landlord has previously granted, or may hereinafter grant, rights of usage; provided that such nonexclusive use shall be expressly subject to such reasonable rules and regulations
which may be adopted by the Landlord from time to time, so long as such rules and regulations do not adversely affect Tenant’s use of the Premises and are uniformly enforced. Tenant shall not be entitled to use the Common Areas for storage of
goods, vehicles, refuse or any other items. Landlord reserves the right to alter, modify, enlarge, diminish, reduce or eliminate the Common Areas from time to time in its sole discretion; provided, however, it does not unreasonably and materially
interfere with Tenant’s use and occupancy of the Premises or access to and from the Premises. Landlord shall have the right to modify Common Areas, in order to implement new, necessary security measures; provided, however, it does not
unreasonably and materially interfere with Tenant’s use and occupancy of the Premises or access to and from the Premises. If Tenant shall use any of the Common Areas for storage of any items, Tenant shall pay all fines imposed upon either
Landlord or Tenant by any fire, building or other regulatory body, and Tenant shall pay all costs incurred by Landlord to clear and clean the Common Areas and dispose of such items, including but not limited to, a disposal fee of twenty-five dollars
($25.00) for each pallet or other container and fifty dollars ($50.00) for each drum, together with any additional costs for testing and special disposal, if required. 
  

	2.	TERM 

 2.1. Term. The term of the Lease shall be for ten (10) years and three
(3) months beginning on the Commencement Date (“Term”), unless extended or sooner terminated pursuant to the terms of this Lease. If the last day of the Term shall fall on other than the last day of a calendar month, the Term
shall be extended so as to end on the last day of such calendar month. The term “Lease Year” as used herein shall mean any 365-consecutive-day period beginning on the Commencement Date, or first day of the calendar month immediately
following the Commencement Date if the Commencement Date falls on other than the first day of a calendar month, or any anniversary thereafter. 

2.2. Commencement Date. The term “Commencement Date” as used herein shall mean the earlier of (i) the date the
Premises are Ready For Occupancy (as defined in Exhibit “B” attached hereto), or (ii) the date that Tenant, or any person with the consent of Tenant, occupies all or any part of Premises for the purpose of conducting
business. 

  
 S-1 

	3.	RENT 

 3.1. Rent. Rent shall be due and payable in lawful money of the United
States in advance on the first day of each month after the Commencement Date. Tenant shall pay to Landlord as base rent (“Base Rent”) for the Premises (156,535 square feet, excluding the Basement Space), without notice or demand and
without abatement, deduction, offset or set off, the sums set forth on Exhibit “A-1” attached hereto. Tenant shall not be responsible for paying Base Rent with respect to the
Basement Space. Rent 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. Once the Commencement Date has been determined
and the measured square footage of the Premises determined, the Declaration of Lease Commencement attached as Exhibit “D” shall also have as an exhibit the foregoing Base Rent schedule with the actual dates inserted in lieu
of the month numbers and the measured square footage used to calculate the actual Base Rent. 
 3.2. Place of Payment. All payments
under this Lease to be made by Tenant to Landlord shall be made payable to, and mailed or personally delivered to Landlord at the following address or such other address(es) which Landlord may notify Tenant from time to time in writing: c/o
Quadrelle Realty Services, One West Avenue, Larchmont, New York 10538. 
 3.3. Late Payment. Tenant hereby acknowledges that late
payment by Tenant to Landlord of Rent (as defined in Paragraph 5.1.F. herein) pursuant to this Lease will cause Landlord to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain.
Accordingly, if any installment of Rent or other payment under this Lease is not received by Landlord, on or before the fifth (5th) day of the month in which such Rent or other payment is due, Tenant shall pay a late charge equal to five
percent (5%) of such overdue amounts. Tenant shall also be responsible for a service fee equal to fifty dollars ($50.00) for any check returned for insufficient funds together with such other costs and expenses as may be imposed by
Landlord’s bank. The payment to and acceptance by Landlord of such late charge shall in no event constitute a waiver by Landlord of Tenant’s default with respect to such overdue amounts, nor prevent Landlord from exercising any of the
other rights and remedies granted at law or equity or pursuant to this Lease. 
 3.4. Payment on Account. No payment by Tenant or
receipt by Landlord of a lesser amount than the Rent actually due hereunder shall be deemed to be other than a payment on account. No restrictive endorsement or statement on any check or any letter accompanying any check or payment shall be deemed
to effect an accord and satisfaction or have any effect whatsoever. Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance or pursue any other remedy in this Lease or at law or in equity provided.

  

	4.	SECURITY DEPOSIT 

 Upon execution of this Lease, Tenant shall pay to Landlord a security
deposit for the faithful performance of Tenant’s obligations under this Lease in the amount of Fifty Thousand Dollars ($50,000.00) (“Security Deposit”). If Tenant fails to pay Rent or other charges due hereunder, or otherwise
defaults under this Lease, beyond any applicable notice and cure period, Landlord may use, apply or retain all or a portion of the Security Deposit to compensate Landlord for the amount due by Tenant (including reasonable attorneys’ fees) under
this Lease. If Landlord uses or otherwise applies all or any portion of the Security Deposit, Tenant shall restore such Security Deposit within ten (10) days of notice from Landlord. The Security Deposit shall be non-interest bearing and
Landlord shall be entitled to retain such funds in its general accounts. The balance of the Security Deposit not applied or used by Landlord as permitted in this Paragraph shall be refunded to Tenant thirty (30) days after the later of
(i) expiration or other termination of this Lease, and (ii) Tenant has vacated the Premises. 

  
 S-2 

	5.	ADDITIONAL RENT 

 5.1. Definitions. 

A. “Additional Rent” shall mean Tenant’s Share of the Project Expenses and the Capital Repair
Amortization Payment, if any, due pursuant to Paragraph 10 herein. 
 B. “Common Expenses” shall
mean the aggregate amount of the total costs and expenses paid or incurred by Landlord in any way connected with or related to (i) the operation, repair and maintenance of the Common Areas, the Buildings and the Property, including, without
limitation, electricity, gas, water, sewer and other utilities, trash removal, security, snow plowing, sanding, salting and shoveling snow, landscaping, mowing and weed removal, sweeping and janitorial services, on-site manager and employees and
related expenses, office expenses, electrical, plumbing, sprinkler and HVAC repair and maintenance, alarm and sprinkler system testing, maintenance and repair, repair, resurfacing and restriping of all parking areas, loading and unloading areas,
trash areas, roadways, driveways, walkways, common signage, painting of the Buildings and Property, fence and gate repair and maintenance, repair and replacement of all lighting facilities, and any and all other repairs and maintenance, and
(ii) the furnishing of or contracting for any service generally provided to the tenants of the Property by Landlord, including, without limitation, managerial fees (at the rate of $1,000 per month), administrative expenses related to the
Property (not exceed 5% of any construction or repair costs included as part of Common Expenses) and professional fees. Additionally, with respect to expenses related to capital replacements (“Capital Replacements”), such expenses
shall be amortized over the useful life of the applicable replacement and only the annual amortized portion of the expenses for such Capital Replacements shall be included in the Common Expenses for each Lease Year. Capital Replacements shall
specifically include the costs of resurfacing all parking areas, loading and unloading areas, trash areas, roadways, driveways and walkways as well as any cost for an individual repair or item that costs more than $20,000. Common Expenses shall be
capped for the first Lease Year at $1.00 per square foot, and shall be capped, on a cumulative basis, at $1.50 per square foot beginning for the second Lease Year, with such cap increasing by two percent (2%) for each Lease Year thereafter.
Notwithstanding the foregoing, the Common Expenses shall not include: 
 (i) the cost to initially construct the Buildings,
including any additions thereto and any expansion thereof; 
 (ii) interest, late charges and penalties on any charges
payable by Landlord; 
 (iii) costs which are reimbursed to Landlord by insurance proceeds and condemnation awards; 

(iv) financing and refinancing costs, interest on debt or amortization payments on any mortgages encumbering all or any part of
the Property; 
 (v) depreciation of the costs to initially construct the Buildings and Common Areas of the Property; 

(vi) the cost of performing services which benefit any tenant if the same or similar services are not available to Tenant; 

(vii) any and all expenses incurred in leasing space within the Property to tenants, including but not limited to legal fees,
brokerage commissions, and advertising costs; 
 (viii) fees and expenses paid to attorneys with respect to eviction
proceedings and other actions against any other tenant(s) of the Property; 
 (ix) salaries paid to persons other than those
whose primary responsibility is the operation and/or management of the Property; 

  
 S-3 

 (x) costs, fines or penalties incurred due to violations by Landlord of any
governmental rule or authority and defense of same; 
 (xi) costs and expenses incurred to the extent of work performed for
or which Landlord is entitled to or receives reimbursement from any particular tenant or tenants (except the costs and expenses included as Common Expenses); 

(xii) Landlord’s general corporate overhead and general and administrative expenses to the extent not included in the
managerial fees or administrative expenses referenced above; 
 (xiii) fines, penalties, late payment charges, and costs
incurred by Landlord due to violations of laws or permits by Landlord pertaining to the Property; 
 (xiv) costs or fines
associated with the remediation or removal of any Hazardous Materials or Preexisting Contamination by Landlord from or about the Property; 

(xv) cost of the initial “tap” fees in connection with connecting the Property to the public water supply; 

(xvi) insurance increases attributable solely to any extra-hazardous uses made in the Property by Landlord or any other tenant;
and 
 (xvii) the costs associated with the maintenance of the water tower and old sprinkler system water storage tank. 

C. “Computation Year” shall mean each twelve (12) consecutive month period commencing January 1 of
each year during the Term, provided that Landlord, upon notice to Tenant, may change the Computation Year from time to time to any other twelve (12) consecutive month period and, in the event of any such change, Tenant’s Share of Project
Expenses shall be equitably adjusted for the Computation Years involved in any such change. 
 D. “Insurance
Expenses” shall mean the aggregate amount of the cost of fire, extended coverage, boiler, sprinkler, commercial general liability, property damage, rent, earthquake, terrorism and other insurance obtained by Landlord in connection with the
Property, including insurance required pursuant to Paragraph 14.1 hereof, and the commercially reasonable deductible portion of any insured loss otherwise covered by such insurance. 

E. “Project Expenses” shall mean and include Taxes, Insurance Expenses and Common Expenses. 

F. “Rent” or “rent” shall mean the total of all sums due to Landlord from Tenant hereunder,
including but not limited to Base Rent, Additional Rent, Utilities, and all other fees and charges owed to Landlord as well as all damages, costs, expenses, and sums that Landlord may suffer or incur, or that may become due, by reason of any default
of Tenant or failure by Tenant to comply with the terms and conditions of this Lease. 
 G. “Rentable Area of the
Buildings” shall mean 263,326 agreed square feet. 
 H. “Rentable Area of the Premises” shall mean
156,535 agreed square feet comprised of the Shop Space, the Non-Shop Space and the Out Building, but excluding the Basement Space. 

I. “Taxes” shall mean all taxes, assessments and charges levied upon or with respect to the Property or any
personal property of Landlord used in the operation thereof, or Landlord’s interest in the Property or such personal property. Taxes shall include, without limitation, all general real property taxes and

  
 S-4 

 
general and special assessments, occupancy taxes, commercial rental taxes, charges, fees or assessments for transit, housing, police, fire or other governmental services or purported benefits to
the Property, service payments in lieu of taxes, and any tax, fee or excise on the act of entering into any lease for space in the Property, or on the use or occupancy of the Property or any part thereof, or on the rent payable under any lease or in
connection with the business of renting space in the Property that are now or hereafter levied or assessed against Landlord by the United States of America, the state in which the Property is located, or any political subdivision, public
corporation, district or other political or public entity, whether due to increased rate and/or valuation, additional improvements, change of ownership, or any other events or circumstances, and shall also include any other tax, fee or other excise,
however described, that may be levied or assessed as a substitute for or as an addition to, as a whole or in part, any other Taxes whether or not now customary or in the contemplation of the parties on the date of this Lease. Taxes shall not include
franchise, transfer, inheritance or capital stock taxes or income taxes measured by the net income of Landlord from all sources unless, due to a change in the method of taxation, any of such taxes is levied or assessed against Landlord as a
substitute for or as an addition to, as a whole or in part, any other tax that would otherwise constitute a Tax. Taxes shall also include reasonable legal fees, costs and disbursements incurred in connection with proceedings to contest, determine or
reduce Taxes, so long as Landlord has a reasonable basis for instituting such proceedings. If any Taxes are specially assessed by reason of the occupancy or activities of one or more tenants and not the occupancy or activities of the Tenants as a
whole, such Taxes shall be allocated by Landlord to the tenant or tenants whose occupancy or activities brought about such assessment. If there is a special assessment that is included within the definition of Taxes herein, and such assessment may
be paid in periodic installments, Tenant shall be responsible only for those portions of installments relating to the period included within the Term. Landlord acknowledges that Tenant and Landlord desire to seek tax abatement for the Premises
(“Tax Abatement”). In connection therewith, Landlord shall cooperate with Tenant in seeking such Tax Abatement for the Premises and the allocation of all such Tax Abatement to Tenant’s tax liability hereunder. To the
extent required by the applicable municipality, the parties shall amend this Lease to conform to the Tax Abatement requirements provided that such requirements do not expand the liabilities of Landlord or other tenants of the Property for Taxes
hereunder and subject to the approval of any lender with a mortgage lien on the Property. 
 J. “Tenant’s
Share” shall mean 57.3% computed by dividing the Rentable Area of the Premises by the Rentable Area of the Buildings. In the event that either the Rentable Area of the Premises or the Rentable Area of the Buildings is changed, Tenant’s
Share will be appropriately adjusted by Landlord. For purposes of the Computation Year in which such change occurs, Tenant’s Share shall be determined on the basis of the number of days during such Computation Year at each such percentage.
Notwithstanding the foregoing, until such time as another tenant or Landlord occupies any portion of the Buildings, (i) Tenant shall be responsible for one hundred percent (100%) of the cost of all variable Common Expense, such as
electricity (excluding any electricity associated with the water tower or the cell towers located thereon), gas, water, sewer and other utilities, trash removal, security, snow plowing, sanding, salting and snow removal, landscaping, mowing and weed
removal, and (ii) Tenant, at Tenant’s option and upon prior notice to Landlord, may assume direct responsibility and payment for all variable Common Expenses. In addition to the foregoing, Landlord shall reimburse Tenant for the cost of
any utilities actually used by Landlord to heat or light any vacant portions of the Buildings, such reimbursement to be determined as set forth in Paragraph 9 herein. 

5.2. Payments. In addition to Base Rent, and beginning on the Commencement Date, Tenant shall pay to Landlord, monthly, in advance,
one-twelfth (1/12) of the Additional Rent due for each Computation Year, in an amount estimated by Landlord and billed by Landlord to Tenant (“Estimated Expenses”). At the request of Tenant, Landlord shall provide reasonable
documentation related to Landlord’s determination of the Estimated Expenses. Landlord shall have the right to reasonably revise such estimates from time to time and to adjust Tenant’s monthly payments accordingly. If either the
Commencement Date or the expiration of the Term shall occur on a date other than the first or last day of a Computation Year respectively, the Additional Rent for such Computation Year shall be in the proportion that the number of days the Lease was
in effect during such Computation Year bears to 365. With reasonable promptness after the expiration of each Computation Year, but in no event later than six (6) months after the end of the Computation Year, Landlord shall furnish Tenant with a
statement of the actual expenses (“Actual Expenses”), setting forth in reasonable detail the Project Expenses for such Computation Year, and Tenant’s Share of such Project Expenses. If the actual Project Expenses for such
Computation Year exceed the estimated Project Expenses paid by Tenant for such 

  
 S-5 

 
Computation Year, Tenant shall pay to Landlord the difference between the amount paid by Tenant and the actual Project Expenses within thirty (30) days after the receipt of Landlord’s
Expense Statement. If the total amount paid by Tenant for any such Computation Year shall exceed the actual Project Expenses for such Computation Year, such excess shall be credited against the next installments of Additional Rent due from Tenant to
Landlord hereunder, or upon the expiration or earlier termination of this Lease, paid to Tenant within thirty (30) days of delivery of the Expense Statement. Neither Landlord’s failure to deliver, nor late delivery of, the Estimated or
Actual Expenses shall constitute a default by Landlord hereunder or a waiver of Landlord’s right to collect any payment provided for herein. 

5.3. Intentionally Deleted. 

5.4. Disputes. If there is any dispute as to any Additional Rent due under this Paragraph 5 for any particular Computation Year,
Tenant shall have the right during the six (6) month period following Tenants receipt of the Actual Expenses for such disputed Computation Year (“Audit Period”), upon reasonable notice and at reasonable times, to inspect
Landlord’s accounting records at Landlord’s accounting office. Tenant’s failure to provide Landlord with notice of any dispute as to Additional Rent during the Audit Period, shall constitute a waiver by Tenant to dispute or audit the
Additional Rent, or any component thereof, for such Computation Year. If after such inspection Tenant still disputes such Additional Rent, upon Tenant’s written request therefore, a certification as to the proper amount of Project Expenses and
the amount due to or payable by Tenant shall be made by an independent accounting firm selected by Landlord and Tenant. If Landlord and Tenant are unable to agree upon an accounting firm, Landlord and Tenant shall each select an accounting firm and
the two (2) firms so selected shall select a third firm which shall make the certification requested hereunder. Such certification shall be final and conclusive as to all parties. Notwithstanding the foregoing, in no event shall Tenant be
entitled to withhold payment of Additional Rent during the certification process and Tenant shall remain obligated to pay all Additional Rent due as otherwise set forth in this Lease. In the event Tenant shall prevail in the certification process,
Landlord, at its election, shall either promptly refund any excess Additional Rent payments to Tenant or shall apply such excess as a credit against future Additional Rent due from Tenant. Should the parties obtain a certification, or otherwise
agree to compromise the amount in dispute, they shall each pay their proportionate amount of the cost of obtaining the certification in the same percentage as the final certification or compromise amount relates to each parties initial assertion.
For example, if Landlord claims Tenant owes $20.00 and Tenant asserts that only $10.00 is due, and the parties ultimately agree on $15.00, each party shall be responsible for paying 50% of the costs of obtaining the certification, if the parties
ultimately agree on $18.00, Landlord shall be responsible for 20% and Tenant shall be responsible for 80% of the costs of obtaining the certification.] Tenant shall notify Landlord of any disputes with respect to Additional Rent within one
(1) year from Tenant’s receipt of such Actual Expenses as set forth herein; thereafter any Actual Expenses which have not been timely disputed shall be deemed approved by Tenant. 

 

	6.	PARKING 

 Landlord shall maintain and operate, or cause to be maintained and operated a
minimum of three hundred (300) automobile parking facilities (“Parking Facilities”) and ten (10) trailer staging spaces for Tenant’s exclusive use at no additional charge to Tenant, all as identified on Exhibit
A-2 attached hereto. Landlord shall have the right to relocate such Parking Facilities to another location in Landlord’s reasonable discretion to facilitate development of the Property, so long as such relocation does not materially
interfere with Tenant’s use of and access to the Premises. All vehicles located on or about the Premises shall be licensed and insured at all times and shall be in operable condition. NOTWITHSTANDING ANYTHING CONTAINED IN THIS LEASE TO THE
CONTRARY, TENANT ACKNOWLEDGES AND AGREES THAT IT SHALL USE ANY PARKING FACILITIES AT ITS SOLE RISK AND THAT, SUBJECT TO PARAGRAPH 15.2 HEREIN, LANDLORD SHALL HAVE NO RESPONSIBILITY TO PREVENT, AND SHALL NOT BE LIABLE TO TENANT OR ANY TENANT
REPRESENTATIVES FOR, DAMAGES OR INJURIES TO PERSONS OR PROPERTY PARKED OR OTHERWISE LOCATED ON OR ABOUT THE PREMISES. 

  
 S-6 

	7.	PERMITTED USES 

 Tenant shall use and occupy the Premises throughout the term of the
Lease for light manufacturing and warehousing and uses customarily associated therewith and for no other purpose; in particular no use shall be made or permitted to be made of the Premises, nor acts done which will increase the existing rate of
insurance upon the Buildings, or cause a cancellation of any insurance policy covering the Buildings, or any part thereof, nor shall Tenant sell, or permit to be kept, used, or sold, in or about the Premises, any article which may be prohibited by
the standard form of fire insurance policies. Tenant shall comply with all laws, ordinances, rules, regulations and codes of all municipal, county, state and federal authorities pertaining to Tenant’s operation of its business within the
Premises. Tenant shall not commit, or suffer to be committed, any waste upon the Premises or any public or private nuisance, or other act or thing which disturbs the quiet enjoyment of any other tenant in the Buildings. Tenant shall also
specifically not permit the storage of tires, flammable products, batteries, fertilizer, charcoal or any other similar items that cause objectionable odors to escape or be emitted from the Premises; Tenant shall insure sanitation and freedom from
odor, smell and infestation from rodents or insects. Tenant, at its expense, shall provide (and enclose if required by codes) a dumpster or dumpsters for Tenant’s trash in a location and manner reasonably approved by Landlord, and shall cause
its trash to be removed at intervals reasonably satisfactory to Landlord. In connection therewith, Tenant shall keep the dumpster(s) clean and insect, rodent and odor free. 
  

	8.	ENVIRONMENTAL COMPLIANCE/HAZARDOUS MATERIALS 

 8.1. Definitions.
“Hazardous Materials” shall mean any (i) material, substance or waste that is or has the characteristic of being hazardous, toxic, ignitable, reactive, flammable, explosive, radioactive, mutagenic or corrosive, including,
without limitation, petroleum, or any petroleum derivative, solvents, heavy metals, acids, pesticides, paints, printing ink, PCBs, asbestos, materials commonly known to cause cancer or reproductive problems and those materials, substances and/or
wastes, including wastes which are or later become regulated by any local governmental authority, the state in which the Premises are located or the United States Government, including, but not limited to, substances defined as “hazardous
substances,” “hazardous materials,” “toxic substances” or “hazardous wastes” in the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended, 42 U.S.C. §9601, et seq.; the
Hazardous Materials Transportation Act, 49 U.S.C. §1801, et seq.; the Resource Conservation and Recovery Act; all environmental laws of the state where the Property is located, and any other environmental law, regulation or ordinance now
existing or hereinafter enacted, (ii) any other substance or matter which results in liability to any person or entity from exposure to such substance or matter under any statutory or common law theory, and (iii) any substance or matter
which is in excess of relevant and appropriate levels set forth in any applicable federal, state or local law or regulation pertaining to any hazardous or toxic substance, material or waste, or for which any applicable federal, state or local agency
orders or otherwise requires removal, remediation or treatment. “Hazardous Materials Laws” shall mean all present and future federal, state and local laws, ordinances and regulations, prudent industry practices, requirements of
governmental entities and manufacturer’s instructions relating to industrial hygiene, environmental protection or the use, analysis, generation, manufacture, storage, presence, disposal or transportation of any Hazardous Materials, including
without limitation the laws, regulations and ordinances referred to in the preceding sentence. 
 8.2. Use of Premises by Tenant.
Tenant hereby agrees that Tenant and Tenant’s officers, employees, representatives, agents, consultants, contractors, subcontractors, successors, assigns, subtenants, concessionaires, invitees and any other occupants of the Premises (for
purposes of this Paragraph 8, referred to collectively herein as “Tenant Representatives”) shall not knowingly cause or permit any Hazardous Materials to be used, generated, manufactured, refined, produced, processed, stored
or disposed of, on, under or about the Premises or the Property or transport to or from the Premises or the Property without the express prior written consent of Landlord, except only (i) Hazardous Materials contained in products used by Tenant
for ordinary cleaning and office purposes at the Premises, and (ii) Hazardous Materials contained in inventory items to be stored at the Premises and as listed on Exhibit “C” attached hereto (collectively,
“Approved Hazardous Materials”). Landlord may place such conditions as Landlord deems reasonably appropriate with respect to such Hazardous Materials, including without limitation, rules, regulations and safeguards as may be
required by any insurance carrier, environmental consultant or lender of Landlord, or environmental consultant retained by any lender of Landlord, and may further require that Tenant demonstrate to Landlord that such Hazardous Materials will be
generated, stored, used and disposed of in a manner that complies with all Hazardous Materials Laws regulating such Hazardous Materials and with good business practices. Tenant understands that Landlord may utilize an environmental consultant to
assist in determining conditions of approval and monitoring in connection with the presence, storage, generation or use of Hazardous Materials on or about the Premises by Tenant, and Tenant agrees 

  
 S-7 

 
that any costs reasonably incurred by Landlord in connection with any such environmental consultant’s services shall be reimbursed by Tenant to Landlord as Additional Rent upon demand,
provided that Landlord has a reasonable basis for engaging such environmental consultant. Unless approved in writing by Landlord, Tenant shall not be entitled to utilize any Hazardous Materials in the Premises, except any Approved Hazardous
Materials. In connection with the use of Hazardous Materials by Tenant approved by Landlord, Tenant shall at its own expense procure and maintain in effect and comply with all conditions of any and all permits, licenses and other governmental and
regulatory approvals required for the storage or use by Tenant or any of Tenant’s Representatives of Hazardous Materials on the Premises or the Property, including without limitation, discharge of (appropriately treated) materials or wastes
into or through any sanitary sewer serving the Premises or the Property with all required permits. 
 8.3. Remediation. If at any
time during the Term any contamination of the Premises or the Property by Hazardous Materials shall occur where such contamination is caused by the act or omission of Tenant or Tenant’s Representatives (“Tenant’s
Contamination”), then Tenant, at Tenant’s sole cost and expense, shall promptly and diligently remove such Hazardous Materials from the Premises, the Property or the groundwater underlying the Premises or the Property to the extent
required to comply with applicable Hazardous Materials Laws to restore the Premises or the Property to the same or better condition which existed before the Tenant’s Contamination. Tenant shall not take any required remedial action in response
to any Tenant’s Contamination in or about the Premises or the Property, or enter into any settlement agreement, consent, decree or other compromise in respect to any claims relating to any Tenant’s Contamination without first obtaining the
prior written consent of Landlord, which may be subject to conditions imposed by Landlord as determined in Landlord’s sole discretion, provided, however, Landlord’s prior written consent shall not be necessary in the event that the
presence of Hazardous Materials on, under or about the Premises or the Property (i) poses an immediate threat to the health, safety or welfare of any individual or (ii) is of such a nature that an immediate remedial response is necessary
and it is not possible to obtain Landlord’s consent before taking such action. Tenant and Landlord shall jointly prepare a remediation plan in compliance with all Hazardous Materials Laws and the provisions of this Lease. In addition to all
other rights and remedies of the Landlord hereunder, if Tenant does not promptly and diligently take all steps to prepare and obtain all necessary approvals of a remediation plan for any Tenant’s Contamination, and thereafter commence the
required remediation of any Hazardous Materials released or discharged in connection with Tenant’s Contamination within thirty (30) days after all necessary approvals and consents have been obtained and thereafter continue to prosecute
such remediation to completion in accordance with an approved remediation plan, then Landlord, at its sole discretion, shall have the right, but not the obligation, to cause such remediation to be accomplished, and Tenant shall reimburse Landlord
within fifteen (15) business days of Landlord’s demand for reimbursement of all amounts reasonably paid by Landlord (together with interest on such amounts at the highest lawful rate until paid), when such demand is accompanied by
reasonable proof of payment by Landlord of the amounts demanded. Tenant shall promptly deliver to Landlord, legible copies of hazardous waste manifests reflecting the legal and proper disposal of all Hazardous Materials removed from the Premises or
the Property as part of Tenant’s remediation of any Tenant’s Contamination. 
 8.4. Disposition of Hazardous Materials.
Except as discharged into the sanitary sewer in strict accordance and conformity with Paragraph 8.2 herein and all applicable Hazardous Materials Laws, Tenant shall cause any and all Hazardous Materials removed from the Premises and the
Property (including without limitation all Hazardous Materials removed from the Premises as part of the required remediation of Tenant’s Contamination) to be removed and transported solely by duly licensed haulers to duly licensed facilities
for recycling or final disposal of such materials and wastes. Tenant is and shall be deemed to be the “operator” “in charge” of Tenant’s “facility” and the “owner,” as such terms are used in the Hazardous
Materials Laws, of all Hazardous Materials and wastes generated by or resulting from acts or omissions of Tenant or Tenant’s Representatives. Tenant shall be designated as the “generator,” as such term is used in the Hazardous
Materials Laws, on all manifests relating to such Hazardous Materials or wastes generated by Tenant or Tenant’s Representatives. 

8.5. Notice of Hazardous Materials Matters. Tenant shall immediately notify Landlord in writing of: (i) any enforcement, clean up,
removal or other governmental or regulatory action instituted concerning the Premises pursuant to any Hazardous Materials Laws; (ii) any claim made by any person against Tenant or the Premises relating to damage contribution, cost recovery,
compensation, loss or injury resulting from or claimed to result from any Hazardous Materials on or about the Premises; (iii) any reports made to any environmental agency arising out of or in connection with any Hazardous Materials in or
removed from the Premises including any complaints, notices, warnings or asserted 

  
 S-8 

 
violations in connection therewith, all upon receipt by Tenant of actual knowledge of any of the foregoing matters; and (iv) any spill, release, discharge or disposal of any Hazardous
Materials in, on or under the Premises, the Property, or any portion thereof by Tenant or Tenant’s Representatives. Tenant shall also supply to Landlord as promptly as possible, and in any event within five (5) business days after Tenant
first receives or sends the same, with copies of all claims, reports, complaints, notices, warnings or asserted violations relating in any way to the Premises or Tenant’s use thereof. 

8.6. Landlord’s Representations and Warranties. Except as disclosed in the Phase I and Phase II Environmental Reports prepared by
Hull and Associates previously delivered by Landlord to Tenant, Landlord warrants and represents that, to the best of its knowledge, (i) no portion of the Premises, including the soil, groundwater and soil vapor, contain any Hazardous
Materials, (ii) Landlord is not subject to any existing investigation by any governmental authority under any Environmental Laws, (iii) any handling, transportation, storage, treatment, or use of Hazardous Materials that has occurred on
the Premises to date by or behalf of Landlord has been in compliance with all Environmental Laws, and (iv) no leak, spill, release, discharge, emission or disposal of Hazardous Materials has occurred on the Premises since the date of
Landlord’s acquisition of its fee title interest therein. 
 8.7. Limitation On Tenant’s Liability. Notwithstanding
anything to the contrary in this Paragraph 8, Tenant shall have no liability of any kind to Landlord as to Hazardous Materials on the Premises or the Property, used or stored, caused, controlled, or managed by: (i) Landlord, its agents,
employees, contractors, invitees or other tenants; or (ii) any person or entity located outside of the Premises (including, without limitation, the migration or leaching of Hazardous Materials from outside the Premises on or onto the Premises);
or (iii) prior to Tenant’s occupancy of the Premises or subsequent to Tenant’s vacation of the Premises. 
 8.8.
Landlord’s Remediation Covenant. If Hazardous Materials are hereafter discovered on the Property during the Term, and the presence of such Hazardous Materials is not the result of either Tenant’s use of the Premises or any act or
omission of Tenant or Tenant’s Representatives, and the presence of such Hazardous Materials results in any contamination of the Property that materially and adversely affects Tenant’s operation within the Premises and requires remediation
under applicable Environmental Laws, then Landlord shall promptly, at its sole expense, take all actions or cause such actions to be taken as are necessary to remediate such Hazardous Materials and as may be required by applicable Environmental
Laws. Rent shall be equitably adjusted if and to the extent and during any period in which the Premises are unsuitable for Tenant’s normal business operations as a result of such contamination or Landlord’s remediation activities. 

8.9. Indemnification by Tenant. Tenant shall indemnify, defend (by counsel reasonably acceptable to Landlord), protect, and hold
Landlord, and each of Landlord’s employees, representatives, agents, attorneys, successors and assigns, and its directors, officers, partners, representatives, any lender having a lien on or covering the Premises or any part thereof, and any
entity or person named or required to be named as an additional insured in Paragraph 14.2 of this Lease, free and harmless from and against any and all claims, actions (including, without limitation, the cost of reasonable investigation and
testing, reasonable consultant’s and attorney’s fees, remedial and enforcement actions of any kind, administrative (informal or otherwise) or judicial proceedings and orders or judgments arising therefrom), causes of action, liabilities,
penalties, forfeitures, damages (including, but not limited to, damages for the loss or restriction or use of rentable space or any amenity of the Premises or the Property, or damages arising from any adverse impact on marketing of space in the
Premises or the Property), diminution in the value of the Premises or the Property, fines, injunctive relief, losses or expenses (including, without limitation, reasonable attorneys’ fees and costs) or death of or injury to any person or damage
to any property whatsoever, arising from or caused in whole or in part, directly or indirectly by (i) any Tenant’s Contamination, (ii) Tenant’s or Tenant’s Representatives failure to comply with any Hazardous Materials Laws
with respect to the Premises, or (iii) offsite disposal or transportation of Hazardous Materials on, from, under or about the Premises or the Property by Tenant or Tenant’s Representatives. Tenant’s obligations hereunder shall include
without limitation, and whether foreseeable or unforeseeable, all costs of any required or necessary repair, clean up or detoxification or decontamination of the Premises, and the preparation and implementation of any closure, remedial action or
other required plans in connection therewith. 
 8.10. Indemnification by Landlord. Notwithstanding anything in this Lease to the
contrary Landlord shall be responsible for any and all remediation, response or corrective action required by any local, state or federal agencies necessary to contain and/or remediate any environmental contamination on the site existing as of the
date hereof 

  
 S-9 

 
(“Preexisting Contamination”). Landlord shall indemnify, defend (by counsel reasonably acceptable to Tenant), protect, and hold Tenant, and each of Tenant’s employees,
representatives, agents, attorneys, successors and assigns, free and harmless from and against any and all claims, actions, causes of action (including, without limitation, remedial and enforcement actions of any kind, administrative or judicial
proceedings, and orders or judgments arising therefrom), liabilities, penalties, forfeitures, losses or expenses (including, without limitation, reasonable attorneys’ fees and costs) or death of or injury to any person or damage to any property
whatsoever, to the extent arising from or caused in whole or in part, directly or indirectly by any contamination caused by Landlord in violation of a Hazardous Material Law. Landlord’s obligations hereunder shall include without limitation,
and whether foreseeable or unforeseeable, all costs of any required or necessary repair, clean up or detoxification or decontamination of the Premises, and the preparation and implementation of any closure, remedial action or other required plans in
connection therewith. This indemnity shall be specifically limited to affirmative acts of Landlord, and shall not include the acts or omissions of any other tenants of the Property or other persons. 

8.11. Tenant Certifications. Within ninety (90) days prior to the expiration of the Term, Tenant shall certify to Landlord in
writing that, to the best of its knowledge, (i) the Premises is free from all Hazardous Materials caused by Tenant or Tenant’s Representatives, and (ii) no such Hazardous Materials exist on, under or about the Premises other than as
specifically identified to Landlord by Tenant in writing. If Landlord reasonably believes that such certification is inaccurate, or if an environmental report is required by law, Landlord shall give notice to Tenant within thirty (30) days
after receipt of Tenant’s certification that Tenant shall have the Premises thoroughly inspected by an environmental consultant acceptable to Landlord for purposes of determining whether the Premises is free from all Hazardous Materials. If
Landlord fails to timely give such notice, the requirement for an environmental inspection report is not required of Tenant unless such report is otherwise required by Tenant under this Paragraph 8. Landlord’s failure to request an
environmental inspection report shall in no way alter, abridge or limit Tenant’s indemnity obligation hereunder. Tenant shall deliver to Landlord a copy of the environmental consultant’s report forty-five (45) days prior to the
expiration of the Lease. In the event the report discloses the existence of any Hazardous Materials caused by Tenant or Tenant’s Representative, which requires any clean up or any other form of response (collectively “Clean
up”), Tenant shall perform such immediately and deliver the Premises with the conditions specified in the report “cleaned up”, to the full satisfaction of Landlord. In the event the conditions specified in the report require Clean
up which cannot be completed prior to the expiration of the Term, Tenant shall be obligated to pay Landlord the rent hereunder, as adjusted, for each day delivery of the Premises in the required condition to Landlord is delayed beyond the expiration
of the Term in addition to the Clean up costs. 
 8.12. Exclusivity. The allocations of responsibility between, obligations and
liabilities undertaken by, and indemnifications given by Landlord and Tenant under this Paragraph 8, shall be the exclusive provisions under this Lease, applicable to the subject matter treated in this Paragraph 8, and any other
conflicting or inconsistent provisions contained in this Lease shall not apply with respect to the subject matter. 
 8.13. Compliance
with Environmental Laws. Tenant shall at all times and in all respects comply with all Hazardous Materials Laws relating to the handling, use, generation, manufacturing, refining, production, processing, storage, disposal, transportation and
remediation of any and all Hazardous Materials in or about the Premises and the Property. All reporting obligations imposed by Hazardous Materials Laws with regard to Tenant or Tenant’s Representatives acts or omissions are strictly the
responsibility of Tenant. Tenant and Landlord have been informed that certain judicial decisions have held that, notwithstanding the specific language of a lease, courts may impose the responsibility for complying with legal requirements and for
performing improvements, maintenance and repairs on a landlord or tenant based on the court’s assessment of the parties’ intent in light of certain equitable factors. Tenant and Landlord have each been advised by their respective legal
counsel about the provisions of this Lease allocating responsibility for compliance with laws and for performing improvements, maintenance and repairs between Tenant and Landlord. Tenant and Landlord expressly agree that the allocation of
responsibility for compliance with laws and for performing improvements, maintenance and repairs set forth in this Lease represents Tenant’s and Landlord’s intent with respect to this issue. 

8.14. Survival and Duration of Obligations. All covenants, representations, warranties, obligations and indemnities made or given under
this Paragraph 8 shall survive the expiration or earlier termination of this Lease. 

  
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	9.	UTILITIES 

 Tenant shall pay all service charges and utility deposits and fees, for
water, electricity, sewage, janitorial, trash removal, gas, telephone, pest control and any other utility services furnished to the Premises and the improvements on the Premises during the entire Term of this Lease (“Utilities”).
Tenant shall pay for all Utilities in addition to Rent. Landlord shall not be liable for any loss or damage resulting from an interruption of any of the Utility services. Except as may be set forth in Exhibit “B” for Tenant
Improvements, or as otherwise determined by Landlord, Landlord may elect to separately meter each of the Utilities at Landlord’s expense. During all periods that tenant is the sole occupant of the Buildings, Tenant shall be solely responsible
for the payment of all Utilities related to the Property. Beginning on the Commencement Date, and continuing until such time as another tenant occupies any portion of the Buildings, all Utilities for the Property shall be in the name of Tenant. At
such time as another tenant occupies any portion of the Buildings, Landlord shall have the electrical and gas service submetered and shall transfer the water and sewer services to Landlord’s name and Tenant shall pay to Landlord, as Additional
Rent, its share of the cost of such services, as reasonably determined by Landlord. If any Utilities are not separately metered, Landlord shall have the right to determine Tenant’s consumption by submetering, survey or other methods designed to
measure consumption with reasonable accuracy. 
  

	10.	REPAIRS BY LANDLORD 

 Landlord shall, at its expense, maintain only the roof (including
roof membrane and frame), foundations and structural soundness of the exterior walls of the Buildings (exclusive of all glass and exclusive of all exterior doors) in good repair. In addition, Landlord shall be responsible for the capital replacement
of any portion of the fire suppression system or the HVAC system located in the Premises as may be required to maintain such systems in good working order as reasonably determined by Landlord (“Capital Replacement”). In the event
that Landlord undertakes a Capital Replacement, all costs related thereto shall be amortized over the useful life of such replacement and Tenant shall reimburse Landlord the monthly portion of such amortized cost as a part of Additional Rent
(“Capital Replacement Amortization Payment”). The foregoing maintenance and capital replacement obligations of Landlord specifically exclude repairs or replacements rendered necessary by the negligence or intentional acts of Tenant,
its employees, invitees or representatives which shall be repaired or replaced by Tenant. Landlord shall maintain the grounds surrounding the Buildings, including paving, snow removal, the mowing of grass, care of shrubs and general landscaping as
part of the Common Expenses set forth herein. Tenant shall promptly report in writing to Landlord any condition known to Tenant to be defective which Landlord is required to repair. Landlord shall be required to commence such repairs within a
reasonable period of time from receipt of Tenant’s notice. 
  

	11.	REPAIRS BY TENANT 

 Tenant accepts the Premises in its present “As-Is”
condition (except for the Tenant Improvements which are the responsibility of Landlord, if any, set forth in Exhibit “B”) and specifically acknowledges that the Premises is suited for the uses intended by Tenant. Tenant shall
at its own cost and expense keep and maintain the Premises (including, once Substantially Completed, the Tenant Improvements, if any, set forth in Exhibit “B”) in good order and repair, promptly making all necessary repairs
and replacements, including, but not limited to, all equipment and facilities and components thereof within the Premises, fixtures, walls (interior), finish work, ceilings, floors, lighting fixtures, bulbs and ballasts, utility connections and
facilities within the Premises, windows, glass, doors, and plate glass, downspouts, gutters, air conditioning and heating systems, truck doors, dock levelers, bumpers, seals and enclosures, cranes, rail systems (if any), plumbing, electrical,
termite and pest extermination, and damage to Common Areas caused by Tenant, excluding only those repairs or Capital Replacements expressly required to be made by Landlord hereunder. Tenant, in keeping the Premises in good order, condition and
repair, shall exercise and perform good maintenance practices. Tenant shall be responsible for all testing (as required by applicable law, but not less often than annually), maintenance and repair of the alarm and fire suppression system, and shall
provide Landlord with copies of all testing results. Tenant shall maintain, and shall provide Landlord with proof thereof, an annual service maintenance contract for the HVAC system in a form and with a contractor reasonably satisfactory to
Landlord. 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, excepting, however, any Capital
Replacements required to be made by Landlord hereunder. Tenant shall be permitted to implement its own reasonable security measures in the Premises, subject to prior approval by 

  
 S-11 

 
Landlord. Any security implemented by Tenant shall not interfere with the Building’s security. Notwithstanding anything to the contrary herein, Tenant acknowledges and agrees that it shall
be solely responsible for providing adequate security for its premises, trucks and containers, and its use of the Property and Premises thereof. Landlord shall have no responsibility to prevent, and shall not be liable to tenant, its agents,
employees, contractors, visitors or invitees, for losses due to theft, burglary or other criminal activity, or for damages or injuries to persons or property resulting from Tenant’s storage of trucks and containers on the Premises, from persons
gaining access to the Premises or any part of the Property, and Tenant hereby releases Landlord and its agents and employees from all liabilities for such losses, damages or injury, regardless of the cause thereof. 

 

	12.	TENANT’S TAXES AND ASSESSMENTS 

 Tenant covenants and agrees to pay promptly, when
due, all personal property taxes or other taxes and assessments levied and assessed by any governmental authority upon the removable property of Tenant in, upon or about the Premises. 

 

	13.	ALTERATION OF PREMISES 

 Tenant shall not alter or change the Premises at a cost in
excess of $25,000.00 (“Tenant Repairs”) without the prior written consent of Landlord which shall not be unreasonably withheld, provided, however, that (i) such alterations are non-structural in nature, and (ii) Tenant
provides Landlord prior written notice of its intent to make such alterations together with plans and specifications for the same. All alterations, improvements or changes shall remain a part of and be surrendered with the Premises, unless Landlord
directs its removal at the time Tenant requests Landlord’s consent for such alteration. 
  

	14.	INSURANCE 

 14.1. Landlord’s Insurance. Landlord shall maintain in full force
and effect throughout the entire term of this Lease general comprehensive liability insurance for the Buildings and common areas and general fire and extended coverage insurance, including vandalism and special form or such other or broader coverage
as may from time to time be customary on the Buildings and the common areas and other areas of land within which the Buildings are located in such amounts determined by Landlord. Copies of all such insurance policies or certificates thereof endorsed
to show payment of the premium shall be available for inspection by Tenant and such policies and certificates shall show Landlord and the beneficiary of any mortgage or deed of trust on the Premises to be additional insureds as their interests may
exist (or a mortgagee loss payable endorsement). Such insurance may be provided by a blanket insurance policy covering the Premises, so long as the coverage on the Premises is at all times at least as great as required by this Paragraph. The
insurance obtained by Landlord under this Paragraph shall constitute an item of “Common Expenses” under Paragraph 5.1.B. 

14.2. Tenant’s Insurance. Tenant agrees to take out and keep in force during the term hereof, without expense to Landlord, with an
insurance company with general policy holder’s rating of not less than A-VII, as rated in the most current Best’s Insurance Reports, or other company acceptable to Landlord, the policies of insurance as set forth below. Tenant shall be
permitted to obtain the insurance required under this Paragraph 14 by providing a blanket policy of insurance only if such blanket policies expressly provide coverage to the Premises and the Landlord as required by this Lease without regard
to claims made under such policies with respect to other persons or properties and in such form and content reasonably acceptable to Landlord. All such insurance policies shall be on an occurrence basis and not a claims-made basis, contain a
standard separation of insureds provision, and shall name Landlord, its property manager Quadrelle Realty Services, LLC (or such other property manager selected by Landlord), and their respective agents and employees as additional insureds on a
primary and non-contributory basis, as reasonably required by Landlord. 
 A. Causes of Loss – Special Form property
insurance, in an amount not less than one hundred percent (100%) of replacement cost covering all tenant improvements, betterments and alterations permitted under this Lease, floor and wall coverings, and Tenant’s office furniture,
business and personal trade fixtures, equipment, furniture system and other personal property from time to time situated in the Premises. Such property insurance shall include a replacement cost endorsement, providing protection against any peril

  
 S-12 

 
included within the classification fire and extended coverage, sprinkler damage, vandalism, malicious mischief, and such other additional perils as covered in a cause of loss (special form)
insurance policy. The proceeds of such insurance shall be used for the repair and replacement of the property so insured, except that if not so applied or if this Lease is terminated following a casualty, the proceeds applicable to the leasehold
improvements shall be paid to Landlord and the proceeds applicable to Tenant’s personal property shall be paid to Tenant; 

B. Commercial general liability insurance, in the name of Tenant, insuring against any liability from the use and occupancy of
the Premises and the business operated by Tenant. All such policies shall be written to apply to all bodily injury or death, property damage and personal injury losses, and shall include blanket contractual liability (including Tenant’s
indemnity obligations under this Lease), broad form property damage liability, premise-operations and products-completed operations and shall contain an exception to any pollution exclusion which insures damage or injury arising out of heat, smoke
or fumes from hostile fire, a contractual liability endorsement, and provide primary coverage to Landlord (any insurance policy issued to Landlord providing duplicate or similar coverage shall be deemed to be excess over Tenant’s policies), in
such amounts as may from time to time be customary with respect to similar properties in the same area, but in any event not less than $1,000,000.00 per occurrence, with a $20,000,000 umbrella policy (or such other amounts as may be required by
Landlord). The amounts of such insurance required hereunder shall be adjusted from time to time as requested by Landlord based upon Landlord’s determination as to the amounts of such insurance generally required at such time for comparable
premises and buildings in the general geographical area of the Premises. In addition, such policy of insurance shall include coverage for any potential liability arising out of or because of any construction, work of repair, maintenance,
restoration, replacement, alteration, or other work done on or about the Premises by or under the control or direction of Tenant; 

C. Workers Compensation insurance as required by the state law applicable in the state in which the Premises is located with
Employers Liability insurance with limits of not less than $1,000,000.00; and 
 D. Business automobile liability insurance
covering owned, hired and non-owned vehicles with limits of not less than $1,000,000.00 combined single limit (bodily injury and property damage) per occurrence. 

14.3. Certificates of Insurance. All policies of insurance set forth in Paragraph 14.2 above, shall provide that copies of the
policies or certificates thereof showing the premium thereon to have been paid, shall be delivered to Landlord and to Quadrelle Realty Services, LLC, One West Avenue, Larchmont NY 10538 (or such other property manager designated by Landlord), prior
to the Commencement Date and thereafter fifteen (15) days prior to each renewal date. All such policies shall provide that they shall not be canceled nor coverage reduced by the insurer without first giving at least thirty (30) days prior
written notice to Landlord. If Tenant fails to procure and keep in force such insurance, Landlord may procure it, and the cost thereof with interest at the maximum lawful rate shall be payable immediately by Tenant to Landlord as additional rent.
Such insurance may be provided by a blanket insurance policy covering the Premises, so long as the coverage on the Premises is at all times at least as great as required by this Paragraph 14. 

14.4. Contractors’ Insurance. If Tenant permits or causes any construction, work of repair, maintenance, restoration, replacement,
alteration, or other work to be done on or about the Premises by any independent contractor or other person, then Tenant shall cause such independent contractor or other person to take out and keep in force, throughout the period during which such
independent contractor or other person performs any work on the Premises, without expense to Landlord, the policies of insurance as set forth below. All such policies shall be provided by an insurance company with general policy holder’s rating
of not less than A-VII, as rated in the most current Best’s Insurance Reports, or other company acceptable to Landlord. All such insurance policies shall be on an occurrence basis, and shall name Landlord, its property manager Quadrelle Realty
Services, LLC (or such other property manager selected by Landlord), Tenant, and their respective agents and employees as additional insureds on a primary and non-contributory basis. All policies of insurance set forth in this
Paragraph 14.4 shall provide that copies of the policies or certificates thereof showing the premium thereon to have been paid, shall be delivered to Landlord and to Quadrelle Realty Services, LLC, One West Avenue, Larchmont NY 10538 (or
such other property manager designated by Landlord), prior to the date on which such independent contractor or other person commences work on the Premises and 

  
 S-13 

 
thereafter fifteen (15) days prior to each renewal date. All such policies shall provide that they shall not be canceled nor coverage reduced by the insurer without first giving at least
thirty (30) days prior written notice to Landlord. If Tenant fails to cause such any independent contractors or other person performing work on the Premises to procure and keep in force such insurance, Landlord may procure it, and the cost
thereof with interest at the maximum lawful rate shall be payable immediately by Tenant to Landlord as additional rent. 
 A.
Commercial general liability insurance, in the name of Tenant, insuring against any liability from the use and occupancy of the Premises and the business operated by Tenant. All such policies shall be written to apply to all bodily injury or death,
property damage and personal injury losses, and shall include blanket contractual liability (including Tenant’s indemnity obligations under this Lease), broad form property damage liability, premise-operations and products-completed operations
and shall contain an exception to any pollution exclusion which insures damage or injury arising out of heat, smoke or fumes from hostile fire, a contractual liability endorsement, and provide primary coverage to Landlord (any insurance policy
issued to Landlord providing duplicate or similar coverage shall be deemed to be excess over Tenant’s policies), in such amounts as may from time to time be customary with respect to similar properties in the same area, but in any event not
less than $2,000,000.00 per occurrence (or such other amounts as may be required by Landlord). The amounts of such insurance required hereunder shall be adjusted from time to time as reasonably requested by Landlord based upon Landlord’s
determination as to the amounts of such insurance generally required at such time for comparable premises and buildings in the general geographical area of the Premises; 

B. Workers compensation insurance as required by the state law applicable in the state in which the Premises is located with
employer liability insurance with limits of not less than $1,000,000.00; and 
 C. Business automobile liability insurance
covering owned, hired and non-owned vehicles with limits of not less than $1,000,000.00 combined single limit (bodily injury and property damage) per occurrence. 
  

	15.	WAIVER, EXCULPATION AND INDEMNITY 

 15.1. Definitions. For purposes of this
Paragraph 15, (i) “Tenant Parties” shall mean, singularly and collectively, Tenant and Tenant’s officers, directors, shareholders, partners, members, trustees, agents, employees, independent contractors,
consultants, licensees, concessionaires, customers, guests, invitees or visitors as well as to all persons and entities claiming through any of the foregoing persons or entities, and (ii) “Landlord Parties” shall mean
singularly and collectively, Landlord and Landlord’s officers, directors, shareholders, partners, members, trustees, agents, employees, independent contractors, consultants, licensees, concessionaires, customers, guests, invitees or visitors as
well as to all persons and entities claiming through any of the foregoing persons or entities. 
 15.2. Exculpation. Tenant, on
behalf of itself and of all Tenant Parties, and as a material part of the consideration to be rendered to Landlord under this Lease, hereby waives, to the fullest extent permitted by law, all claims against Landlord for loss, theft or damage to
goods, wares, merchandise or other property (whether tangible or intangible) in and about the Premises, for loss or damage to Tenant’s business or other economic loss (whether direct, indirect or consequential), and for the injury or death to
any persons in, on or about the Premises, except for damage or loss directly caused by Landlord’s willful misconduct. 
 15.3.
Landlord’s Indemnity. Landlord shall indemnify, defend (by an attorney of Landlord’s choice, reasonably acceptable to Tenant), reimburse, protect and hold harmless Tenant and all Tenant Parties from and against all third party claims,
liability and/or damages arising from or related to the acts or omissions of Landlord or Landlord Parties, relating to their use, possession, or occupancy of the Property or, its obligations under this Lease, or to any work done, permitted or
contracted for by any of them on or about the Premises, to the extent that such liability or damage is covered by Landlord’s insurance (or would have been covered had Landlord carried the insurance as required under this Lease). It is
specifically understood and agreed that Landlord shall not be liable or responsible for the acts or omissions of any of the other tenants of the Property or of any agents, independent contractors, consultants, licensees, concessionaires, customers,
guests, invitees or visitors of persons other than Landlord. 

  
 S-14 

 15.4. Tenant’s Indemnity. Tenant shall indemnify, defend (by an attorney of
Tenant’s choice, reasonably acceptable to Landlord), reimburse, protect and hold harmless Landlord and all Landlord Parties from and against all third party claims, liability and/or damages arising from or related to the negligence, acts or
omissions of Tenant or any Tenant Parties, relating to their use, possession, or occupancy of the Property or, Tenant’s obligations under this Lease, or to any work done, permitted or contracted for by any of them on or about the Premises, to
the extent that such liability or damage is covered by Landlord’s insurance (or would have been covered had Landlord carried the insurance as required under this Lease). Tenant shall cause any independent contractor or other person who performs
any construction, restoration, replacement, alteration work, maintenance, repair or other work on or about the Premises by or under the control or direction of Tenant to execute and deliver to Quadrelle Realty Services, LLC, One West Avenue,
Larchmont NY 10538 (or such other property manager designated by Landlord) an agreement whereby such independent contractor or other person agrees to indemnify, defend (by an attorney of Landlord’s choice, reasonably acceptable to such
independent contractor or other person) , reimburse, protect and hold harmless Landlord, all Landlord Parties, and Tenant from and against the matters described in this Paragraph 15.4. 

15.5. Waiver of Subrogation. To the extent of any and all insurance maintained, or required to be maintained, by either Landlord or
Tenant in any way connected with the Premises, Landlord and Tenant hereby waive on behalf of their respective insurance carriers any right of subrogation that may exist or arise as against the other party to this Lease. Landlord and Tenant shall
cause the insurance companies issuing their insurance policies with respect to the Premises to waive any subrogation rights that the companies may have against Tenant and Landlord, respectively, which waivers shall be specifically stated in the
respective policies. 
 15.6. Survival and Duration of Obligations. All representations, warranties, obligations and indemnities made
or given under this Paragraph 15 shall survive the expiration or earlier termination of this Lease. 
  

	16.	CONSTRUCTION LIENS 

 16.1. Tenant shall not suffer or permit any construction
liens, mechanic’s liens or materialman’s liens to be filed against Landlord’s interest in the real property of which the Premises form a part nor against the Tenant’s leasehold interest in the Premises (“Tenant
Lien”). Landlord shall have the right at all reasonable times to post and keep posted on the Premises, any notices which it deems necessary for protection from such liens, or take such other action as applicable law may require to protect
from such liens. In connection therewith, Tenant shall cooperate with Landlord and shall sign any notice or other documents reasonably required by Landlord to comply with such applicable law. Tenant shall have the right to contest by proper
proceedings any Tenant Lien, provided that Tenant shall prosecute such contest diligently and in good faith and such contest shall not expose Landlord to any civil or criminal penalty or liability in connection therewith. In such case, within five
(5) days after Landlord’s demand, Tenant shall furnish Landlord a surety bond or other adequate security satisfactory to Landlord in an amount equal to one hundred fifty percent (150%) of the amount of such claim or such higher amount
as may be reasonably required to both to indemnify Landlord against liability and hold the Property free from adverse effect in the event the contest is not successful (“Lien Bond”). The Lien Bond may be retained by Landlord until
the Tenant Lien has been removed of record or until judgment has been rendered on such claim and such judgment has become final, at which time Landlord shall have the right to apply such Lien Bond in discharge of the judgment on the Tenant Lien and
to any actual costs, including reasonable attorneys’ fees incurred by Landlord, and shall remit the balance thereof to Tenant. In the event that a Tenant Lien is filed and Tenant does not properly contest such lien or timely post the Lien Bond,
Landlord, at its election, and upon not less than five (5) days prior written notice to Tenant, may pay and satisfy the Tenant Lien and, in such event the sums so paid by Landlord, including all actual and other expenses, including reasonable
attorney’s fees, so paid by Landlord, shall be deemed to be additional Rent due and shall be payable by Tenant at once without notice or demand together with interest thereon from the date of payment at the rate of eighteen percent
(18%) per annum, provided such interest rate shall not exceed the maximum interest rate permitted by law. Notwithstanding the foregoing, Tenant shall have no responsibility for discharge of any mechanics’ liens filed by a contractor,
subcontractor, materialman, or laborer of Landlord. 
 16.2. Tenant agrees to give Landlord written notice not less than ten
(10) days in advance of the commencement of any Tenant Repairs in order that Landlord may post appropriate notices of Landlord’s non-responsibility. 

  
 S-15 

	17.	QUIET ENJOYMENT 

 Landlord covenants and agrees that Tenant, upon making all of
Tenant’s payments of Rent as and when due under the Lease, and upon performing, observing and keeping the covenants, agreements and conditions of this Lease on its part to be kept, shall peaceably and quietly hold, occupy and enjoy the Premises
during the term of this Lease as extended by the options described herein, if any, subject to the terms and provisions of this Lease. 
  

	18.	LANDLORD’S RIGHT OF ENTRY 

 Landlord or his agents shall have the right to enter the
Premises at reasonable times upon reasonable notice in order to examine it or to show it to prospective tenants or buyers, to place “For Rent” or “For Sale” signs on or about the Premises, and to make modifications or other
changes to the Property as are necessary in Landlord’s reasonable discretion to facilitate development of the Property, provided, however, Landlord shall use its best efforts to minimize the effect of any such entry or any interference with
Tenant’s use of the Premises and shall not make any modifications or changes that materially adversely affect Tenant’s use of and access to the Premises or the Common Areas. Upon receipt of reasonable advance notice from Landlord, Tenant
may arrange to have a designated representative accompany Landlord in entering the Premises. Landlord’s right of reentry shall not be deemed to impose upon Landlord any obligation, responsibility, or liability for the care, supervision or
repair of the Premises other than as herein provided; except that Landlord shall use reasonable care to prevent loss or damage to Tenant’s property resulting from Landlord’s entry. Landlord shall have the right at any time, without
effecting an actual or constructive eviction and without incurring any liability to the Tenant therefore, to change the arrangement or location of entrances or passageways, doors and doorways, corridors, elevators, stairs, toilets or other public
parts of the Buildings and to change the name, number or designation by which the Buildings are commonly known, provided that such action does not result in any unreasonable interference with Tenant’s access to or use of the Premises or the
Common Areas. Notwithstanding the foregoing, Landlord shall have the right to enter the Premises without first giving notice to the Tenant in the event of an emergency where the nature of the emergency will not reasonably permit the giving of
notice. Landlord shall not take any photographs or videos of the operations, equipment or employees at the Premises, provided, however, that if photographs of the interior of the Premises are required for insurance, financing, sale or similar
purposes, Tenant shall cooperate with Landlord to permit Landlord to obtain reasonably necessary photographs. 
  

	19.	DESTRUCTION OF BUILDINGS 

 19.1. Partial Destruction. In the event of a partial
destruction of the Building containing the Premises during the Term of this Lease from any cause, Landlord shall forthwith repair the same, provided such repair can reasonably be made within ninety (90) days from the date of the Restoration
Notice (as hereinafter defined). Landlord shall notify Tenant within thirty (30) days after such damage as to the amount of time that a third party fire damage consultant or engineer chosen by Landlord reasonably estimates it will take to
restore the Premises (the “Restoration Notice”). During any Landlord repair period, Tenant shall be entitled to a proportionate reduction of rent to the extent such repairs unreasonably interfere with the business carried on by
Tenant in the Premises. If Tenant fails to remove its goods, wares or equipment within a reasonable time and as a result the repair or restoration is delayed, or if such damage or destruction is caused primarily by the negligence or willful act of
Tenant, or its employees, invitees or agents, there shall be no reduction in rent during such delay. If the restoration time is estimated to exceed ninety (90) days following the date Landlord issues the Restoration Notice, either Landlord or
Tenant may elect to terminate this Lease upon written notice to the other party given no later than thirty (30) days after Landlord’s Restoration Notice. If neither party elects to terminate this Lease or if the third party fire damage
consultant or engineer chosen by Landlord reasonably estimates that restoration will take ninety (90) days or less, then Landlord shall promptly, and with all commercially reasonable diligence, restore the Premises, subject to delays arising
from Force Majeure Events (as hereinafter defined); and this Lease shall remain in full force and effect. If either (i) Landlord has not commenced the restoration within thirty (30) days following the date of Landlord’s Restoration
Notice, or (ii) the restoration takes more than ninety (90) days following Landlord’s Restoration Notice, plus any period of delay which is caused by Force Majeure Events (or such longer time as the parties shall establish in writing
with respect to restoration which is expected to take longer than ninety (90) days), Tenant shall have the right to terminate this Lease upon prior written notice to Landlord. Notwithstanding the above, the Lease shall automatically be
reinstated if the restoration is completed and the Premises are delivered to Tenant within ten (10) days after Tenant’s termination notice. If Landlord fails to give the Restoration Notice within the thirty (30) day period, then
Landlord shall be required to commence the repair of the building promptly and thereafter diligently complete the repairs. 
 19.2. Total
Destruction. A total destruction of the Building containing the Premises shall terminate this Lease. A total destruction of such building means the cost of repairing such building exceeds seventy-five percent (75%) of the replacement cost
of such building. 

  
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	20.	EMINENT DOMAIN 

 20.1. Definitions. For purposes of this Lease, the word
“condemned” is co-extensive with the phrase “right of eminent domain”, that is, the right of the government to take property for public use, and shall include the intention to condemn expressed in writing as well as
the filing of any action or proceeding for condemnation. 
 20.2. Exercise of Condemnation. If any action or proceeding is commenced
for the condemnation of the Premises or any portion thereof, or if Landlord is advised in writing by any government (federal, state or local) agency or department or bureau thereof, or any entity or body having the right or power of condemnation, of
its intention to condemn all or any portion of the Premises at the time thereof, or if the Premises or any part or portion thereof be condemned through such action, then and in any of such events Landlord may, without any obligation or liability to
Tenant, and without affecting the validity and existence of this Lease other than as hereafter expressly provided, agree to sell and/or convey to the condemnor, without first requiring that any action or proceeding be instituted, or if such action
or proceeding shall have been instituted, without requiring any trial or hearing thereof, and Landlord is expressly empowered to stipulate to judgment therein, the part and portion of the Premises sought by the condemnor, free from this Lease and
the rights of Tenant hereunder. Tenant shall have no claim against Landlord nor be entitled to any part or portion of the amount that may be paid or awarded as a result of the sale, for the reasons as aforesaid, or condemnation of the Premises or
any part or portion thereof, except that Tenant shall be entitled to recover from the condemnor and Landlord shall have no claim therefore or thereto for Tenant’s relocation costs, loss of goodwill, for Tenant’s trade fixtures, any
removable structures and improvements erected and made by Tenant to or upon the Premises which Tenant is or may be entitled to remove at the expiration of this Lease and Tenant’s leasehold estate hereunder. 

20.3. Effect on Lease. If the entire Premises is condemned, this Lease shall terminate as of the earlier of such taking or loss of
possession. If only a part of the Premises is condemned and taken and the remaining portion thereof is in Tenant’s reasonable discretion not suitable for purposes for which Tenant has leased the Premises, either Landlord or Tenant shall have
the option to terminate this Lease effective as of the earlier of such taking or loss of possession. If by such condemnation and taking only a part of the Premises is taken, and the remaining part thereof is in Tenant’s reasonable discretion
suitable for the purposes for which Tenant has leased the Premises, this Lease shall continue, but the rental shall be reduced in an amount proportionate to the percentage that the floor area of that portion of the Premises physically taken by
eminent domain bears to the floor area of the entire Premises. 
  

	21.	BANKRUPTCY 

 If a general assignment is made by Tenant for the benefit of creditors, or
any action is taken by Tenant under any insolvency or bankruptcy act, or if a receiver is appointed to take possession of all or substantially all of the assets of Tenant (and Tenant fails to terminate such receivership within ninety (90) days
after such appointment), or if any action is taken by a creditor of Tenant under any insolvency or bankruptcy act, and such action is not dismissed or vacated within sixty (60) days after the date of such filing, then this Lease shall terminate
at the option of Landlord upon the occurrence of any such contingency and shall expire as fully and completely as if the day of the occurrence of such contingency was the date specified in this Lease for the expiration thereof. In such event, Tenant
shall then quit and surrender the Premises to Landlord. 
  

	22.	DEFAULT 

 22.1 Default by Tenant. If Tenant fails to pay any rent or other sum due
hereunder in the time periods set forth in this Lease and such default shall continue for a period of five (5) days after its receipt of written notice thereof from Landlord (except that no such notice shall be required if Landlord has given
Tenant a notice for failure to pay a 

  
 S-17 

 
monetary sum when due within the prior one (1) year period, or in the event Tenant fails to perform any other covenant to be performed by Tenant under this Lease and continues to fail to
perform the same for a period of thirty (30) days after receipt of written notice from Landlord pertaining thereto (or a reasonable period of time, using due diligence, if any non-monetary default cannot be cured within such thirty
(30) day period), then Tenant shall be deemed to have breached this Lease and Landlord, in addition to other rights or remedies it may have, may: 

A. Continue this Lease in effect by not terminating Tenant’s right to possession of the Premises, and thereby be entitled
to enforce all Landlord’s rights and remedies under this Lease, including the right to recover the Rent specified in this Lease as it becomes due under this Lease; or 

B. Terminate Tenant’s right to possession of the Premises, thereby terminating this Lease, and recover from Tenant: 

(i.) The worth at the time of award of the unpaid Rent which had been earned at the time of termination of the Lease; 

(ii.) The worth at the time of award of the amount by which the unpaid rent which would have been earned after termination of
the Lease until the time of award exceeds the amount of rental loss that 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 rental loss that Tenant proves could be reasonably avoided; and 
 Any other amount necessary to
compensate Landlord for all detriment proximately caused by Tenant’s failure to perform its obligations under this Lease; or 

C. In lieu of, or in addition to, bringing an action for any or all of the recoveries described in subparagraph B above,
bring an action to recover and regain possession of the Premises in the manner provided by the laws of unlawful detainer then in effect in the state where the Property is located. If Landlord makes any expenditure required of Tenant hereunder, or if
Tenant fails to make any payment or expenditure required of Tenant hereunder, such amount shall be payable by Tenant to Landlord as Rent together with interest from the date due at the rate of eighteen percent (18%) per annum, provided such
interest rate shall not exceed the maximum interest rate permitted by law, and Landlord shall have the same remedies as on the default in payment of Rent. The payment of interest required hereunder shall be in addition to the late charge set forth
in Paragraph 3.3. Notwithstanding any other provisions of this Lease, under no circumstances shall Landlord or Tenant be liable to the other for any consequential damages arising out of the acts or omissions of Landlord or Tenant or a breach
of this Lease by either party. 
 D. Following the occurrence of a default under this Lease, Landlord shall mitigate its
damages to the extent required by applicable law. Landlord shall use commercially reasonable efforts to relet the Premises at rents that are equal to market rates in the market area of the Building. 

22.2 Default by Landlord. Should Landlord fail to perform any of its obligations hereunder, Landlord will have a period of thirty
(30) days after its receipt of written notice from Tenant of a failure of performance within which to commence a cure of that failure. Failure of Landlord to commence such cure within such thirty (30) day period will be an event of default
under this Lease and, in addition to all rights Tenant may have at law or in equity, Tenant may pursue the following remedies, at its option: (a) provide Landlord with an additional period of time within which to effect such cure;
(b) bring an action to require specific performance of Landlord’s obligations; and/or (c) commence such cure itself, and Tenant may require that Landlord immediately reimburse Tenant for its expenses. Notwithstanding the foregoing,
with respect to defaults regarding Landlord’s repair and maintenance obligations, Tenant may not commence to cure the default so long as Landlord is diligently pursuing the cure thereof, including the letting of contracts to reputable
contractors for the repair or maintenance issue in question, or for so long as Landlord’s performance is delayed by matters of Force Majeure (as defined in Paragraph 39 herein). 

  
 S-18 

	23.	SURRENDER OF PREMISES 

 On or before the expiration of the Term, Tenant shall vacate the
Premises in broom clean condition and otherwise in the same condition as existed on the Commencement Date, ordinary wear and tear and fire and casualty loss excepted, except that any improvements made within and on the Premises by Tenant shall
remain, in the same condition and repair as when constructed or installed, reasonable wear and tear and fire and casualty loss excepted. In addition, Tenant shall remove from the Premises all of Tenant’s personal property and trade fixtures in
order that Landlord can repossess the Premises on the day this Lease or any extension hereof expires or is sooner terminated. Any removal of the Tenant’s improvements, Tenant’s property and/or trade fixtures by Tenant shall be accomplished
in a manner which will minimize any damage or injury to the Premises, and any such damage or injury shall be repaired by Tenant at its sole cost and expense with thirty (30) days after Tenant vacates. 

 

	24.	HOLDING OVER 

 Should Tenant hold over and remain in possession of the Premises after the
expiration of this Lease, without the written consent of Landlord, such possession shall be as a month-to-month tenant. Unless Landlord agrees otherwise in writing, Base
Rent during the hold-over period shall be payable in an amount equal to one hundred fifty percent (150%) of the Base Rent paid for the last month of the Term hereof until Tenant vacates the Premises. All other terms and conditions of this Lease
shall continue in full force and effect during such hold-over tenancy, which hold-over tenancy shall be terminable by either party delivering at least one (1) month’s written notice, before the end of any monthly period. Such holdover
tenancy shall terminate effective as of the last day of the month following the month in which the termination notice is given. 
  

	25.	SURRENDER OF LEASE 

 The voluntary or other surrender of this Lease by Tenant, or mutual
cancellation thereof, shall not work a merger and may, at the option of Landlord, terminate all or any existing subleases or subtenancies or may operate as an assignment of any or all such subleases or subtenancies to Landlord. 

 

	26.	INTENTIONALLY DELETED 

  

	27.	RULES AND REGULATIONS 

 The Tenant shall comply with all reasonable and nondiscriminatory
rules and regulations now or hereinafter adopted by the Landlord during the existence of this Lease, both in regard to the Property, the Buildings as a whole and to the Premises herein leased, provided that such rules and regulations do not
adversely interfere with the operation of Tenant’s business within the Premises or use of the Common Areas. In the event of any inconsistency between the provisions of this Lease and the provisions of any such rules and regulations, the
provisions of this Lease shall control. 
  

	28.	NOTICE 

 Any notice, request, demand, instruction or other document or communication
required or permitted to be given hereunder shall be in writing addressed to the respective party as set forth below and may be personally served, sent by facsimile, or sent by a nationally recognized overnight courier or by U.S. Mail, first class,
addressed as follows: 
  

	 	TO LANDLORD:	c/o Industrial Realty Group, LLC 

	 	    	12214 Lakewood Blvd. 

	 	    	Downey, CA 90242 

	 	    	Attention: Stuart Lichter 

	 	    	Telephone: [redacted] 

	 	    	FAX: [redacted] 

  
 S-19 

	 	with a copy to:	Fainsbert, Mase & Snyder, LLP 

	 	    	11835 West Olympic Boulevard, Suite 1100 

	 	    	Los Angeles, California 90064 

	 	    	Attention: Jerry A. Brown, Jr., Esq. 

	 	    	Telephone: [redacted] 

	 	    	FAX: [redacted] 

  

	 	TO TENANT:	THI 

	 	    	1901 East Ellsworth 

	 	    	Ann Arbor, MI 48108 

	 	    	Attention: William Reminder, President and C.E.O. 

	 	    	Telephone: [redacted] 

	 	    	FAX: [redacted] 

  

	 	with a copy to:	Jaffe Raitt Heuer & Weiss, P.C. 

	 	    	27777 Franklin Road – Suite 2500 

	 	    	Southfield, Michigan 48034 

	 	    	Attention: Mark Rubenfire, Esq. 

	 	    	Telephone: [redacted] 

	 	    	FAX: [redacted] 

 Any party may change their notice address and/or facsimile number by giving
written notice thereof in accordance with this Paragraph. All notices hereunder shall be deemed given: (1) if served in person, when served; (2) if sent by facsimile, on the date of transmission if before 6:00 p.m. P.S.T.; provided that a
hard copy of such notice is also sent by either a nationally recognized overnight courier or by U.S. Mail, first class; (3) if by overnight courier, by a nationally recognized courier which has a system of providing evidence of delivery, on the
first business day after delivery to the courier; or (4) if by U.S. Mail, on the third day after deposit in the mail, postage prepaid, certified mail, return receipt requested. 

 

	29.	ASSIGNMENT AND SUBLETTING 

 29.1. No Assignment. Except as specifically set forth
below, Tenant shall not directly or indirectly, voluntarily or by operation of law, sell, assign, encumber, pledge or otherwise transfer or hypothecate all or any part of the Premises or Tenant’s leasehold estate hereunder (collectively,
“Assignment”), or permit the Premises to be occupied by anyone other than Tenant or sublet the Premises (collectively, “Sublease”) or any portion thereof without Landlord’s prior written consent in each
instance, which consent may not be unreasonably withheld by Landlord. 
 29.2. No Relief of Obligations. No consent by Landlord to
any Assignment or Sublease by Tenant shall relieve Tenant of any obligation to be performed by Tenant under this Lease, whether arising before or after the Assignment or Sublease. The consent by Landlord to any Assignment or Sublease shall not
relieve Tenant of the obligation to obtain Landlord’s express written consent to any other Assignment or Sublease. Any Assignment or Sublease that is not in compliance with this Paragraph 29 shall be void and, at the option of Landlord,
shall constitute a material default by Tenant under this Lease. The acceptance of Rent by Landlord from a proposed assignee or sublessee shall not constitute the consent by Landlord to such Assignment or Sublease. 

29.3 Exception for Affiliates. Notwithstanding anything to the contrary contained in this Paragraph 29, Tenant may upon prior
written notice to Landlord, but without Landlord’s prior written consent, assign or sublease the Premises to a corporation or other entity that shall directly or indirectly control, be controlled by or be under common control with Tenant
(“Affiliates”), provided that no default by Tenant under this Lease exists beyond any applicable notice and cure period. 

  
 S-20 

	30.	ATTORNEY’S FEES 

 In the event of any legal or equitable action arising out of this
Lease, the prevailing party shall be entitled to recover all reasonable fees, costs and expenses, together with reasonable attorney’s fees incurred in connection with such action. The fees, costs and expenses so recovered shall include those
incurred in prosecuting or defending any appeal. The prevailing party shall also be entitled to reasonable attorney’s fees incurred to collect or enforce the judgment. 
  

	31.	JUDGMENT COSTS 

 31.1. Landlord. Should Landlord, without fault on Landlord’s
part, be made a party to any litigation instituted by or against Tenant, or by or against any person holding the Premises by license of Tenant, or for foreclosure of any lien for labor or material furnished to or for Tenant, or any such person, or
otherwise arising out of or resulting from any act or transaction of Tenant, or of any such person, Tenant covenants to pay to Landlord, the amount of any judgment rendered against Landlord or the Premises or any part thereof, and all costs and
expenses, including reasonable attorney’s fees incurred by Landlord in connection with such litigation. 
 31.2. Tenant. Should
Tenant, without fault on Tenant’s part, be made a party to any litigation instituted by or against Landlord, or by or against any person holding the Premises by license of Landlord, or for foreclosure of any lien for labor or material furnished
to or for Landlord, or any such person, or otherwise arising out of or resulting from any act or transaction of Landlord, or of any such person, Landlord covenants to pay to Tenant, the amount of any judgment rendered against Tenant or the Premises
or any part thereof, and all costs and expenses, including reasonable attorney’s fees incurred by Tenant in connection with such litigation. 
  

	32.	BROKERS 

 Landlord and Tenant each represent and warrant to each other that it has had no
dealings with any real estate broker or agent in connection with the Premises and this Lease, and that it knows of no real estate broker or agent who is or might be entitled to a commission in connection with this Lease other than Signature
Associates (“Broker”). Landlord shall only pay the real estate brokerage commission due to Broker and any real estate broker or agent entitled to a commission in connection with this Lease if claimed through the actions of Landlord.
Tenant shall pay any other commission or finder’s fee due if claimed through the actions of Tenant. Each of Tenant and Landlord shall indemnify and hold the other harmless from and against any such commission or finder’s fee which may be
claimed by any person or broker with respect to this transaction as a result of its breach of the foregoing representation. 
  

	33.	SUBORDINATION OF LEASE 

 This Lease is subject and subordinate to any mortgages which may
now or hereafter be placed upon or affect the property or Buildings of which the Premises are a part, and to all renewals, modifications, consolidations, replacements and extensions hereof, provided that the holder(s) of such mortgage(s) shall agree
in writing not to disturb the possession of the Premises by Tenant or the rights of Tenant under this Lease so long as Tenant is not in material default (subject to applicable notice and cure rights in favor of Tenant as contained in this Lease) in
the performance of its obligations thereunder and, in the event of foreclosure, Tenant agrees to look solely to the mortgagee’s interest in the Property for the payment and discharge of any obligations imposed upon the mortgagee or Landlord
under this Lease. In the event that a Successor Landlord, as hereinafter defined, takes title to the Property, (i) Successor Landlord shall be bound to Tenant under all of the terms and conditions of this Lease, (ii) Tenant shall recognize
and attorn to Successor Landlord as Tenant’s direct landlord under this Lease, and (iii) this Lease shall continue in full force and effect, in accordance with its terms, as a direct lease between Successor Landlord and Tenant. This clause
shall be self-operative, and no further instrument or subordination shall be necessary unless requested by a mortgagee or the insuring title company, in which event Tenant shall sign, within five
(5) business days after requested, such instruments and/or documents as the mortgagee and/or insuring title company reasonably request be signed (“SNDA”). In the event Tenant fails to execute a SNDA or an estoppel certificate
as provided herein, Tenant hereby constitutes and appoints Landlord as its attorney-in-fact, with full power of substitution, to sign, execute, certify, acknowledge, deliver or record, where required or appropriate, in the name, place and stead of
Tenant, all such SNDAs and estoppel certificates for and on behalf of Tenant as may be required. Upon request from Tenant, Landlord agrees that it shall exercise its commercially reasonable efforts to obtain an SNDA for Tenant from its current or
future lender, if any, in form and substance reasonably and customarily acceptable to Tenant and lender. 

  
 S-21 

	34.	OPTIONS TO EXTEND/RIGHT OF FIRST REFUSAL 

 34.1. Options to Extend. Landlord
hereby grants to Tenant two (2) options to extend (“Option(s) to Extend”) the Term for the Premises for an additional five (5) years per extended option term (“Option Term(s)”), upon each and all of the
terms and conditions of this Lease as amended below; provided, however, Tenant is not in default of this Lease on the date of exercise of the Option to Extend and has not been in monetary default of this Lease, for more than thirty (30) days,
more than three (3) times during the Term, as extended. Tenant shall give to Landlord written notice on or prior to 180 eighty (180) days before expiration of the then current Term or first Option Term of the exercise of the Option(s) to
Extend for such Option Term, time being of the essence. The Term as defined in Paragraph 2 hereof shall also include any Options to Extend properly exercised hereunder. If notice of exercise of any Option to Extend is not timely given, all
further Options to Extend shall automatically expire. The rent for the Option Terms shall consist of Base Rent as set forth in Paragraph 3.1 herein, Tenant’s Share of Project Expenses pursuant to Paragraph 5, and any other
charges under this Lease. The Options to Extend are personal to Tenant and may not be assigned without Landlord’s written consent which may be withheld in its sole discretion, except that Tenant’s Affiliate(s), if any, shall have
Tenant’s rights to such Options to Extend. 
 34.2. Right of First refusal. In the event that during the Term, including any
Option Term if properly exercised hereunder, Landlord receives a bona fide, arms-length, executed written offer (whether in the form of a letter of understanding, letter of intent or memorandum) from an unrelated third party to lease all or any
portion of available Rentable Area of the Buildings which is contiguous to the Premises (“Expansion Space”) with terms which are acceptable to Landlord (“Space Offer”), Landlord shall provide Tenant written notice
of the Space Offer (“Space Offer Notice”), which Space Offer Notice shall contain the terms and conditions with respect to the Expansion Space, including the rental rate, term and any allowances. Tenant may lease the Expansion Space
set forth in the Space Offer Notice by performing both of the following: (i) Tenant shall provide Landlord with written notice within ten (10) business days after its receipt of the Space Offer Notice that Tenant agrees to lease the
Expansion Space pursuant to all the terms set forth in the Space Offer Notice (except for the Base Rent which shall be the lower of the Base Rent in the Space Offer Notice or the Base Rent payable pursuant to Paragraph 3.1 of this Lease) and
the Expansion Space shall be delivered in its “as-is, where-is” condition, unless otherwise agreed to in the Space Offer Notice (“Acceptance Notice”); and (ii) Tenant shall execute a reasonable amendment to this Lease
for the Expansion Space with Landlord within ten (10) days after Landlord’s delivery of such an amendment (“Expansion Space Amendment”). Notwithstanding the foregoing, if the lease term in the Space Offer Notice is longer
than the Term remaining under this Lease, Tenant shall, as a condition precedent to exercising its Acceptance Notice, extend the term of this Lease with respect to the original Premises so as to provide for concurrent lease termination dates for
both the original Premises and the Expansion Space. If Landlord does not timely receive Acceptance Notice or the Expansion Space Lease, within the applicable time periods set forth above, Tenant’s right to lease the Expansion Space shall
terminate and Landlord shall be free to lease the Expansion Space to a third party for which a Space Offer Notice was given and the right of first refusal granted herein shall terminate. 

 

	35.	ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS 

 35.1. Estoppel Certificate.
Tenant shall, at any time and from time to time, upon not less than fifteen (15) days’ prior written request by Landlord, execute, acknowledge and deliver to Landlord, or to such other persons who may be designated in such request, a
statement in writing certifying that this Lease is unmodified and in full force and effect (or if there have been modifications, that the same is in full force and effect as modified and stating the modifications) and, if so, the dates to which the
rent and any other charges have been paid in advance, and such other items reasonably and typically requested by Landlord, including without limitation, the lease commencement date and expiration date, rent amounts, and that no offsets or
counterclaims are present. It is intended that any such statement delivered pursuant to this Paragraph may be relied upon by any prospective purchaser or encumbrancer (including assignee) of the Premises. 

35.2. Financial Statements. If Landlord desires to finance, refinance, or sell the Buildings, or the Property, or any part thereof,
upon Landlord’s written request, Tenant shall deliver to Landlord or to such potential lender or purchaser designated by Landlord, such financial information regarding Tenant, as may reasonably be required to

  
 S-22 

 
establish Tenants’ creditworthiness. All financial information provided by Tenant to Landlord or any lender or potential purchaser shall be held by the recipient in strict confidence and may
not be used or disclosed by the recipient except for the purpose of determining Tenants’ creditworthiness in connection with Tenants’ obligations under this Lease. 
  

	36.	SHORT FORM OF LEASE 

 Tenant agrees to execute, deliver and acknowledge, at the request
of Landlord, a short form of this Lease satisfactory to counsel for Landlord, and Landlord may in its sole discretion record this Lease or such short form in the County where the Premises are located. Tenant shall not record this Lease, or a short
form of this Lease, without Landlord’s prior written consent which may be withheld in Landlord’s reasonable discretion. 
  

	37.	SIGNS 

 Tenant shall not place any sign upon the Premises, except that Tenant may, with
Landlord’s prior written consent which shall not be unreasonably withheld, install such signs on the exterior of the Premises and at the entrance to the Property as are reasonably required to advertise Tenant’s own business. Subject to its
reasonable approval rights as set forth herein, Landlord hereby consents to Tenant constructing an exclusive sign to advertise Tenant’s business at the entrance of the Property. Notwithstanding the foregoing, in the event that another tenant
leases a portion of the Property, such new tenant shall be entitled to have sufficient separate signage to identify such tenant and to direct parties to such tenant’s premises. The installation of any sign on the Premises by or for Tenant shall
be subject to the provisions of Paragraph 23. Tenant shall maintain any such signs installed on the Property. Unless otherwise expressly agreed herein, Landlord reserves the right to install, and all revenues from the installation of,
such advertising signs on the Premises, including the roof, as do not unreasonably interfere with the conduct of Tenant’s business or adversely impact Tenant’s reputation. 

 

	38.	GUARANTY OF LEASE 

 [Intentionally Deleted] 

 

	39.	FORCE MAJEURE 

 Except for Tenant’s monetary obligations under this Lease, in
discharging its duty to complete any tenant improvements and to operate, maintain and repair those systems as set forth in this Lease, Landlord and Tenant shall be held to a standard of reasonableness and shall not be liable to the other for matters
outside its control, including, but not limited to, acts of God, civil riot, war, strikes, labor unrest, or shortage of material, and in no event shall Landlord or Tenant be liable to the other for incidental damages, including, but not limited to,
loss of business or business interruption. 
  

	40.	GENERAL PROVISIONS 

 40.1. Waiver of Jury Trial; Governing Law; Venue. EACH PARTY TO
THIS LEASE HEREBY IRREVOCABLY WAIVES ALL RIGHT TO A TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM ARISING OUT OF OR RELATING TO THIS LEASE OR THE TRANSACTIONS CONTEMPLATED HEREBY. THIS LEASE SHALL BE GOVERNED BY THE LAWS OF THE STATE OF
MICHIGAN. THE PARTIES HERETO AGREE THAT VENUE SHALL BE PROPER IN ANY STATE OR FEDERAL COURT LOCATED WITHIN, OR HAVING JURISDICTION OVER, WASHTENAW COUNTY, MICHIGAN. 

40.2. Waiver. The waiver by Landlord of any breach of any term, covenant, or condition herein contained shall not be deemed to be a
waiver of any subsequent breach of the same or any other term, covenant or condition contained herein. The acceptance of rent hereunder shall not be construed to be a waiver of any breach by Tenant of any term, condition or covenant of this Lease.

  
 S-23 

 40.3. Remedies Cumulative. It is understood and agreed that the remedies herein given to
Landlord shall be cumulative, and the exercise of any one remedy of Landlord shall not be to the exclusion of any other remedy. 
 40. 4.
Successors and Assigns. The covenants and conditions herein contained shall, subject to the provisions as to assignment, apply to and bind the heirs, successors, executors, administrators and assigns of all of the parties hereto; if Landlord or
Tenant is comprised of multiple parties, each of such parties hereto shall be jointly and severally liable hereunder. 
 40. 5. No
Personal Liability. No individual member, manger, manager of a member, partner, shareholder, director, officer, employee, trustee, investment advisor, consultant or agent of Landlord, or individual member of a joint venture, tenancy in common,
firm, limited liability company or partnership (general or limited), which constitutes Landlord, or any successor interest thereof, shall be subject to personal liability with respect to any of the covenants or conditions of this Lease. Tenant shall
look solely to Landlord’s interest in the Property and to no other assets of Landlord for the satisfaction of any remedies of Tenant in the event of any beach by Landlord. It is mutually agreed by Tenant and Landlord that this paragraph is and
shall be deemed to be a material and integral part of this Lease. All obligations of Landlord shall be binding upon Landlord only during the period of Landlord’s ownership of the Property and not thereafter. 

40. 6. Entire Agreement. This Lease, the exhibits herein referred to, and any addendum executed concurrently herewith, are the final,
complete and exclusive agreement between the parties and cover in full each and every agreement of every kind or nature, whatsoever, concerning the Premises and all preliminary negotiations and agreements of whatsoever kind or nature, are merged
herein. Landlord has made no representations or promises whatsoever with respect to the Premises, except those contained herein, and no other person, firm or corporation has at any time had any authority from Landlord to make any representations or
promises on behalf of Landlord, and Tenant expressly agrees that if any such representations or promises have been made by others, Tenant hereby waives all right to rely thereon. No verbal agreement or implied covenant shall be held to vary the
provisions hereof, any statute, law or custom to the contrary notwithstanding. Unless otherwise provided herein, no supplement, modification, or amendment of this Lease shall be binding unless executed in writing by the parties. 

40.7. Captions. The captions of paragraphs of this Lease are for convenience only, and do not in any way limit or amplify the terms and
provisions of this Lease. 
 40.8. Partial Invalidity. If any term, covenant, condition or provision of this Lease is held by a court
of competent jurisdiction to be invalid, void or unenforceable, the remainder of the provisions shall remain in full force and effect and shall in no way be affected, impaired or invalidated. 

40.9. Authority. The person(s) executing this Lease warrants that he or she has the authority to execute this Lease and has obtained or
has the requisite corporate or other authority to do the same. 
 40.10. Approvals. Any consent or approval required hereunder shall
not be unreasonably withheld, conditioned or delayed by the party from whom such consent or approval is requested unless this Lease expressly provides otherwise. 

40.11. Counterparts. This Lease may be executed simultaneously in one or more counterparts, each of which shall be deemed an original,
but all of which together shall constitute one and the same instrument. Each party may execute a facsimile counterpart signature page to be followed by an original counterpart. Each such facsimile counterpart signature page shall constitute a valid
and binding obligation of the party signing such facsimile counterpart. 
 40.12. Joint and Several Obligations. The obligations of
the persons signing as Tenant under this Lease shall be joint and several in all respects. 
 [Signatures contained on the following
page] 

  
 S-24 

 IN WITNESS WHEREOF, the parties hereto have executed this Lease Agreement in duplicate as of the
day and year first above written. 
  

					
	LANDLORD:
	
	 ANN ARBOR BUSINESS PARK, LLC,
 a
Delaware limited liability company

		
	By:	 	 Holdings SPE Manager, LLC,

		 	 a Delaware limited liability company

			
		 	By:	 	 /s/ John A. Mase

		 		 	John A. Mase, CEO

  

			
	TENANT:
	
	EXTANG CORPORATION,
	a Missouri corporation
		
	By:	 	 /s/ William Reminder

		 	William Reminder, President & C.E.O.

  
 S-25 

 EXHIBIT A 

PREMISES 
 

 

  
 Exhibit A 

 EXHIBIT A-1 

BASE RENT SCHEDULE 
  

													
	 Rental Period
	  	Base Rent per
sqft.
Main Building
Space
(150,895 sqft.)	 	  	Base Rent per sqft.
Out Building
(5,640 sqft.)	 	  	Total Monthly Base
Rent	 
				
	 Months 1-3
	  	$	0.00	  	  	$	0.00	  	  	$	0.00	  
	 Months 4-15
	  	$	3.50	  	  	$	1.00	  	  	$	44,481.04	  
	 Months 16-27
	  	$	3.57	  	  	$	1.02	  	  	$	45,370.66	  
	 Months 28-39
	  	$	3.64	  	  	$	1.04	  	  	$	46,278.08	  
	 Months 40-51
	  	$	3.71	  	  	$	1.06	  	  	$	47,203.64	  
	 Months 52-63
	  	$	3.79	  	  	$	1.08	  	  	$	48,147.71	  
	 Months 64-75
	  	$	3.86	  	  	$	1.10	  	  	$	49,110.66	  
	 Months 76-87
	  	$	3.94	  	  	$	1.13	  	  	$	50,092.88	  
	 Months 88-99
	  	$	4.02	  	  	$	1.15	  	  	$	51,094.74	  
	 Months 100-111
	  	$	4.10	  	  	$	1.17	  	  	$	52,116.63	  
	 Months 112-123
	  	$	4.18	  	  	$	1.20	  	  	$	53,158.96	  
				
	 First Option Term
	  				  				  			
	 1st Year
	  	$	4.27	  	  	$	1.22	  	  	$	54,222.14	  
	 2nd Year
	  	$	4.35	  	  	$	1.24	  	  	$	55,306.58	  
	 3rd Year
	  	$	4.44	  	  	$	1.27	  	  	$	56,412.72	  
	 4th Year
	  	$	4.53	  	  	$	1.29	  	  	$	57,540.97	  
	 5th Year
	  	$	4.62	  	  	$	1.32	  	  	$	58,691.79	  
				
	 Second Option Term
	  				  				  			
	 1st Year
	  	$	4.71	  	  	$	1.35	  	  	$	59,865.63	  
	 2nd Year
	  	$	4.80	  	  	$	1.37	  	  	$	61,062.94	  
	 3rd Year
	  	$	4.90	  	  	$	1.40	  	  	$	62,284.20	  
	 4th Year
	  	$	5.00	  	  	$	1.43	  	  	$	63,529.88	  
	 5th Year
	  	$	5.10	  	  	$	1.46	  	  	$	64,800.48	  

  
 Exhibit A-1 

 EXHIBIT A-2 

PARKING FACULTIES 
 

 

  
 Exhibit A-2 

 EXHIBIT B 

TENANT IMPROVEMENTS 
 IMPROVEMENTS AT
LANDLORD’S EXPENSE 
 Landlord shall construct certain improvements to the Premises, at Landlord’s sole cost and expense, as
more fully described on Exhibit “B-1” attached hereto (the “Work to be Completed”). In connection therewith, the Premises shall be deemed to be “Ready for Occupancy” upon the earlier of
(i) the date the Premises are Substantially Completed, or (ii) the date the Premises would have been Substantially Completed, had one or more Tenant Delays not occurred. 

The term “Substantially Completed” means that (i) the contractor has substantially completed the Work to be Completed,
which shall be deemed complete, even though minor details of construction, mechanical adjustments or decorations, any of which do not materially interfere with Tenant’s use of the Premises, remain to be performed (items normally referred to as
“Punch-List” items), (ii) Tenant shall have access to the Buildings and parking facilities, and all services provided for in the Lease, and (iii) Landlord shall have obtained an occupancy certificate, temporary occupancy
certificate or such other customarily issued evidence from the applicable governing authority that the Work to be Completed is in compliance with all applicable laws and ordnances. Landlord and Tenant shall schedule a walk-through of the Premises
within five (5) business days after Landlord believes the Work to be Completed has been Substantially Completed. Landlord and Tenant shall jointly prepare the Punch-List items during the walk-through of the Premises. Following delivery of the
Premises to Tenant, Landlord shall diligently cause the Punch-List items to be corrected as soon as reasonably possible and practical. Tenant’s occupancy of the Premises shall be deemed acceptance of the Premises and the Work to be Completed,
subject to the Punch-List items and Landlord’s Warranties. 
 The term “Tenant Delays” shall mean any delays
attributable to the following: (i) any failure by Tenant to comply with the date and time limits in this Agreement; (ii) delays due to the acts or failures to act of Tenant; its agent or contractor where such acts or failures to act
actually delay the completion of the Work to be Completed; (iii) delays due to any changes to the plans requested by Tenant after the plans have been mutually agreed upon by Landlord and Tenant; (iv) delays due to Tenant’s selection
of materials or methods of construction which cannot be timely incorporated into the schedule for the Work to be Completed; and (v) any other delays due to the acts or omissions of Tenant, its agent or representative, construction consultants
or space planner, where such acts or omissions actually delay the completion of the Work to be Completed. Landlord must provide written notice to Tenant of any alleged Tenant Delays before Landlord may advance the date the Premises is Ready for
Occupancy. 
 Landlord may, at its reasonable discretion, grant Tenant access to the Premises prior to the Commencement Date solely for the
purpose of allowing Tenant to prepare the Premises for Tenant’s occupancy, provided that such access and the installation of such equipment does not unreasonably interfere with or delay the Work to be Completed described on Exhibit
“B-1” attached hereto. 
 Following the walk-through of the Premises and the preparation of the Punch-List by Landlord and
Tenant, Landlord shall send to Tenant a notice memorializing the Commencement Date, which date may not occur before the walk-through of the Premises (“Notice”) and Tenant shall acknowledge the Notice by executing a copy and
returning to Landlord. If Tenant fails to sign and return the Notice to Landlord within ten (10) days of receipt of the Notice, the Notice as sent by Landlord shall be deemed to have correctly set forth the Commencement Date. Failure of
Landlord to send the Notice shall not affect the actual establishment of such date. Tenant agrees to pay the Rent required under this Lease within the time limits set forth in this Lease. In the event Tenant in good faith disputes the occurrence of
the Commencement Date, as set forth in the Notice, Tenant shall nevertheless pay to Landlord the amount of Rent due and owing by Tenant pursuant to the date the Rent will commence for the Premises as set forth in the Notice (under protest) until
such time as the parties mutually agree on a different Commencement Date or Tenant receives a final judgment from a court of competent jurisdiction (or when arbitration is permitted, receives a final award from an arbitrator) relieving or mitigating
Tenant’s obligation to pay such Rent. 
 Landlord agrees to use its commercially reasonable efforts to deliver possession of the
Premises to Tenant Ready for Occupancy, no later than November 1, 2013, subject to delays due to Force Majeure or Tenant Delays. 

 Upon delivery of the Premises to Tenant, Landlord warrants to Tenant that the fire safety system,
the roof system, all plumbing, electrical, HVAC system and utilities systems, all dock doors and dock systems, roll-up and loading doors, bumpers, seals and enclosures are in good operating condition and in compliance with all laws, ordinances and
codes, and the Work to be Completed by Landlord has been constructed in accordance with all laws, ordinances and codes, including, without limitation, the Americans With Disabilities Act (“Landlord’s Warranties”).
Landlord’s Warranties shall exclude damages or defects caused by Tenant, its agents, employees or contractors, and improper operation or normal wear and tear under normal usage. If it is determined within thirty (30) days after delivery of
the Premises to Tenant that Landlord’s Warranties have been violated, then it shall be the obligation of Landlord, at its sole cost and expense, within thirty (30) days after written notice from Tenant, to rectify such violation. 

 EXHIBIT B-1 

WORK TO BE COMPLETED 
  

	1.	Landlord shall be responsible for one-half ( 1⁄2) of the cost to paint the water tower, such cost not to exceed $43,000, with
Tenant being responsible for the other one-half ( 1⁄2) of such costs together with any amounts over Landlord’s cap. Tenant may, at Tenant’s election,
paint Tenant’s company name on the water tower, provided, however, that any incremental or increased costs associated with adding Tenant’s company name to the water tower shall be borne exclusively by Tenant. 

 

	2.	Landlord shall be responsible for the work listed on (i) the Summary of Proposed Specifications between THI and IRG, as Owner, and J.B. Donaldson Company last revised on March 15, 2013, and (ii) the
spreadsheet titled “Landlord Improvements” dated March 15, 2013, copies of both of which are attached hereto. 

 THI/Extang 

THI and IRG (collectively “Owner”) 

and 
 J.B. DONALDSON
COMPANY (“JBD”) 
 SUMMARY OF PROPOSED SPECIFICATIONS 

For Renovations to the 

Existing NSK Building, Pittsfield Twp, Michigan 

For use by THI as light assembly and warehouse operations 

October 18, 2012 

REVISED January 22, 2013 

REVISED March 10 2013 

REVISED March 15 2013 
  

	A.	GENERAL OUTLINE OF WORK SCOPE 

  

	 	1.	The following specifications for this project are provided in conjunction with the attached cost estimate for renovations to the existing NSK building located at 5400 South State Road, Ann Arbor, Michigan (physically
located within Pittsfield Charter Township), and in reliance on a floor plan provided to J.B. Donaldson Company by Mr. Jay Chavey of Signature Associates; and based upon design considerations acquired through communications with Owner’s
representatives, Tenants’ direction, and several site visits to the existing building. 

  

	 	2.	The proposed work shall generally consist of the following: 

 All work described below, unless
specifically noted otherwise, is to occur in the warehouse/assembly area of the existing building bounded by column lines 1 through 10 inclusive, and also including the open 2,840 sq ft at the SW corner of the building (together approximately
120,650 square feet); and also including the existing east entrance and office areas, the south cafeteria and restroom areas, and the ‘South’ breakroom at the southern end of the west wall (together an additional 30,245 square feet; all
collectively defined as the “Initial Lease Area” at 150,895 square feet, as indicated on the attached key plan. 
 All proposed
work is subject to and shall meet all requirements of applicable codes. 
 Demolition of all existing interior equipment support structure,
un-needed process piping, ductwork and related removable items not necessary to maintain the structural integrity of the building, to achieve as much interior height as possible for new warehouse and assembly uses. All existing compressed air lines
north of column line 7 to remain in place. Air lines in area west of column line 1 and between column lines 1-3 to remain in place. All other air lines to be removed. All existing bus ducts to remain in place. Existing cranes located between column
lines A-C and lines 8-9 to remain in place. Also existing crane in NW dock area to remain in place. All other cranes to be removed. Demo and removal of the existing 312 sq ft free-standing steel building in the west parking lot. Removal of existing
small raised platform from main east lobby floor 
 Exterior site work, structure and shell modifications, new concrete pavement and
retaining walls, new overhead doors, and necessary equipment, including levelers, shelters and bumpers, for the addition of a 6-bay recessed exterior truck well, to be located along the south wall of the building, to the west of the existing double
interior truck well. 
 Excavate, connect and install new 8” water service into property from existing main on Lavender Lane. New
8” water pipe to be connected into existing 8” piping within or behind well house near SW corner of the property. All fees for this connection are included. 

 Repair or replace damaged exterior fencing and gate at NE corner of building. (See budget for
estimate to remove existing turnstile and fencing at south side of building.) 
 Clean all trash and debris, and remove weeds from landscaped
areas on east and south sides of the building. Install new landscape bed edging and new mulch in all landscaping beds, add topsoil and new grass seed in lawn where needed in these areas. No new plant materials are proposed. 

Complete cleaning and de-greasing of oil-coated interior surfaces. 

Complete demo of old light fixtures, and installation of new lighting in 120,650 sq foot warehouse and assembly area. Test and repair as
necessary all exterior drive/parking lighting fixtures, provide any new bulbs needed for these lights. 
 Miscellaneous interior carpentry
and ceiling repairs/replacement as needed in existing office area, cafeteria and main restrooms near the cafeteria. Provide and hang a 10 mil plastic curtain along column line 10 from east to west walls to provide a break between the ILA and
adjacent vacant area. 
 Remove and replace the existing damaged OH exterior door at the SW corner of the building, including provision and
installation of a new door operator. 
 Complete fill-in with aggregate and concrete cap of existing interior process waste drainage
trenches. 
 Complete cleaning/scraping of existing failing paint on walls and ceilings of proposed occupied space. Clean and paint the walls
of the south breakroom and adjacent restrooms. Clean, prime as necessary, and paint the floor of the existing cafeteria. 
 Provide and
install new carpet flooring in existing office areas, including east lobby floor. 
 Re-working of existing interior suspended domestic water
supply piping as necessary to maximize available height in proposed warehouse and assembly areas. 
 Remove and replace all inoperable
existing plumbing fixtures with new fixtures. This includes approximately 25% of the fixtures in the existing office restrooms, the main south locker/restrooms located west of the cafeteria, and the pair of restrooms in the south breakroom. All
existing drinking fountains to remain as is, unless un-serviceable, in which case any non-working drinking fountain shall be replaced with a new fountain in the same location. All existing trough-style stainless steel sinks to be retained wherever
possible, with only inoperable existing faucets replaced at these sinks. No work is proposed for the restrooms in the north breakroom along the west wall, or the restrooms at the NE corner of the building. 

Modification of existing operational roof-top HVAC units, and blocking off others, to facilitate adequate heat of proposed warehouse and
assembly areas. Evaluate existing cooling in office areas, and repair or replace as necessary to assure the office air conditioning systems are properly functioning. All HVAC work to meet with current codes. 

Modification of existing fire suppression system, to bring the system up to current code requirements for proposed uses, as more specifically
described below. 
 Cleanup, weed-removal, and new parking striping of the paved areas on the south and west sides of the building. Main
south asphalt parking area to be hot tar emulsion sealed prior to the new striping. West concrete parking lot to receive approximately 500 lin ft of MDOT Detail 7 repairs, and approximately 500 lin ft of MDOT Detail 8 repairs. 

  
 3 

	 	3.	All design services and related fees including architectural, civil engineering, mechanical, electrical, plumbing, fire protection and interior design for colors/materials selections shall be provided by JBD. The final
design shall comply with applicable federal, state and local codes and regulations, as determined/required by the Pittsfield Twp building department. 

  

	 	4.	All municipal permits, city inspection fees and review fees shall be included. Any “Tap” or “Utility Connection” fees required per the new water main connection are included. 

 

	 	5.	JBD shall provide all drawings, schedules, structural calculations and specifications to obtain necessary governmental approvals. These specifications are as detailed herein with additional specifications to be provided
on the final drawings, sufficient to receive a certificate of occupancy. 

  

	 	6.	All necessary on-site project support facilities including dumpster, equipment rental, fuel, telephone, porta john, clean-up, complete project management and supervision, labor and temporary utilities are included to
the point of receipt of a Certificate of Occupancy from the Township of Pittsfield. 

  

	 	7.	All applicable state and local sales taxes are included. 

  

	 	8.	All installed materials shall be new. Workmanship and materials are guaranteed for twelve (12) months from the date of installation. The manufacturers’ warranties covering new building components, if any (HVAC
units, hot water heater, roof system, etc.), shall be provided to Owner. 

  

	 	9.	All workers compensation and general liability insurance premiums are included. 

  

	 	10.	The renovations shall be designed in accordance with the following: 

  

	 	•	 	2009 Michigan Building Code 

  

	 	•	 	2009 Michigan Plumbing Code 

  

	 	•	 	2009 Michigan Mechanical Code 

  

	 	•	 	2008 National Electrical Code 

  

	 	•	 	2003 ICC/ANSI A 117.1 Michigan Barrier Free Design Law 

  

	 	•	 	Michigan Energy Code, ANSI/ASHRAE/IESNA Standard 90.1-1999 

  

	 	•	 	International Fire Code 2006 

  

	B.	DEMOLITION 

  

	 	1.	Interior, exterior, and shell demolition 

  

	 	a.	All existing non-structural interior equipment steel, and unneeded process related items within approximately 12-24” of the bottom of the existing roof trusses, within the +/-120,650 sq foot area bounded by column
lines 1 through 10 and lines A through I inclusive, shall be removed and disposed off site. 

  

	 	b.	All existing light fixtures, unneeded ductwork, conduits, cable trays, gas and kerosene piping, and process water piping within the 120,650 sq ft area shall be removed and disposed off site. 

 

	 	c.	The existing concrete and metal interior dividing wall between column lines 5 and 6, including all doors therein, shall be demolished, removed and disposed off site. 

  
 4 

	 	d.	The existing free-standing approximately 3120 sq foot pre-engineered steel building in the west parking area shall be demolished, removed and disposed off site. The existing concrete slab under the building to remain in
place. 

  

	 	e.	Cut new openings in the south wall of the existing building, near the SW corner, to accommodate installation of the six (6) new truck dock doors. 

 

	 	f.	Cut the existing interior concrete floor in the area of the new truck docks to accommodate new loading levelers, one at each new dock door opening. 

 

	 	g.	Demo and remove small raised floor platform in east lobby. 

  

	C.	SITE WORK 

  

	 	1.	Earthwork/Landscaping 

  

	 	a.	JBD shall make necessary earthmoving cuts and fills, including dirt compaction as required, to accommodate the installation of one large new recessed truck well/ loading area for six (6) tractor-trailers near the
SW corner of the building. Any excavated material not used on site will be left on site, graded and seeded, or disposed off site if necessary. 

  

	 	b.	The existing fence in the area of the proposed new truck well shall be removed and repaired/replaced as appropriate to allow the new truck well and maintain the integrity of the fence upon completion. Fencing at the NE
corner of the building to be repaired or replaced. 

  

	 	c.	General clean-up of landscaped areas. Install new bed edging and mulch in landscape beds. Add topsoil and seed at main lobby entrance to restore grass. 

 

	 	2.	Storm/Sanitary Sewer/Water Main 

  

	 	a.	JBD will install necessary storm drainage piping and any required catch basins to handle storm water in the new recessed truck well area per all applicable code requirements. The new storm piping will be connected to
the existing catch basins and pipe network off the SW corner of the existing building. 

  

	 	b.	No changes to the existing sanitary sewer system are proposed. 

  

	 	c.	Existing storm sewer lines are presumed to be of a size adequate to accommodate the storm water discharge from the new recessed truck well. Any modifications of existing piping to accommodate the new connection from the
new truck well area to be done at additional charge. 

  

	 	d.	No new fire hydrants are proposed. 

  

	 	3.	Gas/Electric/Telephone 

  

	 	a.	No modifications to the existing gas, telephone and electric service lines and cables are proposed at the exterior of the building. Renovations to interior gas and electric systems are detailed more fully below.

  

	 	b.	JBD shall not be responsible for the final telephone and computer systems installation. 

  
 5 

	 	4.	Exterior Concrete 

  

	 	a.	All new concrete work is to be completed in accordance with the applicable standards of the American Concrete Institute (ACI). 

  

	 	b.	The new concrete slab for the recessed truck well shall be 8” thick, steel reinforced concrete with a minimum compressive strength of 4,000 PSI at 28 days. 

 

	 	c.	No new dumpster pad is proposed. 

  

	 	d.	The existing concrete parking area at the west side of the building shall be cleaned of all weeds and re-striped for vehicle parking. MDOT Detail 7 and Detail 8 type repairs to be made to approximately 1,000 lin feet of
deteriorated/crumbling concrete in west lot, and filled with new hot mix asphalt per the MDOT spec. 

  

	 	5.	Asphalt 

  

	 	a.	No changes to any existing asphalt pavement are proposed, except such cutting, removal and repair as may be necessary for the installation of the new recessed truck well at the SW corner of the building.

  

	D.	STRUCTURAL 

  

	 	1.	Concrete foundation work will be completed in accordance with applicable Codes and will accommodate all building live and dead loads. 

 

	 	2.	The existing building foundation in the area of the new recessed truck well shall be excavated, and underpinned to maintain a minimum building and truck well foundation depth of 42” below finished exterior grade.

  

	 	3.	The existing steel and masonry structure including the columns and cross bracing in the area of the new truck docks at the SW corner of the building shall be re-configured to accommodate the new truck dock doors. Design
for the modified steel structure shall be completed and sealed by a Michigan licensed structural engineer. 

  

	 	4.	Steel beams, columns, and lintels and bracing will be designed in accordance with the Manual of Steel Construction of the American Institute of Steel Construction specifications for structural steel buildings.

  

	E.	ROOFING 

  

	 	1.	Repair the existing roof leak located in the drain pan near the center of the cafeteria, south of column line 1 and approximately in line with column line B. 

 

	 	2.	No new roof hatch is necessary or proposed. Roof access to be provided via existing building hatches. 

  

	F.	INTERIOR CONCRETE 

  

	 	1.	Concrete placed at new truck dock levelers, and over aggregate to fill in the existing interior drainage trenches, shall be 6” thick reinforced with fiber mesh on a compacted sand base, and shall have a 28-day
compressive strength of 3,000 PSI. 

  

	 	2.	A vapor barrier will be installed under all new concrete floor slabs. 

  

	 	3.	All necessary saw cuts for crack control shall be provided and centered on column lines and existing building spaces to the extent possible. All expansion joints shall be provided as required by ACI Standards.

  
 6 

	G.	MASONRY 

  

	 	1.	Repair, including ‘toothing-in’, of the cut and removed concrete block wall in the proposed new truck well/loading area. New masonry shall match size and thickness of the existing masonry. Interior and
exterior block finishes to match existing. All color selections shall be approved by Owner. 

  

	 	2.	Mortar Materials: 

  

	 	a.	Portland Cement: ASTM C 150, Type I or II shall be used for masonry block walls and brick veneer, except Type III may be used for cold-weather construction. 

 

	H.	CARPENTRY, MILLWORK AND INTERIOR FINISHES 

  

	 	1.	Carpentry 

  

	 	a.	JBD shall complete interior repairs as necessary to the existing approximately 15,000 sq foot office area, including repair/replacement of any non-functioning doors and door hardware, and repairs to existing ceiling and
drywall surfaces. No removal of any existing walls, or construction of any new partition walls, is proposed. 

  

	 	b.	The men’s and women’s restrooms in the office areas shall have existing countertops and cabinets removed and new laminate countertops and cabinets installed in the same configuration. The single uni-sex
restroom off the main east lobby entry shall be re-configured as necessary to be ADA compliant, including new countertop and fixtures. The total number of plumbing fixtures in the building shall remain the same as is. The existing stainless steel
trough style sinks in the restrooms to the west of the cafeteria, and within the South break-room area to remain as is, with no new countertops proposed for these areas. All color selections for new cabinets and countertops to be approved by Owner
and/or tenant. 

  

	 	2.	Floor Covering 

  

	 	a.	Office area and main east lobby to receive new commercial nylon carpeting and new vinyl base moulding. 

  

	 	1.	Carpet construction to be textured loop. 

  

	 	2.	Primary backing to be polypropylene. 

  

	 	3.	Flammability to meet ASTM E-64B flooring radiant panel Class-1 and ASTM E-662NBS smoke chamber less than 450. 

  

	 	4.	Carpet is fully adhered/glue-down application. 

  

	 	5.	Carpet manufacturer to be Shaw or equal. 

  

	 	b.	Carpet material samples will be provided for owner’s initial selection. 

  

	 	3.	Ceilings 

  

	 	a.	Existing ceiling tiles in the office area, cafeteria and south restrooms shall be replaced as necessary. No proposed changes to the reception area ceiling. The existing grid in the main office area to be replaced and/or
repaired as necessary to accommodate the installation of a new fire suppression system in this area. 

  
 7 

	 	4.	Painting 

  

	 	a.	All existing walls, ceilings and structure within the Initial Lease Area shall be scraped/washed and primed sufficiently, and re-painted new. Color selection to be approved by Tenant. 

 

	 	b.	All existing walls in the office, reception, cafeteria and restroom areas to be washed, prepped and painted with one coat primer and one finish coat. 

 

	 	c.	Existing floor from column line 1 through line 10 to be cleaned, but not painted. 

  

	 	d.	Existing floor in south breakroom and cafeteria to be cleaned and re-painted with high foot traffic non-epoxy floor coating, PPG “Breakthrough” or SW “Treadplex”, or equally durable finish, applied
in 2 coats. 

  

	 	5.	Toilet Accessories 

  

	 	a.	Grab bars are to be provided and installed in each handicapped accessible toilet compartment. Toilet paper dispensers are to be provided within each toilet compartment. 

 

	 	b.	New standard C-fold paper towel dispensers, sanitary napkin dispensers, soap dispensers, trash cans to be provided in each renovated restroom. 

 

	I.	DOORS 

  

	 	1.	OH Doors 

  

	 	a.	Remove and replace existing damaged 12’ x 14’ OH door at SW corner of the building, including new operator. 

  

	 	b.	Provide and install 6 new OH doors at new exterior 6-bay recessed truck well along the south building wall, west of the existing 2 truck wells. 

 

	 	c.	All new OH doors to be have motorized operators, new shelters, bumpers, levelers and equipped with dead bolt interior locks. 

  

	 	d.	The 6 new OH doors at the new exterior truck well to be 9’ x 10’ sectional doors, insulated 24 gauge steel liner panels, 2” tracks, full weather stripping, factory primed, and final enamel coat applied in
the field. 

  

	 	2.	Interior Doors 

  

	 	a.	Provide, frame in, and install 3 new 2-hour door assemblies, located in the 3 existing interior openings within the wall along column line 13, which separates the main building space from the north unleased space. These
doors to be provided with panic type exit hardware, and painted. The new framed-in assemblies and doors are to meet the required 2-hour fire rating. 

  
 8 

	J.	MECHANICAL 

  

	 	1.	Plumbing 

  

	 	a.	All existing shop and warehouse process water piping, all unnecessary gas and kerosene piping, shall be removed from the proposed 120,650 sq foot warehouse and assembly area, as indicated on the attached key plan.

  

	 	b.	Existing inoperable restroom fixtures and valves, estimated to comprise approximately 25% of the fixtures in the Initial Lease Area, shall be replaced with new fixtures. Total building fixture count to remain as is.
Temp remove and re-install existing under-cabinet mounted water heaters in all office restroom areas to allow for the installation of new countertops. Any new water heaters shall be provided at an additional charge. 

 

	 	c.	Existing interior suspended domestic water pipe in proposed warehouse and assembly areas shall be raised to accommodate Owner’s racking requirements. It is assumed that cutting, raising and re-connecting these
pipes will not cause sediment or pipe shavings to enter the domestic water supply, and interfere with or harm the new fixtures and valves. If, upon removal and raising of these pipes, it is discovered that they are of a condition that will cause
harm to or otherwise interfere with the proper functioning and longevity of the new fixtures and valves, additional charges will be imposed to clean, flush, and properly handle the domestic water system. 

 

	 	d.	Existing roof drain piping and buss duct shall remain as they are. 

  

	 	e.	Plumbing fixtures to be one of the following manufactures: Kohler, American Standard, or Crane, in standard commercial colors. Water closets shall be floor or wall mounted to replace existing fixtures as they are
mounted, with Zurn Flush valves, or equal. Lavatories shall be surface mounted, single hole. Any replaced water coolers shall be ‘in-kind’ with what was removed, in a brushed stainless steel finish.

  

	 	2.	Heating, Ventilation and Air Conditioning 

  

	 	a.	All unneeded HVAC ductwork shall be removed from the proposed warehouse and assembly areas in order to provide the most height possible. 

 

	 	b.	Existing RTU drops to be capped if unused. Drops and diffusers to be added or re-configured, and existing RTUs modified as necessary to provide heat to the 120,650 sq foot space. 

 

	 	c.	Existing HVAC controls to be modified as appropriate. 

  

	 	d.	The two existing boilers which provide hot water to heat the southern approximately 58,410 sq feet of the warehouse area ( roughly the area bounded by column lines A-1 and 1-5.5 ), are to be investigated, and repaired
as necessary to continue to provide heat to the 58,410 sq ft area. 

  

	 	e.	The existing boiler in the softener building located at the base of the domestic water tower is to be shut off after the new municipal water connection is made. 

 

	 	f.	The existing boiler in the exterior diesel house near the northwest corner of the property is to be shut off after the new municipal water connection is made. 

  
 9 

	 	3.	Fire Protection 

  

	 	a.	The existing fire suppression system shall be renovated as necessary in the 120,650 sq ft area, to provide required coverage for the proposed variable mix of light manufacturing, assembly and storage use, Group 2 Hazard
Plastic Storage. A new wet supply fire suppression system shall be added to the existing office, cafeteria, and restroom spaces in the ILA wherever it does not currently exist, to provide coverage for Ordinary Hazard use. All new and revised fire
suppression to be installed per all applicable codes. 

  

	 	b.	Included in the estimate are all necessary sprinklers, test connections, inspections, drains, extra sprinklers and wrench, all re-sized pipe, fittings and hangers, permits, signs, and related materials to complete the
job. Any required Hose Stations are not included in the cost estimate; any code mandated or Owner desired Hose Stations to be determined upon receipt of proposed rack storage layout, and to be added to the cost estimate accordingly.

  

	 	c.	Shop drawings will be submitted to local authorities for their approval based on NFPA 13 standards. 

  

	 	d.	All equipment and components shall be UL approved and shall bear the UL label or marking. 

  

	 	e.	Before installation, hydraulic calculations, product data and shop drawings shall bear the stamp of approval of local authorities having jurisdiction. 

 

	 	f.	A new fire alarm will be provided and installed per all applicable codes and ordinances. 

  

	 	g.	No work is proposed to the existing fire suppression system lines or heads in the following areas: The northern-most 39,697 sq foot area in the building which is north of column line 13; and all of the smaller various
equipment rooms lined up along the west side of the building, except if necessary in the south breakroom, which is part of the initial lease area. 

  

	 	h.	Provide and install firestop caulking in all penetrations through the north interior masonry wall along column line 13; frame in or otherwise block all openings in this wall to achieve a 2 hour fire rating separating
the unleased north end space from the rest of the main building. 

  

	K.	ELECTRICAL 

  

	 	1.	Electrical modifications and service to include: 

  

	 	a.	Demolition of existing lighting fixtures (and wires as appropriate) in the 120,650 sq foot area bounded by column lines 1 through 10 inclusive; and of any connected wires, and/or ducts used exclusively for lighting
within this area. 

  

	 	b.	All existing buss duct to remain in place. 

  

	 	c.	Preservation of any usable materials, ducts and feeders for new lighting in the ILA, including exit signs/fixtures, and any working EBU fixtures. Upon completion, all emergency and exit lighting and signage to meet all
applicable codes. 

  
 10 

	 	d.	Supply and install up to 190 new 8-lamp fluorescent high-bay fixtures with T5 bulbs, 482 watts each, or as necessary to provide 50-55 foot-candle average maintained light rating at 36” above the floor in the
120,650 sq ft assembly/warehouse area, as indicated on the attached key plan. Spacing and lamp quantity to be determined in conjunction with the desired rack and assembly equipment layout. Up to 152 of these fixtures to be standard nonemergency
type, and up to 38 of these fixtures to be equipped with an emergency battery backup unit. Any area(s) which are defined by Tenant to be limited to warehouse use to be equipped with occupancy sensors, if practical 

 

	 	e.	Extend all existing conduit runs as needed to work with the new layout. 

  

	 	f.	Repair or replace all non-functioning existing 2’x4’ light fixtures in the office, cafeteria and reception areas. Provide and install new bulbs in these existing fixtures wherever existing bulbs are expired

  

	 	g.	Disposal of old fixtures off site. 

  

	 	h.	The two previously existing emergency lighting generators have been removed from the building, and no replacement of either generator is proposed. 

 

	 	i.	All necessary grounding per utility specifications and code will be provided. 

  

	 	j.	Existing parking lot/drive lights to be repaired/replaced as necessary to properly operate. No additional exterior fixtures are proposed. Should any parking lot/driveway light be un-repairable and require replacement,
landlord will determine new fixture selection. 

  

	 	2.	General electric notes: 

 The electrical work is described and further clarified through the
following notes: 
  

	 	a.	All of the above provisions include labor and material for a complete electrical installation, done in a neat workmanlike manner. 

  

	 	b.	All electrical work shall conform to the current edition of the National Electrical Code and Local Code where applicable. 

  

	 	c.	Coordination of conduit for and installation of: a clock system, intrusion alarm system, a sound system, a paging system, or other miscellaneous electrical signal systems is excluded. 

 

	L.	CLEANING AND DEGREASING 

  

	 	1.	General cleaning and removal of existing process oils to include: 

  

	 	a.	Complete power/detergent washing of all interior surfaces within the ILA, and additionally, the area within column lines 10 through 13 inclusive (the “Additional Cleaned Area”, adding an approximately 47,798
square feet to be cleaned), and the two existing covered truck docks at the south side of the building including ceiling, walls, columns, remaining steel structure, and floor. 

 

	 	b.	Removal of all oil from all portions of the HVAC ductwork and RTU drops that will remain in place within the ILA and the Additional Cleaned Area. Thoroughly clean the ILA and the Additional Cleaned Area to attempt to
remove all oil-residue odor from the ILA. 

  

	 	c.	Post construction cleaning of all surfaces of the work area including the existing south truck docks, south restrooms and cafeteria, south breakroom and all east office and reception areas, ready for tenant move-in.

  
 11 

	M.	SITE RESTORATION 

  

	 	1.	Post construction site restoration to include: 

  

	 	a.	Removal of existing weeds in concrete pavement area at west side of building. 

  

	 	b.	Repair of cut asphalt pavement required for installation of new truck well. 

  

	 	c.	All construction debris and trash cleanup of south and west parking areas. 

  

	 	d.	Any necessary restoration of grade, and reseeding of lawn areas adjacent to new truck well location. 

  

	 	e.	Repair existing fence at proposed truck well location, after truck well construction. 

  

	 	f.	Restoration of existing pavement, grade and lawn areas at the proposed new municipal water main connection. 

  

	N.	CLARIFICATIONS/ASSUMPTIONS 

  

	 	1.	Equipment, equipment hook-up, telephones, furniture provision and installation or connection to new floor boxes, and related layout or design fees are excluded. 

 

	 	2.	Window treatments (blinds, shades, supplemental tinting, etc.) are excluded. 

  

	 	3.	Telephone, security, computer, paging, music, cabling (other than code) are excluded. 

  

	 	4.	New installations of any compressor and/or compressed air lines are excluded. 

  

	 	5.	Storage shelving, racks or related design fees, other than kitchen cabinets are excluded. 

  

	 	6.	Signage other than as required by applicable code is excluded. 

  

	 	7.	Winter construction conditions are excluded. 

  

	 	8.	Any work in all smaller equipment/mechanical rooms along the west side of the building, except as is necessary for mechanical or electrical work described above, is excluded. 

 

	 	9.	Any work in the north 40,000 sq foot manufacturing area, or west of column line 1, except as necessary for mechanical or electrical work described above, is excluded. 

 

	 	10.	It is assumed that all existing HVAC main equipment, controls and boilers, sanitary drainage traps and piping, water supply system piping and valves, electrical system transformers, main switching gear and wiring, and
all other building systems and equipment which is not specifically listed above as being repaired and/or replaced, are in proper functioning order. Any work on these excluded systems/equipment which may be required will cause additional charges to
be incurred. 

  
 12 

 March 15, 2013 

NSK Building Ann Arbor – Xtang/THI warehouse 
 5400 S. State
Road 
 Ann Arbor MI 
 LANDLORD IMPROVEMENTS

 BUILDING CONSTRUCTION 
 Truckwell subgrade
and concrete Testing 
 ARCHITECTURAL INCLUDING MEASURING EXISTING 

CIVIL ENGINEERING & STAKING for Truck Wells, Storm Sewer and Water Main 

SITE WORK for 6 New Truck wells including storm drainage *, ** 

AND NEW 8” MUNICIPAL WATER LINE CONNECTION 

INTERIOR DEMO TO COLUMN LINE 10 INCLUDING FLOOR PROTECTION 

(BUS DUCT AND SELECTIVE AIR LINES TO REMAIN IN PLACE) 

FOUNDATION and SLAB for new truck docks 
 6) 9’ x 10’
DOCK DOORS, Levelers, Shelters for 6 new wells 
 REMOVE AND REPLACE DAMAGED SW OH DOOR 12’X14’ 

MISC STEEL – Demo, design and framing for new truck well wall openings 

LABOR to re-work exterior wall bracing to accept new truck doors 

MASONRY – Repair new truck well openings 
 CARPENTRY –
Allowance for office remod and misc millwork, ADA reqmts in One office lobby restroom 
 INT Floor – Fill in existing drainage trenches with concrete

 Misc Office Ceiling Repairs 
 MILLWORK / New Cabs, Counters
rev per spec 
 FENCE REPAIR AT NE CORNER OF BUILDING 

PLASTIC SHEET BREAK FOR UNOCCUPIED AREAS CLEANING, PREP & PAINTING – Clean interior up thru column line 13, prep and paint walls and ceilings
per spec up thru column line 10 
 CARPET/VINYL FLOORING 

ROOF REPAIRS ALLOWANCE 
 PLUMBING – Rework low pipes in WH;
Replace inoperable fixtures, approx 25% of fixtures in leased area; ADA reqmts in one office restroom near main lobby. 

  
 1 

 HVAC modify existing units for Warehouse heat per spec; Restore boilers to operable condition 

ELECTRICAL & FIRE ALARM incl re-lamp office & warehouse areas, no generator 

FIRE SPRINKLERS – REV PER SPEC; Re-connect, service and keep existing fire pump, includes a $10,000 allowance for repairs to existing fire pump. 

Pavement – Parking area clean, weedkill, asphalt seal and new striping 

Pavement – Repairs in west concrete lot – remove crumbling concr, install new hot asphalt to fill voids approx 500 lin ft. 

Pavement – Repairs in west concrete lot – cut where deteriorated approx 2’ wide, install new 8” deep hot asphalt 

LANDSCAPE AREA EDGING AND MULCH, TOPSOIL AND GRASS SEED 
 WALL
AND FLOOR CLEANING AND DEGREASING 
 BUILDING CONSTRUCTION TOTAL 

GENERAL LIABILITY INSURANCE 
 GENERAL CONDITIONS – See
Detailed Prelim Spec 
 PERMITS Allowance 
 WATER
CONNECTION/TAP FEES: 64k Benefit fee; 10k Meter charge; 4.5k Permit fees; possible credit to landlord if lower fees. 
 ENG AND ARCH PLAN REVIEW 

SUB TOTAL 
 OVERHEAD AND PROFIT (5%) 

GRAND TOTAL 
  

	*	All exterior site work and all foundation work assumes an existing soil bearing capacity of 3000 psf. 

	**	Does not include unknown underground piping 

 LANDLORD ALTERNATES: 

 
  

	1.	Fire Sprinkler specifications and options: 

  

	 	a.	Increase coverage up through column line 13: 

 (adds approx 47,798 sq ft more) 

 

	 	b.	Supply and install new Fire Pump if existing pump can’t be repaired. 

 (Credit back unused
repair allowance). 
  

	 	2.	Paint walls, columns, and ceiling in area column lines 10-13. 

  

	3.	Extend interior Demo to include column 10 thru 13 per spec. 

  
 2 

 TENANT OPTIONS: 

 
  

	1.	Plumbing options: 

  

	 	a.	Install battery hands-free operators at 5 main office sinks 

  

	 	b.	Install battery hands-free operators at faucets in main shop stainless steel trough sinks – 18 faucet operators 

  

	 	c.	Install all new fixtures throughout leased space, instead of replacing inoperable ones. All new toilets and urinals to include hands free battery operators 

 

	2.	Shot blast and re-epoxy floor 2 coats if nec after all cleaning from existing interior dividing wall up to column line 10 – approx 59,000 sq ft. 

 

	3.	Cap ex HVAC units, install 2 new Cambridge units complete. 

  

	4.	Pavement options: 

  

	 	a.	Hot rubber joint seal approx 15,000 lin ft main south asphalt lot 

  

	 	b.	Hot rubber joint seal approx 9,600 lin ft west concrete lot 

  

	5.	Prep and repaint domestic Water Tower. 

  

	6.	Remove existing fence and turnstile at main south entrance 

 Please add 5% to any above option authorized. 

  
 3 

 EXHIBIT C 

LIST OF APPROVED HAZARDOUS MATERIALS 
  

 

 EXHIBIT D 

DECLARATION OF LEASE COMMENCEMENT 

This is to confirm that the Commencement Date, as defined in Paragraph 2.2 of the attached lease, for the property commonly known as
5400 S. State Road, Ann Arbor, Michigan, and containing approximately 166,535 square feet pursuant to the lease dated as of May     , 2013 between ANN ARBOR BUSINESS PARK, LLC and EXTANG CORPORATION is, for all purposes, agreed
to be             , 2013. 
  

					
	LANDLORD:
	
	 ANN ARBOR BUSINESS PARK, LLC,

a Delaware limited liability company

		
	By:	 	Holdings SPE Manager, LLC,
		 	a Delaware limited liability company
			
		 	By:	 	  

		 		 	John A. Mase, CEO
	
	TENANT:
	
	 EXTANG CORPORATION,
 a Missouri
corporation

		
	By:	 	  

		 	William Reminder, President & C.E.O.

 FIRST AMENDMENT TO LEASE AGREEMENT 

This First Amendment to Lease Agreement (“First Amendment”) is entered into as of the 5th day of December 2013 by and between ANN ARBOR BUSINESS PARK, LLC, a Delaware limited liability company (“Landlord”), and EXTANG CORPORATION, a Michigan corporation
(“Tenant”). 
 RECITALS: 

A. Landlord and Tenant entered into a lease dated as of May 9, 2013 (the “Lease Agreement”), for approximately 166,535
square feet of space located at 5400 S. State Road, Ann Arbor, Michigan (the “Property”); and 
 B. Landlord and Tenant
mutually desire to amend the Lease Agreement in accordance with the terms and conditions hereto. 
 NOW, THEREFORE, in consideration of the
agreements and obligations set forth herein, and for other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties hereby agree as follows: 

1. Recitals/Definitions. The foregoing recitals are hereby incorporated into and made a part of this First Amendment by this reference.
All capitalized terms in this First Amendment shall have the same meaning ascribed thereto in the Lease Agreement, unless otherwise provided herein. The Lease Agreement and this First Amendment are sometimes collectively referred to as, the
“Lease.” 
 2. Effective Date of Amendment. The terms and conditions of this First Amendment shall be effective as
of the date hereof (the “Effective Date”). 
 3. Commencement Date. The “Commencement Date,” as defined
pursuant to Paragraph 2.2 of the Lease Agreement, is hereby agreed to be November 13, 2013. 
 4. Premises. 

(a) Small Out Building. Commencing as of August 1, 2013, Tenant occupied, with Landlord’s consent, the out building on the
property marked “This Building to be Demolished” (“Small Out Building”) on the revised site plan attached hereto as Exhibit “A” (“Revised Site Plan”). The Small Out Building
consists of 2,800 agreed square feet of space. Landlord and Tenant hereby agree that Landlord shall not be required to demolish the Small Out Building. Instead, Paragraph 1.2 of the Lease Agreement is hereby amended so that as of the
August 1, 2013. the definition of “Out Building” shall include both the original Out Building and the Small Out Building, totaling 8,440 square feet. Rent for the Small Out Building shall be payable commencing on November 1,
2013. Base Rent for the Small Out Back Building shall be at the same per square foot rate as the Base Rent for the Out Building as set forth on Exhibit “A-1” to the Lease
Agreement. Tenant shall be solely responsible for all repairs and maintenance of the Small Out Building. 
 (b) Additional Main Building
Space. Tenant hereby agrees to lease the 49.242 agreed square feet of space designated as the “Additional Clean Area” and the “Additional Break Room and Restrooms” on the Revised Site Plan attached hereto as
Exhibit “A” (“Additional Main Building Space”). The Commencement Date for Rent for the Additional Main Building Space shall be the earlier of (i) January 1, 2015, or (ii) the date Tenant
occupies any portion of the Additional Main Building Space (“Additional Space Commencement Date”). Base Rent for the Additional Main Building Space shall be at the same per square foot rate as the Base Rent for the Main Building
Space as set forth on Exhibit “A-1” to the Lease Agreement. 
 (c)
Cap on Common Expenses. Commencing on the Additional Space Commencement Date, the cap on Common Expenses as set forth in Paragraph 5.1.B of the Lease Agreement shall be reduced from $1.50 per square foot to $1.13 per square foot. 

 5. Tenant Improvements. Landlord shall complete, as soon as reasonably practicable and at
Landlord’s cost and expense, those improvements to the Additional Main Building Space as set forth on Exhibit “B” to this first Amendment. 

6. Parking. Commencing on the Additional Space Commencement Date, the Parking Facilities shall be expanded as set forth on the Revised
Site Plan attached hereto as Exhibit “A”. Additionally, Landlord shall, subject to maintenance and other temporary restrictions that Landlord will use its commercially reasonable efforts to time so as not to unreasonably
disrupt Tenant’s operations, provide Tenant with unrestricted access to the west truck dock that protrudes into the reserved parking area designated as the “Parking Area Reserved for Northern 39,697 sq. ft. Possible Future Tenant” on
the Revised Site Plan attached hereto as Exhibit “A”. 
 7. Tenant’s Share. 

(a) The “Rentable Area of the Buildings,” as defined in Paragraph 5.1.H of the Lease Agreement is hereby amended to be
239,834. 
 (b) For the period between the Commencement Date, as determined pursuant to Paragraph 2.2 of the Lease Agreement, and the
Additional Space Commencement Date, the Rentable Area of the Premises (as defined in Paragraph 5.1.H of the Lease Agreement) shall be 159,335 square feet and Tenant’s Share (as defined in Paragraph 5.1.J of the Lease Agreement)
shall be 66.44%; and 
 (c) From and after the Additional Space Commencement Date, the Rentable Area of the Premises shall be 208,577 square
feet and Tenant’s Share shall be 86.97%; 
 8. Effect of First Amendment. Except as specifically modified by this First
Amendment, all of the terms and conditions of the Lease continue in full force and effect. 
 9. Counterparts and Electronic
Signatures. This First Amendment may be executed in any number of counterparts, each of which so executed shall be deemed to be an original, and such counterparts shall together constitute but one and the same First Amendment. The parties shall
be entitled to sign and transmit an electronic signature of this First Amendment (whether by facsimile, PDF or other email transmission), which signature shall be binding on the party whose name is contained therein. Any party providing an
electronic signature agrees to promptly execute and deliver to the other parties an original signed First Amendment. 
 [Signatures
contained on the following page] 

  
 3 

 IN WITNESS WHEREOF, the parties hereto have executed this First Amendment Agreement in duplicate
as of the day and year first above written. 
  

					
	LANDLORD:
	
	 ANN ARBOR BUSINESS PARK, LLC,

a Delaware limited liability company

		
	By:	 	Holdings SPE Manager, LLC,
		 	a Delaware limited liability company
			
		 	By:	 	 /s/ John A. Mase

		 		 	John A. Mase, CEO

  

					
	TENANT:
	
	 EXTANG CORPORATION,
 a Missouri
corporation

		
	By:	 	 /s/ William Reminder

		 	William Reminder, President & C.E.O.

  
 S-1 

 EXHIBIT “A” 

Revised Site Plan 
  

 

 EXHIBIT “B” 

Tenant Improvements for the Additional Main Building Space 

Landlord, at Landlord’s cost and expense, shall complete the following tenant improvements to the Additional Main Building Space
(“Tenant Improvements”). Except for the Tenant Improvements, Tenant hereby accepts the Additional Main Building Space in its present “As-is, where-is” condition. 

 

	 	1.	Landlord, in consultation with its HVAC contractor, presently believes that the rooftop heating units from the Main Building Space will provide adequate heating for the Additional Main Building Space. In the event that
Landlord and Tenant reasonably agree that the Additional Main Building Space is not receiving adequate and reasonably balanced heat from the Main Building Space heating units, Landlord may refurbish, to code, one or more of the existing 4 roof top
heating units located in or near the Additional Main Building Space or provide an alternate means of additional heat. 

  

	 	2.	Premises and Landlord’s work shall meet all local building codes and be sufficient for Tenant to receive a certificate of occupancy; provided, however, that (i) Tenant shall be solely responsible for any code
issues relating to the Out Building (as defined herein), and (ii) Landlord shall only be required to sprinkler the basement to minimum code standards and Tenant shall be responsible for any sprinkler upgrades necessary for Tenant’s
intended use of the basement 

  

	 	3.	Landlord has completed its work with respect to basement, including removing any damaged asbestos containing materials (“ACMs”). Any future damage to any ACMs caused by Tenant’s use and occupancy of the
basement shall be repaired or removed at Tenant’s sole cost and expense. 

  

	 	4.	Landlord shall remain responsible to complete any remaining electrical work required to obtain the final certificate of occupancy. 

  

	 	5.	Landlord hereby consents to Tenant’s removal of the exterior chip hopper loader, at Tenant’s option and sole cost and expense. 

 

	 	6.	Landlord will, at Tenant’s election, either (i) complete the concrete pavement patching/repair on the west side of the building in the spring when weather permits, or (ii) provide Tenant with an allowance
of $11,165.00 in the event that Tenant wishes to complete the work in connection with other related work that Tenant will be undertaking.Exhibit 10.8

 Exhibit 10.8 

LEASE AGREEMENT 
 between

 NL VENTURES V NAVE, L.P. 

as Lessor 
 and 

A.R.E. INC. 
 as Lessee

 LEASE AGREEMENT 

THIS LEASE AGREEMENT (this “Lease”) dated as of September 27, 2004, is made and entered into between NL VENTURES V NAVE,
L.P., a Texas limited partnership (“Lessor”), and A.R.E. Inc., an Ohio corporation (“Lessee”). 
 ARTICLE I

 Section 1.01 Lease of Premises; Title and Condition. Upon and subject to the terms and conditions herein specified,
Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor, the premises (the “Premises”) consisting of: 
 (a)
that parcel of land more particularly described in Exhibit A attached hereto and made a part hereof for all purposes having an address at 400 Nave Road, S.E., Massillon, Ohio, together with all of Lessor’s right, title and interest, if any, in
and to all easements, rights-of-way, appurtenances and other rights and benefits associated with such parcel of land and to all public or private streets, roads, avenues, alleys or passways, open or proposed, on or abutting such parcel of land
(collectively, the “Land”); and 
 (b) all of the buildings, structures, fixtures, facilities, installations and other
improvements of every kind and description now or hereafter in, on, over and under the Land and all plumbing, gas, electrical, ventilating, lighting and other utility systems, ducts, hot water heaters, oil burners, domestic water systems, elevators,
escalators, canopies, air conditioning systems and all other building systems and fixtures attached to or comprising a part of the buildings, including, but not limited to, all other building systems and fixtures necessary to the operation of the
buildings, but excluding all personal property now or hereafter belonging to Lessee and Severable Property (as defined in Section 3.01 hereof) (collectively, the “Improvements”). 

The Premises are leased to Lessee in their present condition without representation or warranty by Lessor and subject to the rights of parties
in possession, to the existing state of title, to all applicable Legal Requirements (as defined in Section 5.02(b)) now or hereafter in effect and to Permitted Exceptions listed in Exhibit B attached hereto and made a part hereof for all
purposes. Lessee has examined the Premises and title to the Premises and has found all of the same satisfactory for all purposes. LESSOR LEASES AND WILL LEASE AND LESSEE TAKES AND WILL TAKE THE PREMISES AS IS. LESSEE ACKNOWLEDGES THAT LESSOR
(WHETHER ACTING AS LESSOR HEREUNDER OR IN ANY OTHER CAPACITY) HAS NOT MADE NOR SHALL LESSOR BE DEEMED TO HAVE MADE, ANY WARRANTY OR REPRESENTATION, EXPRESS OR IMPLIED, WITH RESPECT TO ANY OF THE PREMISES, INCLUDING ANY WARRANTY OR REPRESENTATION AS
TO (i) ITS FITNESS, DESIGN OR CONDITION FOR ANY PARTICULAR USE OR PURPOSE, (ii) THE QUALITY OF THE MATERIAL OR WORKMANSHIP THEREIN, (iii) THE EXISTENCE OF ANY DEFECT, LATENT OR PATENT, (iv) VALUE, (v) COMPLIANCE WITH
SPECIFICATIONS, (vi) LOCATION, (vii) USE, (viii) CONDITION, (ix) MERCHANTABILITY, (x) QUALITY, (xi) DESCRIPTION, (xii) DURABILITY, (xiii) OPERATION, (xiv) THE EXISTENCE OF ANY HAZARDOUS SUBSTANCE,

 
HAZARDOUS CONDITION OR HAZARDOUS ACTIVITY OR (xv) COMPLIANCE OF THE PREMISES WITH ANY LAW; AND ALL RISKS INCIDENT THERETO ARE TO BE BORNE BY LESSEE. LESSEE ACKNOWLEDGES THAT THE PREMISES IS
OF ITS SELECTION AND TO ITS SPECIFICATIONS AND THAT THE PREMISES HAS BEEN INSPECTED BY LESSEE AND IS SATISFACTORY TO IT. IN THE EVENT OF ANY DEFECT OR DEFICIENCY IN ANY OF THE PREMISES OF ANY NATURE, WHETHER LATENT OR PATENT, LESSOR SHALL NOT HAVE
ANY RESPONSIBILITY OR LIABILITY WITH RESPECT THERETO OR FOR ANY INCIDENTAL OR CONSEQUENTIAL DAMAGES (INCLUDING STRICT LIABILITY IN TORT). The provisions of this paragraph have been negotiated and are intended to be a complete exclusion and negation
of any warranty by Lessor, express or implied, with respect to any of the Premises, arising pursuant to the Uniform Commercial Code or any other law now or hereafter in effect or arising otherwise. 

Section 1.02 Use. Lessee may use the Premises for the manufacture of pickup truck caps, lids, rooftop carriers and other related
products or any other product Lessee chooses to manufacture, warehouse or distribute that does not otherwise violate the guidelines of this Section 1.02 or Legal Requirements and for no other purpose. Lessee shall not knowingly use or occupy or
permit any of the Premises to be used or occupied, nor knowingly do or permit anything to be done in or on any of the Premises, in a manner which would (i) make void or voidable or cause any insurer to cancel any insurance required by this
Lease, or make it unreasonably difficult or impossible to obtain any such insurance at commercially reasonable rates, (ii) make void or voidable, cancel or cause to be canceled or release any warranty, guaranty or indemnity running to the
benefit of the Premises or the Lessor, (iii) cause structural injury to any of the Improvements, or (iv) constitute a public or private nuisance or waste. 

Section 1.03 Term. This Lease shall be for an Interim Term, if any, beginning as of the date hereof and ending at midnight on the
last day of the month including the date hereof and a Primary Term of Twenty (20) years beginning on October 1, 2004, and ending at midnight on September 30, 2024. The time period during which this Lease shall actually be in effect,
including the Interim Term, the Primary Term and any Extended Term for which the right to extend is exercised, as any of the same may be terminated prior to their scheduled expiration pursuant to the provisions hereof, is sometimes referred to
herein as the “Term” or “Lease Term.” 
 Section 1.04 Options To Extend the Term. Unless an Event of
Default (as defined herein) has occurred and is continuing at the time any option is exercised, Lessee shall have the right and option to extend the Lease Term for four (4) additional periods of five (5) years each, each commencing at
midnight on the day on which the then existing term of this Lease expires (an “Extended Term”), unless this Lease shall expire or be terminated pursuant to any provision hereof. Lessee shall exercise its option to extend the Lease
Term for each of the Extended Terms by giving written notice of intent to Lessor at any time not more than 24 or less than 12 months prior to the expiration of the then existing Term or Extended Term. If Lessee timely and properly exercises the
foregoing option(s), the Basic Rent due shall be as set forth in Exhibit D and all other terms and conditions of this Lease shall be applicable. Upon the request of Lessor or Lessee, the parties hereto will, at the expense of Lessee, execute
and exchange an instrument in recordable form setting forth the extension of the Lease Term in accordance with this Section 1.04. 

 Section 1.05 Rent. In consideration of this Lease, during the Term, Lessee shall pay
to Lessor the amounts set forth in Exhibit D as annual basic rent for the Premises (“Basic Rent”). Lessee shall pay Basic Rent to Lessor (or to Lessor’s Mortgagee, upon Lessor’s request) by wire transfer, in
immediately available funds, as follows: 
 Bank: [redact] 

ABA Routing #: [redact] 

Account Number: [redact] 

Account Name: [redact] 
 For
further credit to: [redact] 
 Account Name: [redact] 

Merrill Lynch contact: [redact] 
 or at such
other address or to such other person as Lessor from time to time may designate. Lessor shall give Lessee not less than 15 days’ prior written notice of any change in the address to which such payments are to be made. If the party entitled to
receive Basic Rent or such party’s address shall change, Lessee may, until receipt of notice of such change from the party entitled to receive Basic Rent immediately preceding such change, continue to pay Basic Rent and additional charges to
the party to which, and in the manner in which, the preceding installment of Basic Rent or additional charges, as the case may be, was paid. Such annual rentals shall be paid in equal monthly installments in advance on the first day of each month,
except for any Basic Rent due for the rental of the Premises during the Interim Term which shall be payable in advance on or before the date hereof. Any rental payment made in respect of a period which is less than one month shall be prorated by
multiplying the then applicable monthly rental by a fraction the numerator of which is the number of days in such month with respect to which rent is being paid and the denominator of which is the total number of days in such month. Lessee shall
perform all its obligations under this Lease at its sole cost and expense, and shall pay all Basic Rent, and recurring additional charges when due and payable, without notice or demand. 

ARTICLE II 

Section 2.01 Maintenance and Repair. 

(a) Lessee acknowledges that it has received the Premises in the condition disclosed in the Property Condition Assessment (the
“Assessment”), prepared by Aaron & Wright Technical Services dated September 22, 2004. Lessee, at its own expense, agrees to repair or cause to be repaired all of the necessary repairs cited in the Assessment Immediate Needs
chart within ninety (90) days after the date hereof. Lessee, at its own expense, will maintain all parts of the Premises in as good repair, appearance and condition as when received, less normal wear and tear, and will take all action and will
make all structural and nonstructural, 

 
foreseen and unforeseen and ordinary and extraordinary changes and repairs which may be required to keep all parts of the Premises in as good repair and condition as when received, less normal
wear and tear, (including, but not limited to, all painting, glass, utilities, conduits, fixtures and equipment, foundation, roof, exterior walls, heating and air conditioning systems, wiring, plumbing, sprinkler systems and other utilities, and all
paving, sidewalks, roads, parking areas, curbs and gutters and fences). Upon reasonable request of Lessor and no more frequently than annually, Lessee, at its own expense, will retain an independent consultant reasonably approved of by Lessor to
conduct inspections of the roof and the heating and air conditioning systems of the Premises and to provide Lessee and Lessor with a written report of its findings. Lessee shall promptly cause a licensed contractor to perform any necessary repairs
or maintenance measures reflected in such report. Lessor, its contractors, subcontractors, servants, employees and agents, shall have the right to enter upon the Premises with prior notice (except in the event of an emergency, in which case no
notice shall be required) to inspect same to ensure that all parts of the Premises are maintained in as good repair and condition as when received, less normal wear and tear, and Lessee shall not be entitled to any abatement or reduction in rent by
reason thereof. Lessor shall not be required to maintain, repair or rebuild all or any part of the Premises. Lessee waives the right to require Lessor to maintain, repair or rebuild all or any part of the Premises or make repairs at the expense of
Lessor pursuant to any Legal Requirement, Agreement, contract, covenant, condition or restrictions at any time. 
 (b) If all or any part
of the Improvements shall encroach upon any property, street or right-of-way adjoining or adjacent to the Premises, or shall violate the agreements or conditions affecting the Premises or any part thereof, or shall hinder, obstruct or impair any
easement or right-of-way to which the Premises are subject, then, promptly after written request of Lessor (unless such encroachment, violation, hindrance, obstruction or impairment is a Permitted Exception) or of any person so affected, Lessee
shall, at its expense, either (i) obtain valid and effective waivers or settlements of all claims, liabilities and damages resulting therefrom or (ii) if Lessor consents thereto, make such changes, including alteration or removal, to the
Improvements and take such other action as shall be necessary to remove or eliminate such encroachments, violations, hindrances, obstructions or impairments. To the extent any easements are, in Lessor’s good faith judgment, necessary for
Lessee’s use and occupancy of the Premises as contemplated by this Lease, upon Lessee’s written request, Lessor will execute such easements. 

Section 2.02 Alterations, Replacements and Additions. Lessee may, at its expense, make additions to and alterations of the
Improvements, and construct additional Improvements, provided that (i) the fair market value, the utility, the square footage or the useful life of the Premises shall not be lessened thereby, (ii) such work shall be expeditiously completed
in a good and workmanlike manner and in compliance with all applicable Legal Requirements and the requirements of all insurance policies required to be maintained by Lessee hereunder, (iii) no structural alterations shall be made to the
Improvements or structural demolitions conducted in connection therewith unless Lessee shall have obtained Lessor’s consent and furnished Lessor with such surety bonds or other security acceptable to Lessor as shall be reasonably acceptable to
Lessor (but in no event greater than the cost of such alterations or demolitions), (iv) no additions, replacements or alterations, other than cosmetic, interior or nonstructural alterations, which cost in excess of $250,000 shall be made unless
prior written consent from Lessor and Lessor’s 

 
Mortgagee shall have been obtained, which consent shall not be unreasonably withheld, and (v) no Event of Default exists. Cosmetic, interior or nonstructural alterations (including
demolition or construction of interior demising walls that are non-structural and non load-bearing) that cost $250,000 or less shall not require prior written consent from Lessor or Lessor’s Mortgagee. All additions and alterations of the
Premises, without consideration by Lessor, shall be and remain part of the Premises (not subject to removal upon termination) and the property of Lessor and shall be subject to this Lease. To the extent that Lessor shall fail to respond in writing
to any request for consent by Lessee pursuant to this Section 2.02 within 15 business days after receipt of such request, Lessor’s consent will be deemed to have been given. 

ARTICLE III 

Section 3.01 Severable Property. Lessee may, at its expense, install, assemble or place on the Premises and remove and substitute
any trade fixtures, machinery, equipment, furniture, furnishings, inventory or other personal property used or useful in Lessee’s business, and/or personal property owned by third parties, including but not limited to the RTO, all as more
particularly described in Exhibit C attached hereto and made a part hereof for all purposes (collectively, the “Severable Property”), and title to same shall remain in Lessee or such third parties. Upon the written request of
Lessee, Lessor will confirm in writing that is does not own or claim any interest in the Severable Property.  
 Section 3.02
Removal. Lessee may remove the Severable Property at any time during the Lease Term. Any of Lessee’s Severable Property not removed by Lessee prior to the expiration of the Lease or sixty (60) days after an earlier termination shall be
considered abandoned by Lessee and may be appropriated, sold, destroyed or otherwise disposed of by Lessor without obligation to account therefor. Lessee will repair at its expense all damage to the Premises necessarily caused by the removal of
Lessee’s Severable Property, whether effected by Lessee or by Lessor. 
 ARTICLE IV 

Section 4.01 Lessee’s Assignment and Subletting. Lessee may, for its own account, assign this Lease or sublet the use of all
or any part of the Premises for the Interim Term or the Primary Term of this Lease so long as no Event of Default shall exist hereunder and Lessee shall have obtained Lessor’s and, if any Mortgagee of Lessor shall require, such Mortgagee’s
prior written consent to such assignment or sublease. Each such assignment or sublease shall expressly be made subject to the provisions hereof. No such assignment or sublease shall modify or limit any right or power of Lessor hereunder or affect or
reduce any obligation of Lessee hereunder, and all such obligations shall be those of Lessee and shall continue in full effect as obligations of a principal and not of a guarantor or surety, as though no subletting or assignment had been made, such
liability of the Lessee named herein to continue notwithstanding any subsequent modifications or amendments of this Lease; provided, however, that (other than with respect to any modifications required by law or on account of bankruptcy or
insolvency) if any modification or amendment is made without the consent of Lessee named herein, such modification or amendment shall be ineffective as against Lessee named herein to the extent, and only to the extent, that the same shall increase
the obligations of Lessee, it being expressly agreed 

 
that Lessee named herein shall remain liable to the full extent of this Lease as if such modification had not been made. Neither this Lease nor the Lease Term hereby demised shall be mortgaged by
Lessee, nor shall Lessee mortgage or pledge its interest in any sublease of the Premises or the rentals payable thereunder. Any sublease made otherwise than as expressly permitted by this Section 4.01 and any assignment of Lessee’s
interest hereunder made otherwise than as expressly permitted by this Section 4.01 shall be void. Lessee shall, within 20 days after the execution of any assignment or sublease, deliver a conformed copy thereof to Lessor. 

Section 4.02 Transfer or Pledge by Lessor. Lessor shall be free to transfer its fee interest in the Premises or any part thereof
or interest therein, subject, however, to the terms of this Lease. Any such transfer shall relieve the transferor of all liability and obligation hereunder (to the extent of the interest transferred) accruing after the date of the transfer and any
assignee shall be bound by the terms and provisions of this Lease. Lessor shall be free to pledge or mortgage its interest in the Premises and this Lease on the condition that either (i) this Lease shall be superior to such pledge or mortgage;
or (ii) if this Lease is to be subordinate to the mortgage of any Mortgagee of Lessor, Lessee receives a non-disturbance agreement reasonably acceptable to Lessee from the holder of such pledge or mortgage. 

Section 4.03 Assignment/Subletting Exceptions. Notwithstanding the provisions of Section 4.01, Lessee shall have the right to
assign its interest in this Lease or sublet all or any portion of the Premises at any time without the consent of Lessor or any Mortgagee of Lessor to (i) the surviving entity of any merger or consolidation between Lessee and its parent,
(ii) any Affiliate of Lessee, or (iii) to any person or entity who purchases substantially all of the assets of Lessee, so long as any proposed assignee or sublessee has a Tangible Net Worth equal to or greater than the greater of
(i) the Tangible Net Worth of Lessee at such time, or (ii) $5,000,000.00, as shown on such prospective assignee’s or sublessee’s balance sheet prepared in accordance with GAAP within three (3) months prior to such assignment
or sublease. Provided, however, the exceptions afforded Lessee above in this Section shall be conditioned on the following: 
 (a)
Lessee is not then in default beyond applicable notice and cure periods hereunder; 
 (b) Lessor is provided a copy of such assignment or
sublease; 
 (c) Any subletting of the Premises shall be subject to the terms of this Lease and Lessee shall remain liable hereunder, as
same may be amended from time to time; 
 (d) Each sublease permitted under this Section shall contain provisions to the effect that
(i) such sublease is only for actual use and occupancy by the sublessee; (ii) such sublease is subject and subordinate to all of the terms, covenants and conditions of this Lease and to all of the rights of Lessor hereunder;
(iii) that any security deposit paid by sublessee shall be pledged to Lessor subject to the terms of the sublease and subject to Lessee’s right to apply the security deposit in accordance with the sublease; and (iv) in the event this
Lease shall terminate before the expiration of such sublease, the sublessee thereunder will, at Lessor’s option, attorn to Lessor and waive any rights the sublessee may have to terminate the sublease or to surrender possession thereunder, as a
result of the termination of this Lease; 

 (e) Lessee agrees to pay on behalf of Lessor any and all reasonable out-of-pocket costs of
Lessor, including reasonable attorneys’ fees paid or payable to outside counsel, occasioned by such subletting or assignment. Further, Lessee agrees that Lessor shall in no event be liable for any leasing commissions, finish-out costs, rent
abatements or other costs, fees or expenses incurred by Lessee in subleasing or assigning or seeking to sublease or assign its leasehold interest in the Premises, and Lessee agrees to indemnify, defend and hold harmless Lessor and its partners, and
their respective officers, directors, shareholders, agents, employees and representatives from, against and with respect to any and all such commissions, costs, fees and expenses; and 

(f) Such assignee agrees in writing to honor and perform all of the obligations of Lessee hereunder from and after the date of such
assignment. 
 For the purposes of this Section, “Affiliate” shall be defined as with respect to any Person, any other Person
that, directly or indirectly, controls or is controlled by or is under common control with such Person, and shall include the spouse of any natural person, with the term “control” and any derivatives thereof meaning the possession,
directly or indirectly, of the power to direct or cause the direction of the management and policies of a Person, whether through ownership of voting securities, by contract, or otherwise. “Person” shall mean an individual, partnership,
association, corporation or other entity. 
 ARTICLE V 

Section 5.01 Net Lease. 

(a) It is expressly understood and agreed by and between the parties that this Lease is an absolute net lease, and the Basic Rent and all
other sums payable hereunder to or on behalf of Lessor shall be paid without notice or demand and without setoff, counterclaim, abatement, suspension, deduction or defense, except as set forth herein. 

(b) Except as otherwise expressly provided in the Lease, this Lease shall not terminate, nor shall Lessee have any right to terminate this
Lease or be entitled to the abatement of any rent or any reduction thereof, nor shall the obligations hereunder of Lessee be otherwise affected, by reason of any damage to or destruction of all or any part of the Premises from whatever cause, the
taking of the Premises or any portion thereof by condemnation or otherwise, the prohibition, limitation or restriction of Lessee’s use of the Premises which does not arise by or through Lessor, any default on the part of Lessor which does not
violate Lessor’s covenant of quiet enjoyment, any latent or other defect in any of the Premises, the breach of any warranty of any seller or manufacturer of any of the Improvements or Severable Property, any violation of any provision of this
Lease by Lessor which does not violate Lessor’s covenant of quiet enjoyment, the bankruptcy, insolvency, reorganization, composition, readjustment, liquidation, dissolution or winding-up of, or other proceeding affecting Lessor which does not
violate Lessor’s covenant of quiet enjoyment, the exercise of any remedy, including foreclosure, under 

 
any mortgage or collateral assignment, any action with respect to this Lease (including the disaffirmance hereof) which may be taken by Lessor, any trustee, receiver or liquidator of Lessor or
any court under the Federal Bankruptcy Code or otherwise which does not violate Lessor’s covenant of quiet enjoyment, and market or economic changes (so long as those changes do not violate Lessor’s covenant of quiet enjoyment), or
unlawful interference with such use by any private person or corporation unrelated to Lessor, or for any other cause whether similar or dissimilar to the foregoing, any present or future law to the contrary notwithstanding, it being the intention of
the parties hereto that the rent and all other charges payable hereunder to or on behalf of Lessor shall continue to be payable in all events and the obligations of Lessee hereunder shall continue unaffected, unless the requirement to pay or perform
the same shall be terminated pursuant to an express provision of this Lease or which event violates Lessor’s covenant of quiet enjoyment. Nothing contained in this Section 5.01 shall be deemed a waiver by Lessee of any rights that it may
have to bring a separate action with respect to any default by Lessor hereunder or under any other agreement. 
 (c) The obligations of
Lessee hereunder shall be separate and independent covenants and agreements. Lessee covenants and agrees that it will remain obligated under this Lease in accordance with its terms, and that, unless the event violates Lessor’s covenant of quiet
enjoyment, Lessee will not take any action to terminate, rescind or avoid this Lease, notwithstanding the bankruptcy, insolvency, reorganization, composition, readjustment, liquidation, dissolution, winding-up or other proceeding affecting Lessor or
any assignee of Lessor in any such proceeding and notwithstanding any action with respect to this Lease which may be taken by any trustee or receiver of Lessor or of any assignee of Lessor in any such proceeding or by any court in any such
proceeding. 
 (d) Except as otherwise expressly provided in the Lease or the event violates Lessor’s covenant of quiet enjoyment,
Lessee waives all rights now or hereafter conferred by law (i) to quit, terminate or surrender this Lease or the demised premises or any part thereof or (ii) to any abatement, suspension, deferment or reduction of the rent, or any other
sums payable hereunder to or on behalf of Lessor, regardless of whether such rights shall arise from any present or future constitution, statute or rule of law. 

Section 5.02 Taxes and Assessments; Compliance With Law. 

(a) Lessee shall pay, prior to delinquency: (i) all taxes, assessments, levies, fees, water and sewer rents and charges and all other
governmental charges, general and special, ordinary and extraordinary, foreseen and unforeseen, which are, at any time prior to or during the Term imposed or levied upon or assessed against or which arise with respect to (A) the Premises,
(B) any Basic Rent, additional rent or other sums payable hereunder, (C) this Lease or the leasehold estate hereby created or (D) the operation, possession or use of the Premises; (ii) all gross receipts or similar taxes directly
on the rents (i.e., taxes based upon gross income which fail to take into account deductions with respect to depreciation, interest, taxes or ordinary and necessary business expenses, in each case relating to the Premises) imposed or levied upon,
assessed against or measured by any Basic Rent, additional rent or other sums payable hereunder; (iii) all sales, value added, real and personal property, ad valorem, use and similar taxes at any time levied, assessed or payable on account of
the leasing, operation, possession or use of the 

 
Premises; and (iv) all charges of utilities, communications and similar services serving the Premises. Notwithstanding the foregoing, Lessee shall not be required to pay any franchise,
estate, inheritance, transfer, income, capital gains or similar tax of or on Lessor unless such tax is imposed, levied or assessed in substitution for any other tax, assessment, charge or levy which Lessee is required to pay pursuant to this
Section 5.02(a); provided, however, that if, at any time during the Lease Term, the method of taxation shall be such that there shall be assessed, levied, charged or imposed on Lessor a capital levy or other tax directly on the rents received
therefrom, or upon the value of the Premises or any present or future improvement or improvements on the Premises, then all such levies and taxes or the part thereof so measured or based shall be payable by Lessee, and Lessee shall pay and discharge
the same as herein provided. Lessee will furnish to Lessor, promptly after request therefor, proof of payment of all items referred to above which are payable by Lessee. If any such assessment may legally be paid in installments, Lessee may pay such
assessment in installments; in such event, Lessee shall be liable only for installments which become due and payable with respect to any tax period occurring in whole or in part during the Lease Term hereof; provided, however, that all amounts
referred to in this Section 5.02(a) for the fiscal or tax year in which the Lease Term shall expire shall be apportioned so that Lessee shall pay those portions thereof which correspond with the portion of such year as are within the Lease Term
hereby demised. 
 (b) Lessee shall comply with and cause the Premises to comply with and shall assume all obligations and liabilities with
respect to (i) all laws, ordinances and regulations and other governmental rules, orders and determinations presently in effect or hereafter enacted, made or issued, whether or not presently contemplated (collectively, “Legal
Requirements”), as applied to the Premises or the ownership, operation, use or possession thereof (except for Lessor tax obligations as set forth herein) and (ii) all contracts, insurance policies (including, without limitation, to the
extent necessary to prevent cancellation thereof and to insure full payment of any claims made under such policies), agreements, covenants, conditions and restrictions now or hereafter applicable to the Premises or the ownership, operation, use or
possession thereof (other than covenants, conditions and restrictions imposed by Lessor without the consent of Lessee), including, but not limited to, all such Legal Requirements, contracts, agreements, covenants, conditions and restrictions which
require structural, unforeseen or extraordinary changes; provided, however, that, with respect to any of the obligations of Lessee in clause (ii) above which are not now in existence, Lessee shall not be required to so comply unless Lessee is
either a party thereto or has given its written consent thereto, or unless the same is occasioned by Legal Requirements or Lessee’s default (including any failure or omission by Lessee) under this Lease. Nothing in clause (ii) of the
immediately preceding sentence or the following sentence shall modify the obligations of Lessee under Section 5.04 of this Lease. 

(c) Lessee shall, in addition to and concurrently with the payment of Basic Rent as required in subsection 1.04(a) hereof, pay into escrow
one-twelfth of the amount (as reasonably estimated by Lessor) of the annual taxes and assessments described in subsection 5.02(a) hereof next becoming due and payable with respect to the Premises. Notwithstanding the foregoing, Lessee shall also be
required to pay into escrow any other such amounts required by Lessor’s Mortgagee. Lessee shall also pay to Lessor on demand therefor the amount by which the actual taxes and assessments exceed the payment by Lessee required in this subsection.
Lessor shall contemporaneously and automatically provide Lessee with written evidence that said tax obligations have been paid out of escrow as they become due and payable. 

 Section 5.03 Liens. Lessee will remove and discharge any charge, lien, security
interest or encumbrance upon the Premises or upon any Basic Rent, additional rent or other sums payable hereunder which arises for any reason, including, without limitation, all liens which arise out of the possession, use, occupancy, construction,
repair or rebuilding of the Premises or by reason of labor or materials furnished or claimed to have been furnished to Lessee or for the Premises, but not including (i) the liens and encumbrances set forth in Exhibit B, (ii) this Lease and
any assignment hereof or any sublease permitted hereunder and (iii) any mortgage, charge, lien, security interest or encumbrance created or caused by or through Lessor or its agents, employees or representatives without the consent of Lessee.
Lessee may provide a bond or other security reasonable acceptable to Lessor (but in no event greater in amount than the amount of such encumbrance) to remove or pay all costs associated with the removal of any such lien, provided the conditions of
Section 5.05 shall be satisfied. Nothing contained in this Lease shall be construed as constituting the consent or request of Lessor, express or implied, to or for the performance (on behalf of or for the benefit of Lessor) by any contractor,
laborer, materialman or vendor, of any labor or services or for the furnishing of any materials for any construction, alteration, addition, repair or demolition of or to the Premises or any part thereof. NOTICE IS HEREBY GIVEN THAT LESSOR WILL NOT
BE LIABLE FOR ANY LABOR, SERVICES OR MATERIALS FURNISHED OR TO BE FURNISHED TO LESSEE, OR TO ANYONE HOLDING AN INTEREST IN THE PREMISES OR ANY PART THEREOF THROUGH OR UNDER LESSEE, AND THAT NO MECHANIC’S OR OTHER LIENS FOR ANY SUCH LABOR,
SERVICES OR MATERIALS SHALL ATTACH TO OR AFFECT THE INTEREST OF LESSOR IN AND TO THE PREMISES UNLESS BY OR THROUGH LESSOR OR ITS AGENTS, EMPLOYEES OR REPRESENTATIVES WITHOUT THE CONSENT OF LESSEE. 

Section 5.04 Indemnification. 

(a) Except for the negligence, breach of this Lease or willful misconduct of any Indemnified Party (as defined herein), Lessee shall defend
all actions against Lessor and any partner, officer, director, member, employee or shareholder of the foregoing (collectively, “Indemnified Parties”), with respect to, and shall pay, protect, indemnify and save harmless the Indemnified
Parties from and against, any and all liabilities, losses, damages, costs, expenses (including, without limitation, reasonable attorneys’ fees and expenses), causes of action, suits, claims, demands or judgments of any nature arising from
(i) injury to or death of any person, or damage to or loss of property, on or about the Premises, or connected with the use, condition or occupancy of any thereof, (ii) violation by Lessee of this Lease, (iii) use, act or omission of
Lessee or its agents, contractors, licensees, sublessees or invitees and (iv) contest referred to in Section 5.05 of this Lease. LESSEE UNDERSTANDS AND AGREES THAT THE FOREGOING INDEMNIFICATION OBLIGATIONS OF LESSEE ARE EXPRESSLY INTENDED
TO AND SHALL INURE TO THE BENEFIT OF THE INDEMNIFIED PARTIES EVEN IF SOME OR ALL OF THE MATTERS FOR WHICH SUCH INDEMNIFICATION IS PROVIDED ARE CAUSED OR ALLEGED TO HAVE BEEN CAUSED BY THE SOLE SIMPLE, JOINT OR CONCURRENT NEGLIGENCE OR STRICT
LIABILITY OF ANY OF THE INDEMNIFIED PARTIES, BUT NOT TO THE EXTENT CAUSED BY THE 

 
INDEMNIFIED PARTIES’ NEGLIGENCE, BREACH OF THIS LEASE OR WILLFUL MISCONDUCT. The obligations of Lessee under this Section 5.04 shall survive any termination, expiration, rejection in
bankruptcy, or assumption in bankruptcy of this Lease. 
 (b) The rights and obligations of Lessor and Lessee with respect to claims by
Lessor against Lessee brought pursuant to this Section 5.04 and Section 5.06 shall be subject to the following conditions: 
 (i)
If Lessor receives notice of the assertion of any claim in respect of which it intends to make an indemnification claim under this Section 5.04 or Section 5.06, Lessor shall promptly provide written notice of such assertion to Lessee;
provided that failure of Lessor to give Lessee prompt notice as provided herein shall not relieve Lessee of any of its obligations hereunder, except to the extent the Lessee is prejudiced by such failure. The notice shall describe in reasonable
detail the nature of the claim and the basis for an indemnification claim under Section this Section 5.04 or Section 5.06, and shall be accompanied by all papers and documents which have been served upon Lessor and such other documents and
information as may be appropriate to an understanding of such claim and the liability of Lessee to indemnify Lessor hereunder. Except as required by law, the Lessor shall not answer or otherwise respond to such claim or take any other action which
may prejudice the defense thereof unless and until Lessee has been given the opportunity to assume the defense thereof as required by this Section 5.04 and refused to do so. 

(ii) Upon receipt of an indemnification notice under this Section 5.04, the Lessee shall have the right, but not the obligation, to
promptly assume and take exclusive control of the defense, negotiation and/or settlement of such claim; provided, however, that if the representation of both parties by Lessee would be inappropriate due to actual or potential differing interests
between them, then the Lessee shall not be obligated to assume such defense. In the event of a conflict of interest or dispute or during the continuance of an Event of Default, Lessor shall have the right to select counsel, and the reasonable costs
of such counsel shall be paid by Lessee. The parties acknowledge that, with respect to claims for which insurance is available, the rights of the parties to select counsel for the defense of such claims shall be subject to such approval rights as
the insurance company providing coverage may have. 
 (iii) The party controlling the defense of a claim shall keep the other party
reasonably informed at all stages of the defense of such claim. The party not controlling the defense of any claim shall have the right, at its sole cost and expense, to participate in, but not control, the defense of any such claim. Each party
shall reasonably cooperate with the other in the defense, negotiation and/or settlement of any such claim. In connection with any defense of a claim undertaken by Lessee, Lessor shall provide Lessee, and its counsel, accountants and other
representatives, with reasonable access to relevant books and records and make available such personnel of Lessor as Lessee may reasonably request. 

Section 5.05 Permitted Contests. 

(i) Lessee, at its expense, may contest, by appropriate legal proceedings conducted in good faith and with due diligence, any Legal
Requirement with which 

 
Lessee is required to comply pursuant to Section 5.02(b) or any Environmental Law under Section 5.06, or the amount or validity or application, in whole or in part, of any tax,
assessment or charge which Lessee is obligated to pay or any lien, encumbrance or charge not permitted by Sections 2.01, 2.02, 5.02(a), 5.03 and 6.02, provided that unless Lessee has already paid such tax, assessment or charge (i) the
commencement of such proceedings shall suspend the enforcement or collection thereof against or from Lessor and against or from the Premises, (ii) neither the Premises nor any rent therefrom nor any part thereof or interest therein would be in
any danger of being sold, forfeited, attached or lost, (iii) Lessee shall have furnished such security, if any, as may be required in the proceedings and as may be reasonably required by Lessor, and (iv) if such contest be finally resolved
against Lessee, Lessee shall promptly pay the amount required to be paid, together with all interest and penalties accrued thereon. Lessor, at Lessee’s expense, shall execute and deliver to Lessee such authorizations and other documents as
reasonably may be required in any such contest. Lessee shall indemnify and save Lessor harmless against any cost or expense of any kind that may be imposed upon Lessor in connection with any such contest and any loss resulting therefrom.
Notwithstanding any other provision of this Lease to the contrary, Lessee shall not be in default hereunder in respect to the compliance with any Legal Requirement with which Lessee is obligated to comply pursuant to Section 5.02(b), any
Environmental Law under Section 5.06, or in respect to the payment of any tax, assessment or charge which Lessee is obligated to pay or any lien, encumbrance or charge not permitted by Section 2.01, 2.02, 5.02(a), 5.03 and 6.02 which
Lessee is in good faith contesting. 
 (ii) Without limiting the provisions of Section 5.05(a), so long as no Lease Event of Default
exists and the conditions set forth in Section 5.05(a) are satisfied, Lessor hereby irrevocably appoints Lessee as Lessor’s attorney-in-fact solely for the purpose of prosecuting a contest of any tax, assessment or charge which Lessee is
obligated to pay. Such appointment is coupled with an interest. Notwithstanding the foregoing appointment, if Lessee determines it to be preferable in prosecution of a contest of a tax, assessment or charge, upon Lessee’s prior request, Lessor
shall execute the real estate tax complaint and/or other documents reasonably needed by Lessee to prosecute the complaint as to such tax, assessment or charge and return same to Lessee within ten (10) days. In such event, Lessee shall pay all
of Lessor’s costs and expenses in connection therewith, including, without limitation, reasonable attorneys’ fees and Lessee shall arrange for preparation of such documentation at Lessee’s sole cost and expense. 

Section 5.06 Environmental Compliance. 

(a) For purposes of this Lease: 

(i) the term “Environmental Laws” shall mean and include the Resource Conservation and Recovery Act, as amended by the
Hazardous and Solid Waste Amendments of 1984, the Comprehensive Environmental Response, Compensation and Liability Act, the Hazardous Materials Transportation Act, the Toxic Substances Control Act, the Federal Insecticide, Fungicide and Rodenticide
Act and all applicable state and local environmental laws, ordinances, rules, requirements, regulations and publications, as any of the foregoing may have been or may be from time to time amended, supplemented or supplanted and any and all other
applicable federal, state or local laws, ordinances, rules, requirements, regulations and 

 
publications, now or hereafter existing, relating to (i) the preservation or regulation of the public health, welfare or environment, (ii) the regulation or control of toxic or
hazardous substances or materials, or (iii) any wrongful death, personal injury or property damage that is caused by or related to the presence, growth, proliferation, reproduction, dispersal, or contact with any biological organism or portion
thereof (living or dead), including molds or other fungi, bacteria or other microorganisms or any etiologic agents or materials; and 

(ii) the term “Regulated Substance” shall mean and include any, each and all substances, biological and etiologic agents or
materials now or hereafter regulated pursuant to any Environmental Laws, including, but not limited to, any such substance, biological or etiological agent or material now or hereafter defined as or deemed to be a “regulated substance,”
“pesticide,” “hazardous substance” or “hazardous waste” or included in any similar or like classification or categorization thereunder. 

(b) Lessee shall: 
 (i) not
cause or permit any Regulated Substance to be placed, held, located, released, transported or disposed of on, under, at or from the Premises in violation of Environmental Laws; 

(ii) contain at or remove from the Premises, or perform any other necessary remedial action regarding, any Regulated Substance in any way
affecting the Premises if, as and when such containment, removal or other remedial action is required under any Environmental Laws and, whether or not so required, shall perform any containment, removal or remediation of any kind involving any
Regulated Substance in any way materially adversely affecting the Premises in compliance with all Environmental Laws and, upon reasonable request of Lessor after consultation with Lessee (which request may be given only if Lessor has received
information such that it reasonably believes that environmental contamination exists in violation of applicable Environmental Laws which may have a material adverse effect on the Premises), shall arrange a Phase I environmental assessment (as such
term is defined now or hereafter by the environmental remediation industry), or such other or further testing or actions as may be required by Environmental Laws or as may be mutually agreed to by Lessor and Lessee, to be conducted at the Premises
by qualified companies retained by Lessee specializing in environmental matters and reasonably satisfactory to Lessor in order to ascertain compliance with all Environmental Laws and the requirements of this Lease, all of the foregoing to be at
Lessee’s sole cost and expense; 
 (iii) provide Lessor with written notice (and a copy as may be applicable) of any of the following
within 10 days of receipt thereof: (A) Lessee’s obtaining knowledge or notice of any kind of the material presence, or any release, of any Regulated Substance in violation of applicable Environmental Laws in any way materially adversely
affecting the Premises; (B) Lessee’s receipt or submission, or Lessee’s obtaining knowledge or notice of any kind, of any report, citation, notice or other communication from or to any federal, state or local governmental or
quasi-governmental authority regarding any Regulated Substance in violation of applicable Environmental Laws in any way materially adversely affecting the Premises; or (C) Lessee’s obtaining knowledge or notice of any kind of the
incurrence of any cost 

 
or expense by any federal, state or local governmental or quasi-governmental authority or any private party in connection with the assessment, monitoring, containment, removal or remediation of
any kind of any Regulated Substance in violation of applicable Environmental Laws in any way materially adversely affecting the Premises, or of the filing or recording of any lien on the Premises or any portion thereof in connection with any such
action or Regulated Substance in violation of applicable Environmental Laws in any way materially adversely affecting the Premises; and 

(iv) subject to and in addition to the requirements of Section 5.04 hereof, defend all actions against the Indemnified Parties and
Lessor’s Mortgagee and pay, protect, indemnify and save harmless the Indemnified Parties and Lessor’s Mortgagee from and against any and all liabilities, losses, damages, costs, expenses (including, without limitation, reasonable
attorneys’ fees and expenses), causes of action, suits, claims, demands or judgments of any nature relating to any Environmental Laws, Regulated Substances or other environmental matters concerning the Premises except to the extent caused by or
through Lessor, Lessor’s Mortgagee, or their agents, employees or representatives. The indemnity contained in this Section 5.06 shall survive the expiration or earlier termination of this Lease. 

(c) Upon reasonable cause and prior written notice from Lessor, Lessee shall permit such reasonably qualified persons as Lessor may designate
(“Site Reviewers’) to visit the Premises and perform environmental site investigations and assessments (“Site Assessments”) on the Premises for the purpose of determining whether there exists on the Premises any violation of
Environmental Laws or any condition which could result in any violations of Environmental Laws. Such Site Assessments may include both above and below the ground environmental testing for violations of Environmental Laws and such other tests as may
be necessary, in the reasonable opinion of the Site Reviewers, to conduct the Site Assessments. Subject to Lessee’s customary vendor Confidential Information, Trade Secret restrictions, and Attorney-Client Privilege, Lessee shall supply to the
Site Reviewers such historical and operational information regarding the Premises as may be reasonably requested by the Site Reviewers to facilitate the Site Assessments, and shall make available for meetings with the Site Reviewers appropriate
personnel having knowledge of such matters. The cost of performing and reporting a Site Assessment shall be paid by Lessee if such Site Assessment reveals any material violations of Environmental Laws that affect the Premises. So long as such Site
Assessments do not reveal any material violation of Environmental Laws that affect the Premises, then Lessee shall only be responsible for the cost of one such Site Assessment per Lease Year. 

If any violation of Environmental Laws occurs or is found to exist and, in Lessor’s reasonable judgment based upon the written bids of reputable
environmental professionals, the cost of remediation of, or other response action with respect to, the same is likely to exceed $100,000, Lessee shall provide to Lessor, within ten (10) days after Lessor’s request therefor, adequate
financial assurances that Lessee will effect such remediation in accordance with applicable Environmental Laws. Such financial assurances shall be a bond or letter of credit reasonably satisfactory to Lessor in form and substance and in an amount
equal to or greater than Lessors’ reasonable estimate, based upon a Site Assessment performed pursuant to this Paragraph, of the anticipated cost of such remedial action. Notwithstanding any other provision on this Lease, if a violation of
Environmental laws occurs or is found to exist and the Term would otherwise 

 
terminate or expire, then, at the option of Lessor, the Term shall be automatically extended beyond the date of termination or expiration and this Lease shall remain in full force and effect
beyond such date until the earlier to occur of (i) the completion of all remedial action in accordance with applicable Environmental Laws, (ii) the date specified in a written notice from Lessor to Lessee terminating this Lease, or
(iii) the posting of financial assurances in accordance with this Paragraph. 
 If Lessee fails to correct any violation of Environmental Laws which
occurs or is found to exist, Lessor shall have the right (but no obligation) to take any and all actions as Lessor shall reasonably deem necessary or advisable in order to cure such violation of Environmental Laws. 

All future leases, subleases or concession agreements permitted by this Lease relating to the Premises entered into by Lessee shall contain covenants of the
other party not to knowingly at any time (i) cause any violation of Environmental Laws to occur or (ii) permit any Person occupying the Premises through said subtenant or concessionaire to knowingly cause any violation of Environmental
Laws to occur. 
 ARTICLE VI 

Section 6.01 Procedure Upon Purchase. 

(a) If Lessee shall purchase the Premises pursuant to Section 6.01(d) or Section 6.02 of this Lease, Lessor shall convey or cause
to be conveyed title thereto by special warranty deed, free of any mortgage imposed by Lessor and subject only to this Lease, the lien of any taxes, exceptions subject to which the Premises were conveyed to Lessor, exceptions created or consented to
or existing by reason of any action or inaction by Lessee and all Legal Requirements. 
 (b) Upon the date fixed for any purchase of the
Premises pursuant to Section 6.01(d) or 6.02 of this Lease, Lessee shall pay to Lessor the purchase price therefor specified herein in immediately available funds, together with all Basic Rent, additional rent and other sums then due and
payable hereunder to and including such date of purchase, and there shall be delivered to Lessee a deed or other conveyance of the interests in the Premises then being sold to Lessee and any other instruments reasonably necessary to evidence the
conveyance of title thereto described in Section 6.01(a) and to assign any other property then required to be assigned by Lessor pursuant hereto. Lessee acknowledges and understands that any conveyance of the Premises by Lessor to Lessee shall
be made on an “As-Is”, “Where-Is” and “With All Faults” basis, and without any representations or warranties, express, implied or statutory as to the Premises’ habitability, suitability, marketability, value,
fitness for any particular use or purpose, the absence or presence of any latent or patent defects at or within the Premises, or the compliance of the Premises with any laws (including, without limitation, any environmental laws), and the deed by
which Lessor conveys the Premises to Lessee shall contain express language to such effect. 
 (c) There shall be no adjustments at the
closing of a purchase pursuant to this Section 6.01. Lessee shall pay all charges incident to such conveyance and assignment, 

 
including, without limitation, reasonable counsel fees, escrow fees, recording fees, title insurance premiums and all applicable transfer taxes (not including any income, capital gain or
franchise taxes of Lessor) which may be imposed by reason of such conveyance and assignment and the delivery of said deed or conveyance and other instruments. Upon the completion of any purchase of the entire Premises (but not of any lesser interest
than the entire Premises) but not prior thereto (whether or not any delay or failure in the completion of such purchase shall be the fault of Lessor), this Lease shall terminate, except with respect to obligations and liabilities of Lessee
hereunder, actual or contingent, which have arisen on or prior to such completion of purchase or which specifically survive the expiration or earlier termination of this Lease. 

(d) Prior to marketing the Premises for sale, Lessor shall give Lessee written notice of its desire to sell the Premises, and shall grant
Lessee thirty (30) days from the date of such written notice to make an offer for the purchase of the Premises (if Lessee desires to do so), which offer Lessor may accept or reject in its sole discretion. If Lessor does not receive
Lessee’s written offer on or before expiration of such thirty (30) day period, then Lessor shall be free to market, contract for and ultimately sell the Premises without liability or obligation to Lessee. If Lessor does receive the
Lessee’s written offer within such thirty (30) day period, but the parties cannot agree on the purchase price, then Lessor shall be free to market, contract for and ultimately sell the Premises without liability or obligation to Lessee so
long as the ultimate purchase price exceeds that offered by Lessee. However, if Lessor fails to close on the sale of the Premises to a third party for a purchase price that exceeds that offered by Lessee within 365 days of Lessor’s rejection of
Lessee’s offer or Lessee’s withdrawal of its written offer to purchase the Premises, then Lessor must restart the first offer procedure under this subparagraph with Lessee. Upon agreement of the purchase price, the parties shall enter into
a reasonable purchase agreement incorporating the terms set forth in subsections 6.01(a), 6.01(b), and Section 6.01(c) above which shall also give Lessee 45 days to obtain financing for the purchase. Closing will take place on the earlier of 15
days of Lessee obtaining a written commitment for financing or 60 days from the date of the purchase agreement. Notwithstanding anything in this subsection 6.01(d) to the contrary, Lessee’s right of first offer contained herein shall be
expressly subject, subordinate and inferior to any mortgage or other security instrument granted or entered into by Lessor in connection with the loan by which Lessor acquired the Premises from GAMI, L.P., and any mortgage or other security
instrument hereafter placed upon the Premises by Lessor, and to any and all advances made or to be made thereunder, to the interest thereon, and all renewals, replacements and extensions thereof. 

Section 6.02 Condemnation and Casualty 

(a) General Provisions. Except as provided in Section 6.02(b) and (c), Lessee hereby irrevocably assigns to Lessor any
award, compensation or insurance payment to which Lessee may become entitled by reason of Lessee’s interest in the Premises (i) if the use, occupancy or title of the Premises or any part thereof is taken, requisitioned or sold in, by or on
account of any actual or threatened eminent domain proceeding or other action by any person having the power of eminent domain (“Condemnation”) or (ii) if the Premises or any part thereof is damaged or destroyed by fire, flood or
other casualty (“Casualty”). All awards, compensations and insurance payments on account of any Condemnation or Casualty are herein collectively called “Compensation”. Lessee may not unilaterally negotiate, prosecute or adjust
any claim for 

 
any Compensation. Lessee must consult with and obtain Lessor’s consent thereto. If the parties are unable to so agree, then they shall appoint a entity or individual that specializes in such
negotiations who shall negotiate, prosecute and adjust a claim for Compensation. Lessor shall be entitled to participate in any such proceeding, action, negotiation, prosecution, appeal or adjustment as contemplated herein. Notwithstanding anything
to the contrary contained in this Article VI, any separate Compensation made to Lessee for its moving and relocation expenses, anticipated loss of business profits, loss of goodwill or fixtures and equipment paid for by Lessee and which are not part
of the Premises (including, without limitation, the Severable Property) shall be paid directly to and shall be retained by Lessee (and shall not be deemed to be “Compensation”). All Compensation shall be applied pursuant to this
Section 6.02, and all such Compensation (less the expense of collecting such Compensation) is herein called the “Net Proceeds.” Except as specifically set for herein, all Net Proceeds shall be paid to the Proceeds Trustee (as defined
herein) and applied pursuant to this Section 6.02. 
 (b) Substantial Condemnation. If a Condemnation shall, in
Lessee’s good faith judgment, affect all or a substantial portion of the Premises and shall render the Premises unsuitable for restoration for continued use and occupancy in Lessee’s business, then Lessee may, not later than 60 days after
a determination has been made as to when possession of the Premises must be delivered with respect to such Condemnation, deliver to Lessor (i) notice of its intention (“Notice of Intention”) to terminate this Lease on the next rental
payment date which occurs not less than 90 days after the delivery of such notice (the “Condemnation Termination Date”), (ii) a certificate of an authorized officer of Lessee describing the event giving rise to such termination and
stating that Lessee has determined that such Condemnation has rendered the Premises unsuitable for restoration for continued use and occupancy in Lessee’s business, and (iii) an irrevocable offer by Lessee to Lessor to purchase on the
Condemnation Termination Date any remaining portion of the Premises and the Net Proceeds, if any, payable in connection with such Condemnation (or the right to receive the same when made, if payment thereof has not yet been made), at a price equal
to the greater of (a) Fair Market Value, or (b) the then current annual Basic Rent divided by .09. If Lessor shall reject such offer by notice given to Lessee not later than 15 days prior to the Condemnation Termination Date, this Lease
shall terminate on the Condemnation Termination Date, except with respect to obligations and liabilities of Lessee hereunder, actual or contingent, which have accrued on or prior to the Condemnation Termination Date, upon payment by Lessee of all
Basic Rent, additional rent and other sums due and payable hereunder to and including the Condemnation Termination Date, and the Net Proceeds shall belong to Lessor. Unless Lessor shall have rejected such offer in accordance with this Section,
Lessor shall be conclusively considered to have accepted such offer, and, on the Condemnation Termination Date, there shall be conveyed to Lessee or its designee the remaining portion of the Premises, if any, and there shall be assigned to Lessee or
its designee all its interest in the Net Proceeds, pursuant to and upon compliance with Section 6.01. In the event Lessee does not deliver the Notice of Intention to Lessor, Lessor shall permit so much of the Net Proceeds as may be necessary to
be utilized by Lessee to repair or restore the Premises, subject to the reasonable requirements of Lessor’s Mortgagee. 
 (c)
Substantial Casualty During Certain Period. If an insured Casualty shall, in Lessee’s good-faith judgment, affect all or a substantial portion of the Premises during the last five (5) years of the Primary Term or at any time
during an Extended Term and shall 

 
render the Premises unsuitable for restoration for continued use and occupancy in Lessee’s business, then Lessee may, not later than 150 days after such Casualty, deliver to Lessor
(i) notice of its intention to terminate this Lease on the next rental payment date which occurs not less than 60 days after the delivery of such notice (the “Casualty Termination Date”), (ii) a certificate of an authorized
officer of Lessee describing the event giving rise to such termination and stating that Lessee has determined that such Casualty has rendered the Premises unsuitable for restoration for continued use and occupancy in Lessee’s business, and
(iii) documentation to the effect that termination of this Lease will not be in violation of any agreement then in effect with which Lessee is obligated to comply pursuant to this Lease. Upon payment by Lessee of all Basic Rent, additional rent
and other sums then due and payable hereunder to and including the Casualty Termination Date, this Lease shall terminate on the Casualty Termination Date except with respect to obligations and liabilities of Lessee hereunder, actual or contingent,
which have accrued on or prior to the Casualty Termination Date, and the Net Proceeds shall belong to Lessor. 
 (d) Less Than
Substantial Condemnation or Any Casualty During the Interim Term or the Primary Term. If, after a Condemnation or Casualty, Lessee does not give or does not have the right to give notice of its intention to terminate this Lease as provided
in subsection 6.02(b) or (c), then this Lease shall continue in full force and effect and Lessee shall, at its expense, rebuild, replace or repair the Premises in conformity with the requirements of subsections 2.01, 2.02 and 5.03 so as to restore
the Premises (in the case of Condemnation, as nearly as practicable) to the condition, and character thereof immediately prior to such Casualty or Condemnation; provided that Lessee and Lessor shall use reasonable efforts to consider modifications
which would make the Improvements a more contemporary design. To the extent the Net Proceeds with respect to any Casualty are less than $250,000, such amount shall be paid to Lessee to be used to rebuild, replace or repair the Premises in a lien
free and good and workmanlike manner. To the extent the Net Proceeds from any Casualty are $250,000 or greater, such amount shall be paid to the Proceeds Trustee and prior to any such rebuilding, replacement or repair, Lessee shall determine the
maximum cost thereof (the “Restoration Cost”), which amount shall be reasonably acceptable to Lessor. The Restoration Cost shall be paid first out of Lessee’s own funds to the extent that the Restoration Cost exceeds the Net Proceeds
payable in connection with such occurrence, after which expenditure Lessee shall be entitled to receive the Net Proceeds from the Proceeds Trustee, but only against (i) certificates of Lessee delivered to Lessor and the Proceeds Trustee from
time to time but no more often than monthly as such work of rebuilding, replacement and repair progresses, each such certificate describing the work for which Lessee is requesting payment and the cost incurred by Lessee in connection therewith and
stating that Lessee has not theretofore received payment for such work and (ii) such additional documentation or conditions as Lessor or the Proceeds Trustee may reasonably require, including, but not limited to, copies of all contracts and
subcontracts relating to restoration, architects’ certifications, title policy updates and lien waivers or releases. Any Net Proceeds remaining after final payment has been made for such work and after Lessee has been reimbursed for any
portions it contributed to the Restoration Cost with respect to any Casualty shall be paid to Lessee and with respect to any Condemnation shall be paid to Lessor. In the event of any temporary Condemnation, this Lease shall remain in full effect and
Lessee shall be entitled to receive the Net Proceeds allocable to such temporary Condemnation, except that any portion of 

 
the Net Proceeds allocable to the period after the expiration or termination of the Lease Term shall be paid to Lessor. If the cost of any rebuilding, replacement or repair required to be made by
Lessee pursuant to this subsection 6.02(d) shall exceed the amount of such Net Proceeds, the deficiency shall be paid by Lessee. 
 (e)
Notwithstanding anything to the contrary in this Lease, all of the foregoing provisions of this Section 6.02 shall be subject and subordinate to any provisions to the contrary contained in any Subordination, Non-Disturbance and Attornment
Agreement, Mortgage or other document evidencing or securing a loan made by any Mortgagee to Lessor agreed to by Lessee in writing. 

Section 6.03 Insurance. 

(a) Lessee will maintain the following insurance on the Premises: 

(i) Insurance against all risks of direct physical loss, including loss by fire, lightning, flooding (if the Premises are in a
flood zone), earthquakes and other risks which at the time are included under “extended coverage” endorsements, in amounts sufficient to prevent Lessor and Lessee from becoming a coinsurer of any loss but in any event in amounts not less
than 100% of the actual replacement value of the Improvements, exclusive of foundations and excavations, with no exclusion for terrorism and with deductibles of not more than $50,000 per occurrence; provided, however, the deductible for flood
insurance shall be no more than $50,000 per occurrence and the deductible for earthquake damage shall be no more than the greater of (a) $100,000 or (b) three percent (3%) of the actual replacement value of the Improvements per
occurrence; 
 (ii) General public liability insurance and/or umbrella liability insurance against claims for bodily injury,
death or property damage occurring on, in or about the Premises in the minimum amounts of $5,000,000 for bodily injury or death to any one person, $10,000,000 for any one accident and $5,000,000 for property damage to others or in such greater
amounts as are then customary for property similar in use to the Premises; 
 (iii) Rent loss insurance or business
interruption insurance in an amount sufficient to cover loss of rents from the Premises pursuant to this Lease for a period of at least eighteen (18) months; 

(iv) Worker’s compensation insurance to the extent required by the law of the state in which the Premises are located;

 (v) Boiler and machinery insurance in respect of any boilers and similar apparatus located on the Premises in the minimum
amount of $500,000 or in such greater amounts as to adequately insure the Premises; 

 (vi) During any period of construction on the Premises, builder’s risk
insurance on a completed value, nonreporting basis for the total cost of such alterations or improvements, and workers’ compensation insurance as required by applicable law. This coverage may be provided by Lessee’s all risk property
insurance pursuant to Section 6.03(i) herein; and 
 (vii) Such other insurance in such kinds and amounts, with such
deductibles and against such risks, as Lessor’s Mortgagee may require or as is commonly obtained in the case of property similar in use to the Premises and located in the state in which the Premises are located by prudent owners of such
property. 
 Such insurance shall be written by companies authorized to do business in the state where the Premises are located and
carrying a claims paying ability rating of at least A-XII by A.M. Best or A by Standard and Poor’s, as applicable, and with the exception of workers’ compensation insurance, shall name Lessor as an additional insured as its interest may
appear. If the Premises or any part thereof shall be damaged or destroyed by Casualty, and if the estimated cost of rebuilding, replacing or repairing the same shall exceed $50,000, Lessee promptly shall notify Lessor thereof. 

(b) Every such policy provided pursuant to clause (a)(i), above shall bear a mortgagee endorsement in favor of any
mortgagee(s) or beneficiary(ies) identified by Lessor (whether one or more, the “Mortgagee”) under any mortgages, deeds of trust or similar security instruments creating a lien on the interest of Lessor in the Premises (whether one or
more, the “Mortgage”), and any loss under any such policy shall be payable to the Mortgagee which has a first lien on such interest (if there is more than one first Mortgagee, then to the trustee for such Mortgagees) to be held and applied
by Mortgagee toward restoration pursuant to Section 6.02. Every such policy with the exception of workers’ compensation insurance, shall name the Mortgagee as an additional insured as its interest may appear. Every policy referred to in
subsection 6.03(a) shall provide that it will not be cancelled or amended except after a minimum of 30 days’ written notice to Lessor and the Mortgagee and that it shall not be invalidated by any act or negligence of Lessor, Lessee or any
person or entity having an interest in the Premises, nor by occupancy or use of the Premises for purposes more hazardous than permitted by such policy, nor by any foreclosure or other proceedings relating to the Premises, nor by change in title to
or ownership of the Premises. The “Proceeds Trustee” shall be a financial institution selected by Lessor and reasonably approved by Lessee and may be the Mortgagee. 

(c) Lessee shall deliver to Lessor and Mortgagee (i) upon request copies of the applicable insurance policies and
(ii) original or duplicate certificates of insurance, satisfactory to Lessor and Mortgagee evidencing the existence of all insurance which is required to be maintained by Lessee hereunder and payment of all premiums therefor, such

 
delivery to be made (i) upon the execution and delivery hereof and (ii) at least 10 days prior to the expiration of any such insurance. Lessee shall not obtain or carry separate
insurance concurrent in form or contributing in the event of loss with that required by this Section 6.03 unless Lessor is named an additional insured therein and unless there is a mortgagee endorsement in favor of Mortgagee with loss payable
as provided herein. Lessee shall immediately notify Lessor whenever any such separate insurance is obtained and shall deliver to Lessor and Mortgagee the policies or certificates evidencing the same. Any insurance required hereunder may be provided
under blanket policies, provided that the Premises are specified therein. 
 (d) If required by Lessor’s Mortgagee at
any time during the Lease Term, or if an Event of Default shall occur, upon the request of Lessor, Lessee shall, in addition to and concurrently with the payment of Basic Rent as required in subsection 1.04(a) hereof, pay one-twelfth of the amount
(as estimated by Lessor or Lessor’s Mortgagee, as applicable) of the annual premiums for insurance required under this Section next becoming due and payable with respect to the Premises. Lessee shall also pay to Lessor on demand therefor the
amount by which the actual insurance premiums exceed the payment by Lessee required in this subsection. 
 (e) The
requirements of this Section 6.03 shall not be construed to negate or modify Lessee’s obligations under Section 5.04. 

ARTICLE VII 
 7.01
Conditional Limitations; Default Provisions. 
 (a) Any of the following occurrences or acts shall constitute an Event of Default under
this Lease: 
 (i) If Lessee shall (1) fail to pay any Basic Rent, additional rent or other sum when due or (2) fail to observe
or perform any other provision hereof and such nonmonetary failure shall continue for 30 days after written notice to Lessee of such failure (provided that, in the case of any such failure which cannot be cured by the payment of money and cannot
with diligence be cured within such 30-day period, if Lessee shall commence promptly to cure the same and thereafter prosecute the curing thereof with diligence, the time within which such failure may be cured shall be extended for such period not
to exceed 180 days as is necessary to complete the curing thereof with diligence); 
 (ii) If any representation or warranty of Lessee set
forth in any certificate provided by Lessee pursuant to this Lease, shall prove to be incorrect in any material adverse respect as of the time when the same shall have been made in a way adverse to Lessor and Lessor shall suffer a loss or detriment
as a result thereof, including, without limitation, the taking of any action (including, without limitation, the demise of the Premises to Lessee herein) in reliance upon such representation or warranty and, in each case, the facts shall not be
conformed to the representation and warranty as soon as practicable in the circumstances (but in no event to exceed 30 days) after written notice to Lessee from Lessor of such inaccuracy and Lessor restored to the position it would have enjoyed had
such representation or warranty been accurate at the time it was made; 

 (iii) If Lessee shall file a petition in bankruptcy or for reorganization or for an arrangement
pursuant to any federal or state law or shall be adjudicated a bankrupt or become insolvent or shall make an assignment for the benefit of creditors, or if a petition proposing the adjudication of Lessee as a bankrupt or its reorganization pursuant
to any federal or state bankruptcy law or any similar federal or state law shall be filed in any court and Lessee shall consent to or acquiesce in the filing thereof or such petition shall not be discharged or denied within 90 days after the filing
thereof; 
 (iv) If a receiver, trustee or conservator of Lessee or of all or substantially all of the assets of Lessee or of the Premises
or Lessee’s or estate therein shall be appointed in any proceeding brought by Lessee, or if any such receiver, trustee or conservator shall be appointed in any proceeding brought against Lessee and shall not be discharged within 90 days after
such appointment, or if Lessee shall consent to or acquiesce in such appointment; 
 (v) If the Premises shall have been abandoned and not
maintained in the manner required hereunder for a period of 10 consecutive days after written notice of such from Lessor to Lessee; 
 (vi)
If a Letter of Credit has been posted as the Security Deposit or other security hereunder, and the issuer of the Letter of Credit cancels, terminates or refuses to honor it, and Lessee shall fail to renew the Letter of Credit within forty-five
(45) days or shall fail to post a cash equivalent amount of the Letter of Credit or a replacement letter of credit within forty-five (45) days after notice of such cancellation, termination or refusal; and 

(vii) If there is an Event of Default by Lessee under that certain Lease Agreement dated of even date hereof between Lessee and NL Ventures V
Resource, L.P., as Lessor (the “Fernley Lease”), for Lessee’s facility located in Fernley, Nevada. 
 (b) If an Event of
Default shall have happened and be continuing, Lessor shall have the right to give Lessee notice of Lessor’s termination of the Lease Term. Upon the giving of such notice, the Lease Term and the estate hereby granted shall expire and terminate
on such date as fully and completely and with the same effect as if such date were the date herein fixed for the expiration of the Lease Term, and all rights of Lessee hereunder shall expire and terminate, but Lessee shall remain liable as
hereinafter provided. 
 (c) If an Event of Default shall have happened and be continuing, Lessor shall have the immediate right upon
seventy-two (72) hour notice, whether or not the Lease Term shall have been terminated pursuant to subsection 7.01(b), to reenter and repossess the Premises and the right to remove all persons and property (subject to Section 3.02)
therefrom by summary proceedings, ejectment or any other legal action or in any lawful manner Lessor determines to be necessary or desirable. Lessor shall be under no liability by reason of any such reentry, repossession or removal. No such reentry,
repossession or removal shall be construed as an election by Lessor to terminate the Lease Term unless a notice of such termination is given to Lessee pursuant to subsection 7.01(b) or unless such termination is decreed by a court. 

 (d) At any time or from time to time after a reentry, repossession or removal pursuant to
subsection 7.01(c), whether or not the Lease Term shall have been terminated pursuant to subsection 7.01(b), Lessor may relet the Premises for the account of Lessee, in the name of Lessee or Lessor or otherwise. Lessor may collect any
rents payable by reason of such reletting. Lessor shall not be liable for any failure to relet the Premises or for any failure to collect any rent due upon any such reletting. Notwithstanding the foregoing, Lessor agrees to make reasonable efforts
to mitigate its damages under this Lease in the event Lessee actually vacates or advises Lessor that it is, as of a specified date, to vacate the Premises. The phrase “reasonable efforts,” as it relates to Lessor’s duty to attempt to
relet the Premises, shall require Lessor to do only the following: (i) notify Lessor’s management company or broker, if any, in writing of the availability of the Premises for reletting, (ii) post Lessor’s leasing contact
telephone number in an appropriate area of the Premises, and (iii) show the Premises to any prospective Lessee interested in the Premises and to any prospective Lessee specifically referred to Lessor by Lessee. Under any requirement of Lessor
to use “reasonable efforts” as described herein, (i) Lessor shall not be required to relet the Premises ahead of any other properties in the same market not producing any income to Lessor; (ii) Lessor shall be entitled to
consider Lessee quality, Lessee-mix, the financial condition of any prospective Lessee, the nature of the Premises, the proposed use of the Premises by any prospective Lessee, and any rights of existing sublessees located in the Premises, in making
any leasing decision without being deemed to have violated its mitigation requirement hereunder; and (iii) under any new lease entered into by Lessor, Lessor may relet all or any portion of the Premises to create an appropriate block of space
for a new Lessee, may relet for a greater or lesser term than that remaining at that time under this Lease, and may include free rent, concessions, inducements, alterations and upgrades in the new lease. If a reletting occurs, Lessor shall recoup
all of its expenses of reletting (including, without limitation, all expenses relating to remodeling, alterations, repairs, capital improvements, brokerage fees, decorating fees, and fees for architects, designers, space planners and attorneys)
before Lessee is entitled to a credit on the damages owed by Lessee hereunder. If Lessor shall do all the foregoing then, anything in this Lease, or any statute, or common law rule to the contrary notwithstanding, Lessor shall be deemed to have met
its duty (if any) to mitigate its damages hereunder. 
 (e) No expiration or termination of the Lease Term pursuant to subsection 7.01(b),
by operation of law or otherwise, and no reentry, repossession or removal pursuant to subsection 7.01(c) or otherwise, and no reletting of the Premises pursuant to subsection 7.01(d) or otherwise, shall relieve Lessee of its liabilities and
obligations hereunder, all of which shall survive such expiration, termination, reentry, repossession, removal or reletting. 
 (f) In the
event of any expiration or termination of the Lease Term or reentry or repossession of the Premises or removal of persons or property therefrom by reason of the occurrence of an Event of Default, Lessee shall pay to Lessor all Basic Rent, additional
rent and other sums required to be paid by Lessee, in each case to and including the date of such expiration, termination, reentry, repossession or removal, and, thereafter, Lessee shall, until the end of what would have been the Lease Term in the
absence of such expiration, termination, 

 
reentry, repossession or removal and whether or not the Premises shall have been relet, be liable to Lessor for, and shall pay to Lessor, as liquidated and agreed current damages: (i) all
Basic Rent, all additional rent and other sums which would be payable under this Lease by Lessee in the absence of any such expiration, termination, reentry, repossession or removal, together with all expenses of Lessor in connection with such
reletting (including, without limitation, all repossession costs, brokerage commissions, reasonable attorneys’ fees and expenses (including, without limitation, fees and expenses of appellate proceedings), employee’s expenses, alteration
costs and expenses of necessary preparation for such reletting), less (ii) the net proceeds, if any, of any reletting effected for the account of Lessee pursuant to subsection 7.01(d). Lessee shall pay such liquidated and agreed current damages
on the dates on which rent would be payable under this Lease in the absence of such expiration, termination, reentry, repossession or removal, and Lessor shall be entitled to recover the same from Lessee on each such date. 

(g) At any time after any such expiration or termination of the Lease Term or reentry or repossession of the Premises or removal of persons
or property therefrom by reason of the occurrence of an Event of Default, whether or not Lessor shall have collected any liquidated and agreed current damages pursuant to subsection 7.01(f), Lessor shall be entitled to recover from Lessee, and
Lessee shall pay to Lessor on demand, as and for liquidated and agreed final damages for Lessee’s default and in lieu of all liquidated and agreed current damages beyond the date of such demand (it being agreed that it would be impracticable or
extremely difficult to fix the actual damages), an amount equal to the excess, if any, of (a) the aggregate of all Basic Rent, additional rent and other sums which would be payable under this Lease, in each case from the date of such demand
(or, if it be earlier, to date to which Lessee shall have satisfied in full its obligations under subsection 7.01(f) to pay liquidated and agreed current damages) for what would be the then unexpired Lease Term in the absence of such expiration,
termination, reentry, repossession or removal, discounted at the Reference Rate (equal to the then current yield on United States Treasury Notes having a maturity as of the stated date for expiration of the then existing Term of this Lease, plus
2% per annum) over (b) the then fair rental value of the Premises, discounted at the Reference Rate for the same period. If any law shall limit the amount of liquidated final damages to less than the amount above agreed upon, Lessor shall
be entitled to the maximum amount allowable under such law. 
 Section 7.02 Bankruptcy or Insolvency. 

(a) If Lessee shall become a debtor in a case filed under Chapter 7 or Chapter 11 of the Bankruptcy Code and Lessee or Lessee’s trustee
shall fail to elect to assume this Lease within 60 days after the filing of such petition or such additional time as provided by the court within such 60-day period, this Lease shall be deemed to have been rejected. Immediately thereupon, Lessor
shall be entitled to possession of the Premises without further obligation to Lessee or Lessee’s trustee, and this Lease, upon the election of Lessor, shall terminate, but Lessor’s right to be compensated for damages (including, without
limitation, liquidated damages pursuant to any provision hereof) or the exercise of any other remedies in any such proceeding shall survive, whether or not this Lease shall be terminated. 

(b) Neither the whole nor any portion of Lessee’s interest in this Lease or its estate in the Premises shall pass to any trustee,
receiver, conservator, assignee for the benefit of 

 
creditors or any other person or entity, by operation of law or otherwise under the laws of any state having jurisdiction of the person or property of Lessee, unless Lessor shall have consented
to such transfer. No acceptance by Lessor of rent or any other payments from any such trustee, receiver, assignee, person or other entity shall be deemed to constitute such consent by Lessor nor shall it be deemed a waiver of Lessor’s right to
terminate this Lease for any transfer of Lessee’s interest under this Lease without such consent. 
 Section 7.03 Additional
Rights of Lessor. 
 (a) Except as provided in Section 7.01(g), no right or remedy hereunder shall be exclusive of any other right
or remedy, but shall be cumulative and in addition to any other right or remedy hereunder or now or hereafter existing. Failure to insist upon the strict performance of any provision hereof or to exercise any option, right, power or remedy contained
herein shall not constitute a waiver or relinquishment thereof for the future. Receipt by Lessor of any Basic Rent, additional rent or other sums payable hereunder with knowledge of the breach of any provision hereof shall not constitute waiver of
such breach, and no waiver by Lessor of any provision hereof shall be deemed to have been made unless made in writing. Lessor shall be entitled to injunctive relief in case of the violation, or attempted or threatened violation, of any of the
provisions hereof, or to a decree compelling performance of any of the provisions hereof, or to any other remedy allowed to Lessor by law or equity. 

(b) Lessee hereby waives and surrenders for itself and all those claiming under it, including creditors of all kinds, (i) any right and
privilege which it or any of them may have to redeem the Premises or to have a continuance of this Lease after termination of Lessee’s right of occupancy by order or judgment of any court or by any legal process or writ, or under the terms of
this Lease, or after the termination of the Lease Term as herein provided, (ii) the benefits of any law which exempts property from liability for debt and (iii) Lessee specifically waives any rights of redemption or reinstatement available
by law or any successor law. 
 (c) If an Event of Default on the part of Lessee shall have occurred hereunder and be continuing, then,
without thereby waiving such default, Lessor may, but shall be under no obligation to, take all action, including, without limitation, entry upon the Premises, to perform the obligation of Lessee hereunder immediately and without notice in the case
of any emergency as may be reasonably determined by Lessor and upon five business days’ notice to Lessee in other cases. All reasonable expenses incurred by Lessor in connection therewith, including, without limitation, attorneys’ fees and
expenses (including, without limitation, those incurred in connection with any appellate proceedings), shall constitute additional rent under this Lease and shall be paid by Lessee to Lessor upon demand. 

(d) If Lessee shall be in default in the performance of any of its obligations under this Lease beyond any applicable grace or cure period
hereunder, Lessee shall pay to Lessor, on demand, all expenses incurred by Lessor as a result thereof, including, without limitation, reasonable attorneys’ fees and expenses (including, without limitation, those incurred in connection with any
appellate proceedings) and any additional sums (including any late charge, default penalties, interest and fees of the counsel of Lessor’s Mortgagee) which are payable by Lessor to its Mortgagee by reason of Lessee’s late payment or
non-payment of Basic 

 
Rent. If Lessor shall be made a party to any litigation commenced against Lessee and Lessee shall fail to provide Lessor with counsel approved by Lessor and pay the expenses thereof, Lessee shall
pay all costs and reasonable attorneys’ fees and expenses in connection with such litigation (including, without limitation, fees and expenses incurred in connection with any appellate proceedings). 

(e) If Lessee shall fail to pay when due any Basic Rent, additional rent or other sum required to be paid by Lessee hereunder, Lessor shall
be entitled to collect from Lessee as additional rent and Lessee shall pay to Lessor, in addition to such Basic Rent, additional rent or other sum, a late payment charge on the delinquency equal to the Late Rate from the date due until paid. The
Late Rate shall be the lesser of (i) that per annum rate of interest which exceeds by two (2) percentage points the base rate most recently announced by Citibank, N.A., New York, New York, as its Base Rate or (ii) the
maximum rate permitted by applicable law. In addition to all other remedies Lessor has hereunder, if Lessee shall fail to pay any Basic Rent, additional rent or other sum, as and when required to be paid by Lessee hereunder prior to the expiration
for the period of payment pursuant to subsection 7.01(a)(i)(1), Lessor shall be entitled to collect from Lessee, and Lessee shall pay to Lessor, as additional rent, an amount equal to 1% of the amount shown in the notice as unpaid. 

ARTICLE VIII 

Section 8.01 Notices and Other Instruments. All notices, offers, consents and other instruments given pursuant to this Lease shall
be in writing and shall be validly given when hand delivered or sent by a courier or express service guaranteeing overnight delivery or by telecopy, with original being promptly sent as otherwise provided above, addressed as follows: 

 

			
	If to Lessor:	  	NL VENTURES V NAVE, L.P.
		  	c/o AIC Ventures
		  	8080 North Central Expwy - Suite 1080
		  	Dallas, TX 75206
		  	Attention: Peter Carlsen
		  	Facsimile: [redact]
		
	With a copy to:	  	Fulbright & Jaworski L.L.P.
		  	300 Convent Street, Suite 2200
		  	San Antonio, Texas 78205
		  	Attention: Heath D. Esterak
		  	Facsimile: [redact]
		
	If to Lessee:	  	A.R.E. Inc.
		  	P.O. Box 1100
		  	400 Nave Rd. S.E.
		  	Massillon, Ohio 44648
		  	Attention: S. Ralph Gatti, CEO
		  	Facsimile: [redact]

			
	With a copy to:	  	Stimler Law Offices
		  	50 South Main Street, Suite 703
		  	Akron Ohio 44308
		  	Attention: James T. Stimler, Esq.
		  	Facsimile: [redact]

 Lessor and Lessee each may from time to time specify, by giving 15 days’ notice to each other party,
(i) any other address in the United States as its address for purposes of this Lease and (ii) any other person or entity in the United States that is to receive copies of notices, offers, consents and other instruments hereunder. Notices
given in accordance with this Section 8.01 shall be deemed delivered on the day after they are sent. 
 Section 8.02 Estoppel
Certificates; Financial Information. 
 (a) Lessee will, upon 10 business days’ written notice at the request of Lessor, execute,
acknowledge and deliver to Lessor a certificate of Lessee, stating that this Lease is unmodified and in full force and effect (or, if there have been modifications, that this Lease is in full force and effect as modified, and setting forth such
modifications) and stating the dates to which Basic Rent, additional rent and other sums payable hereunder have been paid and either stating that to the knowledge of Lessee no default exists hereunder or specifying each such default of which Lessee
has knowledge and whether or not Lessee is still occupying and operating the Premises and such other information as Lessor shall reasonably request. Any such certificate may be relied upon by any actual or prospective mortgagee or purchaser of the
Premises. Lessor will, upon 10 business days’ written notice at the request of Lessee, execute, acknowledge and deliver to Lessee a certificate of Lessor, stating that this Lease is unmodified and in full force and effect (or, if there have
been modifications, that this Lease is in full force and effect as modified, and setting forth such modifications) and the dates to which Basic Rent, additional rent and other sums payable hereunder have been paid, and either stating that to the
knowledge of Lessor no default exists hereunder or specifying each such default of which Lessor has knowledge. Any such certificate may be relied upon by Lessee or any actual or prospective assignee or sublessee of the Premises. 

(b) Lessee shall deliver to Lessor within ninety (90) days of the close of each fiscal year, annual audited financial statements of
Lessee (which, at a minimum, shall include a balance sheet of Lessee and its consolidated subsidiaries, if any, as of the end of such year, a statement of profits and losses of Lessee and its consolidated subsidiaries, if any, for such year and a
statement of cash flows of Lessee and its consolidated subsidiaries, if any, for such year, setting forth in each case, in comparative form, the corresponding figures for the preceding fiscal year in reasonable detail and scope) prepared by a firm
of independent certified public accountants. If prepared by Lessee, Lessee shall also furnish to Lessor within thirty (30) days after the end of each quarter unaudited internal financial statements and all other quarterly reports of Lessee
(which, at a minimum, shall include a balance sheet of Lessee and its consolidated subsidiaries, if any, as of the end of such quarter and statements of profits and losses of Lessee and its consolidated subsidiaries, if any, for such quarter,
setting forth in each case, in comparative form, the corresponding figures for the similar quarter of the preceding year in 

 
reasonable detail and scope) certified by Lessee’s chief financial officer. If Lessee is in default of the Lease or Lessor has a good-faith bona fide belief that Lessee may be in danger of
becoming in default of the Lease, Lessee shall also provide audited financial statements at any other time upon Lessor’s written request. All annual financial statements shall be accompanied by an opinion of said accountants stating that the
audit was performed in accordance with GAAP. 
 (c) Upon an Event of Default, Lessor and its agents and designees may enter upon and
examine the Premises and examine the records and books of account and discuss the finances and business with the officers of the Lessee at reasonable times during normal business hours and on reasonable advance written notice. Lessee shall provide
the requesting party with copies of any information to which such party would be entitled in the course of a personal visit. Lessee may designate an employee to accompany Lessor, its agents and designees on such examinations. Lessor and its agents
and designees may enter upon and examine the Premises and show the Premises to prospective mortgagees and/or purchasers at reasonable times during normal business hours and on reasonable advance written notice, subject to Lessee’s reasonable
policies and reasonably required forms as to Lessee Confidential Information and Trade Secrets. 
 ARTICLE IX 

Section 9.01 No Merger. There shall be no merger of this Lease or of the leasehold estate hereby created with the fee estate in
the Premises by reason of the fact that the same person acquires or holds, directly or indirectly, this Lease or the leasehold estate hereby created or any interest herein or in such leasehold estate, as well as the fee estate in the Premises or any
interest in such fee estate. 
 Section 9.02 Surrender. Upon the expiration or termination of this Lease, Lessee shall
surrender the Premises to Lessor in as good repair and condition as received under Section 2.01(a) except for any damage resulting from Condemnation or Casualty or normal wear and tear not required to be repaired by Lessee. Lessee, at its own
expense, agrees to repair, replace or install a new roof during the Term in compliance with the terms of Section 2.02 hereof such that the repaired, replaced or new roof shall have a useful life with a minimum duration of ten (10) years at
surrender of the Premises. The provisions of this Section and Article III shall survive the expiration or other termination of this Lease. 

Section 9.03 [Intentionally Deleted] 

Section 9.04 Separability; Binding Effect; Governing Law. Each provision hereof shall be separate and independent, and the breach
of any provision by Lessor shall not discharge or relieve Lessee from any of its obligations hereunder unless Lessor’s breach causes a violation of Lessor’s covenant of quiet enjoyment. Each provision hereof shall be valid and shall be
enforceable to the extent not prohibited by law. If any provision hereof or the application thereof to any person or circumstance shall to any extent be invalid or unenforceable, the remaining provisions hereof, or the application of such provision
to persons or circumstances other than those as to which it is invalid or unenforceable, shall not be affected thereby. All provisions contained in this Lease shall be binding upon, inure to the benefit of and be enforceable by the successors and
assigns of Lessor to the same extent as if each such successor and assign were 

 
named as a party hereto. All provisions contained in this Lease shall be binding upon the successors and assigns of Lessee and shall inure to the benefit of and be enforceable by the permitted
successors and assigns of Lessee in each case to the same extent as if each successor and assign were named as a party hereto. This Lease shall be governed by and interpreted in accordance with the laws of the state in which the Premises are
located. 
 Section 9.05 Table of Contents and Headings; Internal References. The table of contents and the headings of the
various paragraphs and exhibits of this Lease have been inserted for reference only and shall not to any extent have the effect of modifying the express terms and provisions of this Lease. Unless stated to the contrary, any references to any
Section, subsection, Exhibit and the like contained herein are to the respective Section, subsection, Exhibit and the like of this Lease. 

Section 9.06 Counterparts. This Lease may be executed in two or more counterparts and shall be deemed to have become effective
when and only when one or more of such counterparts shall have been executed by or on behalf of each of the parties hereto (although it shall not be necessary that any single counterpart be executed by or on behalf of each of the parties hereto, and
all such counterparts shall be deemed to constitute but one and the same instrument) and shall have been delivered by each of the parties to the other. 

Section 9.07 No Personal Liability. Notwithstanding anything to the contrary provided in this Lease, it is specifically understood
and agreed, such agreement being a primary consideration for the execution of this Lease by Lessor, that there shall be absolutely no personal liability on the part of any partner, director, member, officer or shareholder of Lessor, its successors
or assigns with respect to any of the terms, covenants and conditions of this Lease, such exculpation of liability to be absolute and without any exception whatsoever. Notwithstanding anything to the contrary provided in this Lease, it is
specifically understood and agreed, such agreement being a primary consideration for the execution of this Lease by Lessee, that there shall be absolutely no personal liability on the part of any employee, agent, partner, director, member, officer
or shareholder of Lessee, its successors or assigns with respect to any of the terms, covenants and conditions of this Lease. 

Section 9.08 Amendments and Modifications. Except as expressly provided herein, this Lease may not be modified or terminated
except by a writing signed by Lessor and Lessee.  
 Section 9.09 Additional Rent. All amounts other than Basic Rent
which Lessee is required to pay or discharge pursuant to this Lease, including the charge provided for by Section 7.03(e) hereof, shall constitute additional rent which shall include, but not be limited to all reasonable costs and expenses of
Lessee and Lessor which are incurred in connection or associated with (A) the use, occupancy, possession, operation, condition, design, construction, maintenance, alteration, repair or restoration of any of the Premises, (B) the
performance of any of Lessee’s obligations under this Lease, (C) the prosecution, defense or settlement of any litigation involving or arising from any of the Premises or this Lease, (D) the enforcement by Lessor, its successors and
assigns, of any of its right under this Lease, (E) any amendment to or modification of this Lease made at the request of Lessee, (F) costs of Lessor’s counsel incurred in connection with any act undertaken by Lessor (or its counsel)
at the request of Lessee, or incurred in connection with any act of Lessor performed on behalf of Lessee pursuant to this Lease. 

 Section 9.10 Consent of Lessor. Except as specifically set forth in this Lease, all
consents and approvals to be granted by Lessor shall not be unreasonably withheld or delayed, and Lessee’s sole remedy against Lessor for the failure to grant any consent shall be to seek injunctive relief. In no circumstance will Lessee be
entitled to damages with respect to the failure to grant any consent or approval.  
 Section 9.11 Quiet Enjoyment.
Lessor covenants that, subject to the rights of Lessor under this Lease, Lessee shall hold and enjoy the Premises during the term of this Lease, free from any hindrance or interference from Lessor or any party claiming by, through or under Lessor.
 
 Section 9.12 Holding Over. If Lessee remains in possession of the Premises, or any part thereof, after the expiration
or other termination of the Lease Term, without Lessor’s express written consent, Lessee shall be guilty of an unlawful detention of the Premises and shall be liable to Lessor for damages for use of the Premises during the period of such
unlawful detention at a rate equal to 125% of the Basic Rent and all other amounts which would be payable during the Term hereof, plus any consequential damages suffered by Lessor. In the event of such unlawful detention, Lessee shall indemnify and
hold Lessor harmless from and against any and all claims, suits, proceedings, losses, damages, liabilities, costs and expenses, including, without limitation, attorneys’ fees and disbursements, asserted against or incurred by Lessor, as a
result of such unlawful detention. Notwithstanding the foregoing, Lessor shall be entitled to such other remedies and damages provided under this Lease or at law or in equity. 

Section 9.13 [Intentionally Deleted] 

Section 9.14 Financing. If Lessor desires to obtain or refinance any loan, Lessee shall execute any and all documents that such
Mortgagee reasonably requires in connection with such financing, including any subordination, non-disturbance and attornment agreement (“SNDA” or “Subordination, Non-Disturbance and Attornment Agreement”), so long as the same do
not adversely affect any right, benefit or privilege of Lessee under this Lease or increase Lessee’s obligations under this Lease.  

Section 9.15 Subordination, Non-Disturbance and Attornment. Notwithstanding anything to the contrary in this Lease, this Lease and
Lessee’s interest hereunder shall be subject, subordinate and inferior to any mortgage or other security instrument granted or entered into by Lessor in connection with the loan by which Lessor acquired the Premises from GAMI, L.P., and any
mortgage or other security instrument hereafter placed upon the Premises by Lessor, and to any and all advances made or to be made thereunder, to the interest thereon, and all renewals, replacements and extensions thereof, provided that any such
mortgage (or a separate SNDA entered into between Lessee and the Mortgagee in whose favor such mortgage was granted) shall provide for the recognition of this Lease and all Lessee’s rights hereunder unless and until an Event of Default exists
and Lessor shall have the right to terminate this Lease pursuant to any applicable provision hereof.  

 Section 9.16 Disclaimer of Purchase Rights. Except for the limited rights of Lessee
to acquire title to the Premises in accordance with the provisions of Sections 6.01(d) and 6.02(b) hereof, nothing in this Lease is intended or shall operate to grant to Lessee of any right of first refusal, right of first offer, purchase option, or
similar right to elect to purchase or acquire the Premises of any portion thereof, and Lessee hereby expressly waives any and all such rights. 

Section 9.17 Security Deposit. Lessee will deposit or cause to be deposited with Lessor or Lessor’s Mortgagee, as Lessor
shall designate, (a) on or before the date hereof, Four Hundred Thirty Five Thousand Two Hundred Ninety and No/100 Dollars ($435,290.00), and (b) on the first day of each month thereafter for twelve consecutive months, Eighteen Thousand
One Hundred Thirty Seven and No/100 Dollars ($18,137.00), for a total of Six Hundred Fifty Two Thousand Nine Hundred Thirty Five and No/100 Dollars ($652,935.00) as a “Security Deposit” for its full and faithful performance of the terms of
this Lease, it being expressly understood that such Security Deposit shall not be considered an advance payment of any Basic Rent, additional rent or other sums payable under this Lease or a measure of Lessor’s damages in case of an Event of
Default. Payment of said Security Deposit shall be satisfied by Lessee’s deposit of cash or a Letter of Credit in said amounts. Lessee shall have the right to freely substitute cash for a Letter of Credit or vice versa. If Lessor transfers its
interest in the Premises during the Lease Term to a transferee who assumes Lessor’s obligations hereunder and to whom the Security Deposit is transferred, Lessor may assign the Security Deposit to the transferee and, thereafter, Lessor shall
have no further liability for the return of such Security Deposit to Lessee. Upon expiration or earlier termination of this Lease (absent an Event of Default), Lessor shall return the Security Deposit (or any unused portion thereof) to Lessee within
sixty (60) days along with an accounting for same. If any cash Security Deposit is kept in escrow with Lessor’s Mortgagee, Lessor will make a good faith effort with Lessor’s Mortgagee to have that escrow account be an interest-bearing
account, which interest shall be part of the Security Deposit and payable to Lessee at termination, if not used by Lessor according to Lease. For the purposes herein, “Letter of Credit” shall mean an irrevocable standby letter of credit
issued to Lessor by a financially sound national banking association or state chartered bank having assets in excess of $10,000,000,000 and otherwise reasonably acceptable to Lessor, the proceeds of which shall be available to Lessor without the
need for Lessor to satisfy any requirements or conditions whatsoever other than delivery of (a) the original Letter of Credit along with Lessor’s sight draft to the issuing institution with reference to the appropriate letter of credit
number for the Letter of Credit, as set forth therein and (b) (i) a certificate signed by Lessor certifying that an Event of Default has occurred and is continuing under the Lease, or (ii) a certificate signed by Lessor certifying
that Lessee has failed to renew the Letter of Credit at least thirty (30) days prior to its stated expiration date. The Letter of Credit shall be valid for an initial period of one (1) year from and after the date of its issuance and, by
its express terms, shall provide (i) that its term shall automatically be extended for successive one (1) year periods unless at least thirty (30) days prior to the expiration of the initial one year term or any one year extension (as
applicable) the issuer provides Lessor with written notification that it will not be extended, and (ii) that Lessor may assign (whether by way of outright or collateral assignment) all or any portion of its interest in the Letter of Credit to
Lessor’s Mortgagee or any other person (including, without limitation, any third party purchaser). At Lessee’s request, if Lessor’s Mortgagee does not elect to hold the Security Deposit, Lessor will agree to hold any cash Security
Deposit in a segregated account subject to a reasonable escrow agreement. 

 Section 9.18 Intentionally omitted. 

Section 9.19 Lessee’s Financial Covenants and Release of Security Deposit. On the date the initial annual audited financial
statement is delivered pursuant to Section 8.02(b) after deposit of the entire Security Deposit of $652,935.00 (“First Review Date”) and on each anniversary of the First Review Date thereafter, if (i) Lessee is profitable on a
GAAP basis for the year immediately prior to the First Review Date or anniversary thereof, as applicable, and for three of such year’s four quarters; (ii) Lessee then has a Tangible Net Worth in excess of $3 million, and (iii) Lessee
is not in default under any debt agreements (collectively, the “Financial Covenants”), then Lessor shall release $145,096.66 of the Security Deposit each year Lessee meets such criteria until such time that the Security Deposit is reduced
to $217,645. If Lessor fails to meet the Financial Covenants any year subsequent to a release of Security Deposit then Lessee agrees to deposit such amounts as necessary to restore the Security Deposit to the level of the most recent previous year
in which the level was higher. Lessee shall then be eligible for subsequent reductions upon again meeting the Financial Covenants as set forth herein. For the purposes of this Lease and the Guaranty, “Tangible Net Worth” shall mean at any
date Lessee’s total stockholders’ equity (including subordinated debt of the Lessee held by the current shareholders) as shown on Lessee’s most recent audited annual financial statements, all as determined in accordance with GAAP.
This potential annual reduction of the Security Deposit will continue so long as there is no prior uncured Event of Default and until such time that the Security Deposit is reduced to $217,645.  

Section 9.20 Fair Market Value. 

(a) Whenever a determination of Fair Market Value is required pursuant to any provision of this Lease, such Fair Market Value shall be
determined in accordance with the following procedures: 
 (i) Lessor and Lessee shall endeavor to agree upon such Fair Market Value within
fifteen (15) days after the date (the “Initial Date”) on which Lessee provides Lessor with the Notice of Intention pursuant to Section 6.02(b). Upon reaching any such agreement, the parties shall execute a written agreement
setting forth the amount of such Fair Market Value. 
 (ii) If the parties shall not have signed such agreement within fifteen
(15) days after the Initial Date, Lessee shall within twenty (20) days after the Initial Date select an appraiser and notify Lessor in writing of the name, address and qualifications of such appraiser. Within five (5) days following
Lessor’s receipt of Lessee’s notice of the appraiser selected by Lessee, Lessor shall select an appraiser and notify Lessee of the name, address and qualifications of such appraiser. Such two appraisers shall endeavor to agree upon Fair
Market Value based on a written appraisal made by each of them (and given to Lessor by Lessee). If such two (2) appraisers shall agree upon a Fair Market Value, the amount of such Fair Market Value as so agreed shall be binding and conclusive
upon Lessor and Lessee. 

 (iii) If such two (2) appraisers shall be unable to agree upon a Fair Market Value within
twenty (20) days after the selection of an appraiser by Lessor, then such appraisers shall advise Lessor and Lessee of their respective determination of Fair Market Value and shall select a third (3rd) appraiser to make the determination
of Fair Market Value. The selection of the third (3rd) appraiser shall be binding and conclusive upon Lessor and Lessee. 
 (iv) If
such two (2) appraisers shall be unable to agree upon the designation of a third (3rd) appraiser within ten (10) days after the expiration of the twenty (20) day period referred to in clause (iii) above, or if such third
(3rd) appraiser does not make a determination of Fair Market Value within twenty (20) days after his selection, then such third (3rd) appraiser or a substituted third (3rd) appraiser, as applicable, shall, at the request of
either party hereto, be appointed by the seniormost judge of the United States District Court, with jurisdiction over the Premises. If said Judge declines to appoint that appraiser, the matter shall be submitted to binding arbitration under the
American Arbitration Association in that same location. The determination of Fair Market Value made by the third (3rd) appraiser appointed pursuant hereto shall be made within twenty (20) days after such appointment. 

(v) If a third (3rd) appraiser is selected, Fair Market Value shall be the average of the determination of Fair Market Value made by the
third (3rd) appraiser and the determination of Fair Market Value made by the appraiser (selected pursuant to Section 9.20(a)(ii) hereof) whose determination of Fair Market Value is nearest to that of the third (3rd) appraiser. Such
average shall be binding and conclusive upon Lessor and Lessee. 
 (vi) All appraisers selected or appointed pursuant to this
Section 9.20(a) shall (A) be independent qualified MAI appraisers, (B) have no right, power or authority to alter or modify the provisions of this Lease, and (C) be registered in the state in which the Premises are located if
such state provides for or requires such registration. The cost of the procedure described in this Section 9.20(a) shall be borne by Lessee. 

(b) If, by virtue of any delay, Fair Market Value is not determined by the date set for closing, then the date on which the closing shall be
held shall be extended as reasonably necessary. 
 Section 9.21 Single Transaction. 

GAMI, L.P., as Seller, and NL Ventures V, L.P., as Buyer, entered into that certain Sale and Purchase Agreement dated as of September
    , 2004 (“Sale Agreement”) for the purchase of the Premises and the premises located in Fernley, Nevada and for the immediate leaseback of both premises to Lessee. Of even date hereof, Lessor (as Buyer’s
assignee) has entered into this Lease with Lessee, and NL Ventures V Resource, L.P. (as Buyer’s assignee) has entered into that certain Fernley Lease. This Lease and the Fernley Lease were necessary for the completion of the sale/leaseback
transaction described in the Sale Agreement. Both this Lease and the Fernley Lease are part of a single transaction. Lessor and Lessee both agree that neither would have entered into this Lease, but for entering into the Fernley Lease. 

[Signatures of Lessor and Lessee follow on next pages.] 

 IN WITNESS WHEREOF, the parties hereto have caused this Lease to be executed as of the date first
above written. 
  

					
	NL VENTURES V NAVE, L.P.,
	a Texas limited partnership
		
	By:	 	NL Ventures V Nave Management, L.L.C.,
		 	a Texas limited liability company,
		 	its sole General Partner
			
		 	By:	 	 /s/ Peter S. Carlsen

		 		 	Peter S. Carlsen, President

  

			
	STATE OF TEXAS	  	§
		  	§
	COUNTY OF DALLAS	  	§

 I, the undersigned, a notary public in and for said county in said state, hereby certify that Peter S.
Carlsen, who is the President of NL Ventures V Nave Management, L.L.C., a Texas limited liability company and sole General Partner of NL Ventures V Nave, L.P., a Texas limited partnership, has signed the foregoing instrument, and who is known to me,
acknowledged before me on this day that, being informed of the contents of said instrument, he, as such officer and with full authority, executed the same voluntarily for and as the act of said company. 

Given under my hand and official seal this 23rd day of September, 2004. 

 

			
	 /s/ Ashley Murtaugh

	Notary Public in and for the State of Texas
	 Ashley Murtaugh

	Printed Name of Notary
	My commission expires:	 	 8-18-08

  
 S-1 

 IN WITNESS WHEREOF, the parties hereto have caused this Lease to be executed as of the date first
above written. 
  

			
	A.R.E. Inc., an Ohio corporation
		
	By:	 	 /s/ S. Ralph Gatti

		 	S. Ralph Gatti, CEO and President

  

			
	STATE OF OHIO	  	§
		  	§
	COUNTY OF SUMMIT	  	§

 I, the undersigned, a notary public in and for said county in said state, hereby certify that S. Ralph Gatti,
who is the CEO and President of A.R.E. Inc., an Ohio corporation, has signed the foregoing instrument, and who is known to me, acknowledged before me on this day that, being informed of the contents of said instrument, he, as such officer and with
full authority, executed the same voluntarily for and as the act of said company. 
 Given under my hand and official seal this 25th day of
September, 2004. 
  

			
	 /s/ James T. Stimler, Esq.

	Notary Public in and for the State of Ohio
	Printed Name of Notary:	 	 James T. Stimler

	My commission expires:	 	 No Expiration

  
 S-2 

 EXHIBIT A 

LEGAL DESCRIPTION 
 400
Nave Road, S.E. 
 Massillon, Ohio 

Known as and being O.L. 599 and Part O.L. 598 in the Nova Technology Park as recorded in Plat Book 56, Page 20, in the City of Massillon,
Stark County, Ohio, and being more fully described as follows: 
 The true place of beginning being an existing iron pin at the northeast
corner of O.L. 543; said parcel being 1 OWD STA 30-7.64 as recorded in Volume 3510, Page 396; said point being on the west line of O.L. 599; 

Thence N87°49’28”W along the north line of O.L. 543, a distance of 6.60’ to an iron pin on the east line of Nave Road S.E.;

 Thence N2°03’13”E along said east line of Nave Road S.E., a distance of 293.07’ to an iron pin at the point of
curvature of a curve to the right; 
 Thence on said curve with a delta of 90°00’00, a radius of 25.00’, an arc distance of
39.27’, and a chord distance of 35.35’ bearing N47°03’13”E; 
 Thence S87°56’47”E, a distance of
368.78’ to an iron pin; 
 Thence on said curve with a delta of 89°57’58”, a radius of 342.90’, an arc distance of
538.42’, and a chord distance of 484.79’ bearing S42°57’55”E to an iron pin at the point of tangency of said curve; 

Thence continuing along the west line of Nova Drive S.E., S2°01’11”W, a distance of 538.22’ to an iron pin; 

Thence S75°54’31”W, a distance of 661.28’ to an existing iron pin; said line being a 12.0090 acre tract being part of O.L.
598; 
 Thence N14°46’13”W, a distance of 255.84’ to an existing iron pin; said line being the easterly line of O.L. 565
and O.L. 543; 
 Thence N0°21’50”W, a distance of 502.36’ to the true place of beginning of the tract herein described
containing 15.5294 acres. 

  
 A-1 

 EXHIBIT B 

PERMITTED EXCEPTIONS 

[Intentionally Omitted] 

  
 B-1 

 EXHIBIT C 

SEVERABLE PROPERTY 
 All
apparatus, personal property, trade fixtures, inventory, equipment, machinery, fittings, furniture, furnishings, chattel, materials and supplies located on and used in, or related to Lessee’s business, including, but not limited to, RTOs and
all related equipment and ductwork, mainframe computers, kitchen equipment and telephone and similar systems and articles of personal property of every kind and nature whatsoever, and any additions, replacements, accessions and substitutions thereto
or therefor, and all proceeds of all of the foregoing. 

  
 C-1 

 EXHIBIT D 

BASIC RENT SCHEDULE 
 The annual Basic
Rent for the Interim Term (as prorated) and the first Lease Year of the Primary Term shall be $870,580.00 for Massillon, Ohio (the “Initial Basic Rent”). The Basic Rent for each subsequent Lease Year of the Primary Term and the Extended
Term, if any, shall increase in accordance with the following provisions. 
 Commencing on the first day of the second Lease Year of the
Primary Term and on the first day of each successive Lease Year of the Primary Term and Extended Term, if any, throughout the Primary Term and Extended Term, if any, annual Basic Rent shall be equal to the sum of (a) the amount of annual Basic
Rent applicable during the immediately prior Lease Year, and (b) an amount equal to the product derived by multiplying (i) the amount of annual Basic Rent applicable during the immediately prior Lease Year, times (ii) the greater of
(A) the annual percentage increase in the Consumer Price Index (as defined below) that occurred during the immediately preceding calendar year (which percentage increase shall be stated as a decimal percentage), or (B) two percent (2.0%).
Notwithstanding the foregoing, in no event shall the increase in Basic Rent from one Lease Year to the next exceed three percent (3%). For the purposes of this Lease, “Consumer Price Index” shall mean the Consumer Price Index for all Urban
Consumers, U.S. City Average for all items (1982-84=100) as published by the Bureau of Labor Statistics of the U.S. Department of Labor, or its successor, last published within ten (10) days before the end of the prior Lease Year. If the
Consumer Price Index as now constituted, compiled and published shall be revised or cease to be compiled and published during the Term, then Lessor and Lessee shall agree on some other index or comparable method by which to adjust the rental in the
manner herein contemplated. 

 FIRST AMENDMENT TO LEASE AGREEMENT 

THIS FIRST AMENDMENT TO LEASE AGREEMENT (this “Amendment”) is made and entered effective as of the 21st day of April, 2006 (“Effective Date”), between NL VENTURES V NAVE, L.P., a Texas limited partnership (“Landlord”) and A.R.E. Accessories, LLC, a Delaware limited liability
company (“Tenant”). 
 RECITALS 

A. Landlord and Tenant entered into that certain Lease Agreement dated as of September 27, 2004 (the “Lease”), which covers
certain real property located in Stark County, Ohio, as more particularly described in Exhibit A attached hereto and incorporated herein for all purposes (the “Land”), together with certain improvements located thereon, as more
particularly described in the Lease (collectively, the “Premises”). A.R.E. Inc. subsequently assigned its interest in the Lease to Tenant. 

B. Landlord and Tenant desire to execute this Amendment to amend the Lease as more particularly set forth herein. 

AGREEMENTS 
 NOW,
THEREFORE, in consideration of the premises and mutual covenants herein contained, and for other good, fair and valuable considerations, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant agree that the terms and
provisions of the Lease are amended as follows: 
 1. Defined Terms and Related Matters. 

A. Unless otherwise defined herein, the capitalized terms used herein which are defined in the Lease shall have the meanings specified
therein. 
 B. The words “hereof,” “herein” and “hereunder” and words of similar import when used in this
Amendment with respect to this Amendment shall refer to this Amendment as a whole and not to any particular provision of this Amendment. 
 2.
Amendment. 
 Exhibit D entitled “Basic Rent Schedule” is hereby deleted in its entirety and replaced by Exhibit
D attached hereto. 
 3. In the event that any one or more of the provisions contained in this Amendment shall be determined invalid, illegal or
unenforceable in any respect for any reason, the validity, legality and enforceability of any such provision or provisions in every other respect and the remaining provisions of this Amendment shall not be impaired in any way. 

 4. When required or implied by the context used, defined terms used herein shall include the plural as well as
the singular, and vice versa. 
 5. This Amendment shall be governed by and construed in accordance with the internal laws of the State of Ohio, and to the
extent controlling, applicable federal laws of the United States of America. 
 6. This Amendment shall be binding upon and inure to the benefit of all
parties hereto and their respective successors and assigns; provided, however, that neither Tenant nor any of its respective successors or assigns may, without the prior written consent of Landlord or its respective successors or assigns, assign any
rights, powers, duties or obligations hereunder. 
 7. This Amendment may be executed in any number of counterparts and by different parties hereto on
separate counterparts, each of which when so executed shall be deemed to be an original and all of which when taken together shall constitute but one and the same instrument. 

8. This Amendment does not constitute a waiver of, or a consent to, any present or future violation of or default under, any provision of the Lease, or a
waiver of the Landlord’s rights to insist upon future compliance with each term, covenant, condition and provision of the Lease, and the Lease shall continue to be binding upon, and inure to the benefit of, the Tenant and the Landlord and their
respective successors and assigns. 
 9. Other than as set out herein the Lease shall be and remains in full force and effect. 

[Signatures begin on following page] 

 IN WITNESS WHEREOF, the parties hereto have caused this Amendment to be duly executed by their
respective authorized signatories effective as of the day and year first above written. 
  

			
	LANDLORD:
	
	 NL Ventures V Nave, L.P.,
 a Texas
limited partnership

	
	 By: NL Ventures V Nave Management, L.L.C.,

a Texas limited liability company,
 its sole General
Partner

		
	By:	 	 /s/ Peter S. Carlsen

	Name:	 	Peter S. Carlsen
	Title:	 	President

  

			
	STATE OF TEXAS	  	§
		
		  	§
	COUNTY OF DALLAS	  	§

 I, the undersigned, a notary public in and for said county in said state, hereby certify that Peter S.
Carlsen, who is the President of NL VENTURES V NAVE MANAGEMENT, L.L.C., a Texas limited liability company, has signed the foregoing instrument, and who is known to me, acknowledged before me on this day that, being informed of the contents of said
instrument, he, as President and with full authority, executed the same voluntarily for and as the act of said limited liability company. 

Given under my hand and official seal this 21st day of April, 2006. 

 

	
	 /s/ Ashley Murtaugh

	Notary Public in and for the State of Texas
	
	 Ashley Murtaugh

	Printed Name of Notary
	
	My commission expires: 8-18-08

 
			
	TENANT:
	
	 A.R.E. Accessories, LLC,
 a Delaware
limited liability company

		
	By:	 	 /s/ Dennis R Abbuhl Jr

		
	Name:	 	 Dennis R Abbuhl Jr

		
	Title:	 	 CFO

  

			
	STATE OF OHIO	  	§
		
		  	§
		
	COUNTY OF STARK	  	§

 I, the undersigned, a notary public in and for said county in said state, hereby certify that Dennis R.
Abbuhl, who is the CFO of A.R.E. Accessories, LLC, a Delaware limited liability company, has signed the foregoing instrument and who is known to me, acknowledged before me on this day that, being informed of the contents of said instrument, he/she,
as CFO and with full authority, executed the same voluntarily for and as the act of said limited liability company. 
 Given under my hand
and official seal this 20th day of April, 2006. 
  

	
	 /s/ Rebecca L. Green

	Notary Public in and for the State of Ohio
	
	 Rebecca L. Green

	Printed Name of Notary
	
	My commission expires: 8-18-09

 EXHIBIT A 

LEGAL DESCRIPTION OF LAND 

400 Nave Road, S.E. 

Massillon, Ohio 
 Known as
and being O.L. 599 and Part O.L. 598 in the Nova Technology Park as recorded in Plat Book 56, Page 20, in the City of Massillon, Stark County, Ohio, and being more fully described as follows: 

The true place of beginning being an existing iron pin at the northeast corner of O.L. 543; said parcel being 1 OWD STA 30-7.64 as recorded in
Volume 3510, Page 396; said point being on the west line of O.L. 599; 
 Thence N87°49’28”W along the north line of O.L. 543,
a distance of 6.60’ to an iron pin on the east line of Nave Road S.E.; 
 Thence N2°03’13”E along said east line of Nave
Road S.E., a distance of 293.07’ to an iron pin at the point of curvature of a curve to the right; 
 Thence on said curve with a delta
of 90°00’00, a radius of 25.00’, an arc distance of 39.27’, and a chord distance of 35.35’ bearing N47°03’13”E; 

Thence S87°56’47”E, a distance of 368.78’ to an iron pin; 

Thence on said curve with a delta of 89°57’58”, a radius of 342.90’, an arc distance of 538.42’, and a chord distance
of 484.79’ bearing S42°57’55”E to an iron pin at the point of tangency of said curve; 
 Thence continuing along the west
line of Nova Drive S.E., S2°01’11”W, a distance of 538.22’ to an iron pin; 
 Thence S75°54’31”W, a
distance of 661.28’ to an existing iron pin; said line being a 12.0090 acre tract being part of O.L. 598; 
 Thence
N14°46’13”W, a distance of 255.84’ to an existing iron pin; said line being the easterly line of O.L. 565 and O.L. 543; 

 Thence N0°21’50”W, a distance of 502.36’ to the true place of beginning of the
tract herein described containing 15.5294 acres. 

 EXHIBIT D 

BASIC RENT SCHEDULE 
 The
annual Basic Rent for the Interim Term (as prorated) and the first Lease Year of the Primary Term shall be $870,580.00 for Massillon, Ohio (the “Initial Basic Rent”). The Basic Rent for each subsequent Lease Year of the Primary Term and
the Extended Term, if any, shall increase in accordance with the following provisions. 
 Commencing on the first day of the second Lease
Year of the Primary Term and on the first day of each successive Lease Year of the Primary Term and Extended Term, if any, throughout the Primary Term and Extended Term, if any, annual Basic Rent shall be equal to the sum of (a) the amount of
annual Basic Rent applicable during the immediately prior Lease Year, and (b) an amount equal to the product derived by multiplying (i) the amount of annual Basic Rent applicable during the immediately prior Lease Year, times (ii) the
annual percentage increase in the Consumer Price Index (as defined below) that occurred during the immediately preceding calendar year (which percentage increase shall be stated as a decimal percentage). For any year in which the Consumer Price
Index that occurred during the immediately preceding calendar year is equal to zero or less, there shall be no increase in Basic Rent for that Lease Year. Notwithstanding the foregoing, in no event shall the increase in Basic Rent from one Lease
Year to the next exceed five percent (5%). For the purposes of this Lease, “Consumer Price Index” shall mean the Consumer Price Index for all Urban Consumers, U.S. City Average for all items (1982-84=100) as published by the Bureau of
Labor Statistics of the U.S. Department of Labor, or its successor, last published within ten (10) days before the end of the prior Lease Year. If the Consumer Price Index as now constituted, compiled and published shall be revised or cease to
be compiled and published during the Term, then Lessor and Lessee shall agree on some other index or comparable method by which to adjust the rental in the manner herein contemplated.

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