Document:

EX-10.3

 Exhibit 10.3 
  

 
  

LEASE AGREEMENT 
 between

 HARBOR EAST PARCEL C—COMMERCIAL, LLC 

(as Landlord) 
 and 

OLD MUTUAL BUSINESS SERVICES, INC. 

(as Tenant) 
 Dated:
September 30, 2010 
 Effective: October 1, 2010 
  

 
  

 TABLE OF CONTENTS 

 

							
	 	 	 	  	Page	 
	 1.
	 	Definitions; Recitals	  	 	1	  
	 2.
	 	Delivery of Leased Premises	  	 	9	  
	 3.
	 	Rent and Additional Charges	  	 	10	  
	 4.
	 	Common Areas	  	 	15	  
	 5.
	 	Services and Utilities	  	 	15	  
	 6.
	 	Use of Leased Premises	  	 	19	  
	 7.
	 	Care of Leased Premises	  	 	22	  
	 8.
	 	Rules and Regulations	  	 	23	  
	 9.
	 	Tenant’s Alterations	  	 	23	  
	 10.
	 	Name of Building; Tenant’s Signs	  	 	26	  
	 11.
	 	Tenant’s Insurance	  	 	27	  
	 12.
	 	Landlord’s Insurance	  	 	28	  
	 13.
	 	Damage by Fire or Other Casualty	  	 	30	  
	 14.
	 	Condemnation	  	 	33	  
	 15.
	 	Assignment and Subletting	  	 	34	  
	 16.
	 	Default Provisions	  	 	35	  
	 16A.
	 	Landlord Default Provisions	  	 	37	  
	 17.
	 	Guaranty	  	 	38	  
	 18.
	 	Bankruptcy Termination Provision	  	 	38	  
	 19.
	 	Landlord May Perform Tenant’s Obligations	  	 	39	  
	 20.
	 	Subordination/Non-Disturbance	  	 	39	  
	 21.
	 	Attornment	  	 	40	  

  
 i 

							
	 22.
	 	Quiet Enjoyment	  	 	41	  
	 23.
	 	Landlord’s Right of Access to Leased Premises	  	 	41	  
	 24.
	 	Limitation on Landlord’s Liability	  	 	42	  
	 25.
	 	Estoppel Certificates	  	 	43	  
	 26.
	 	Surrender of Leased Premises	  	 	44	  
	 27.
	 	Holding Over	  	 	44	  
	 28.
	 	Arbitration	  	 	44	  
	 29.
	 	Parking	  	 	44	  
	 30.
	 	Transfer of Landlord’s Interest	  	 	45	  
	 31.
	 	Leasing Commissions	  	 	45	  
	 32.
	 	Recordation	  	 	45	  
	 33.
	 	Commercial Purposes	  	 	46	  
	 34.
	 	General Provisions	  	 	46	  
	 35.
	 	Options to Extend Term	  	 	48	  
	 36.
	 	Contraction Option	  	 	50	  
	 37.
	 	Storage Space	  	 	51	  
	 38.
	 	Satellite Dish	  	 	52	  
	 39.
	 	Intentionally Deleted	  	 	53	  
	 40.
	 	Subject to REA	  	 	53	  
	 41.
	 	Costs of Enforcement	  	 	53	  
	 42.
	 	Rule Against Perpetuities	  	 	53	  

  
 ii 

 EXHIBITS 
  

	A	Floor Plan of Leased Premises (6th and 7th Floors) 

 

	A-1	Floor Plan of Leased Premises (Portion of 4th Floor) (to be attached) 

  

	B	Project Description 

  

	C	Specifications for Office Cleaning 

  

	D	Rules and Regulations 

  

	E	Determination of Rentable Area 

  

	F	Description of Land 

  

	G	Form of Guaranty 

  

	H	Subordination, Non-Disturbance and Attornment Agreement 

  

	I	Intentionally Omitted 

  

	J	Security 

  
 iii 

 LEASE AGREEMENT 

THIS LEASE AGREEMENT is made as of this 30th day of September, 2010, with an
effective date of October 1, 2010 (the “Effective Date”), between (i) HARBOR EAST PARCEL C – COMMERCIAL, LLC, a Maryland limited liability company (hereinafter referred to as “Landlord”), and
(ii) OLD MUTUAL BUSINESS SERVICES, INC., a Maryland corporation (hereinafter referred to as “Tenant”). 

RECITALS: 

WHEREAS, Landlord and OM Financial Life Insurance Company (successor to Fidelity and Guaranty Life Insurance Company (“Original
Tenant”)) are parties to that certain Lease Agreement dated June 20, 2000, as amended by that certain First Amendment to Lease dated July 25, 2001 (the “Original Lease”), pursuant to which Landlord leased to Original Tenant
those premises consisting of the sixth and seventh floors (the “Existing Premises”) in the office building having an address of 1001 Fleet Street, Baltimore, Maryland 21202 (the “Building”) and as more particularly set forth in
the Original Lease; 
 WHEREAS, Original Tenant assigned all of its interest in and to the Original Lease to Tenant;

 WHEREAS, the term of the Original Lease expires on September 30, 2010; 

WHEREAS, the parties desire to enter into this Lease for the purpose of setting forth their entire agreement with respect to the lease
from and after the Effective Date of the Existing Premises as well as certain additional premises on the fourth floor of the Building. 

NOW, THEREFORE, in consideration of the foregoing recitals and for other good and valuable consideration, the receipt and sufficiency
of which are hereby acknowledged, Landlord and Tenant agree as follows: 
 1. Definitions; Recitals. 

(a) General Interpretive Principles. For purposes of this Lease, except as otherwise expressly provided or unless the context otherwise
requires, (i) the terms defined in this Section have the meanings assigned to them in this Section and include the plural as well as the singular, and the use of any gender herein shall be deemed to include the other genders;
(ii) accounting terms not otherwise defined herein have the meanings assigned to them in accordance with generally accepted accounting principles; (iii) references herein to “Sections,” “subsections,”
“paragraphs” and other subdivisions without reference to a document are to designated Sections, subsections, paragraphs and other subdivisions of this Lease; (iv) a reference to a subsection without further reference to a Section is a
reference to such subsection as contained in the same Section in which the reference appears, and this rule shall also apply to paragraphs and other subdivisions; (v) the words “herein,” “hereof,” “hereunder” and
other words of similar import refer to this Lease as a whole and not to any particular provision; and (vi) the word “including” means “including, but not limited to.” 

 (b) Definitions. As used in this Lease the following words and phrases shall have the
meanings indicated: 
 Additional Charges: All amounts payable by Tenant to Landlord under this Lease other than Basic Rent. All
Additional Charges shall be deemed to be additional rent and all remedies applicable to the non-payment of Basic Rent shall be applicable thereto. 

Additional Insureds: Any Mortgagee of the Land or the Building, or both, Landlord’s management agent for the Building and, if
Landlord is a lessee of the Land or the Building, or both, the fee owner. 
 Affiliate: When used with respect to a Person, any
corporation, partnership, joint venture, trust or individual controlled by, under common control with, or which controls such Person (the term “control” for these purposes shall mean the ability, whether by the ownership of shares or other
equity interests, by contract or otherwise, to elect a majority of the directors of a corporation, to make management decisions on behalf of, or independently to select the managing partner of, a partnership, or otherwise to have the power
independently to remove and then select a majority of those individuals exercising managerial authority over an entity, and control shall be conclusively presumed in the case of the ownership of fifty (50%) or more of the equity interests).

 Alterations: Any alterations, installations, improvements, additions, renovations or physical changes to the Leased Premises
(other than Building Standard Work) made by or on behalf of Tenant or any Person claiming through or under Tenant before or after the Lease Commencement Date. 

Base Building: The Building constructed on the Land by Landlord in accordance with plans and specification prepared by Landlord’s
architect, in its current “as-is” condition. 
 Base Year: Calendar year 2010. 

Base Year for Real Estate Taxes: July 1, 2010 to June 30, 2011. 

  
 2 

 Basic Rent: For each Lease Year, an amount equal to the product obtained by multiplying
the then-applicable Rentable Area by the Rent per Square Foot for such Lease Year. Basic Rent for the Existing Premises shall be as follows: 

EXISTING PREMISES BASIC RENT 
  

													
	 Lease Year
	  	Rate Per Sq. Ft.	 	  	Annual Base Rent	 	 	Monthly Base Rent	 
	 10/1/2010 – 9/30/2011
	  	$	29.00	  	  	$	1,666,630.00	  	 	$	138,885.83	  
	 10/1/2011 – 9/30/2012
	  	$	29.00	  	  	$	1,666,630.00	  	 	$	138,885.83	  
	 10/1/2012 – 9/30/2013
	  	$	29.87	  	  	$	1,716,628.90	  	 	$	143,052.41	  
	 10/1/2013 – 9/30/2014
	  	$	30.77	  	  	$	1,768,315.90	  	 	$	147,362.66	  
	 10/1/2014 – 9/30/2015
	  	$	31.69	  	  	$	1,821,224.30	  	 	$	151,768.69	  
	 10/1/2015 – 9/30/2016
	  	$	32.64	  	  	$	1,875,820.80	  	 	$	156,318.40	  
	 10/1/2016 – 9/30/2017
	  	$	33.62	  	  	$	1,932,141.40	  	 	$	161,011.78	  
	 10/1/2017 – 9/30/2018
	  	$	34.63	  	  	$	1,990,186.10	  	 	$	165,848.84	  
	 10/1/2018 – 9/30/2019
	  	$	35.67	  	  	$	2,049,954.90	  	 	$	170,829.57	  
	 10/1/2019 – 9/30/2020
	  	$	36.74	  	  	$	2,111,447.80	  	 	$	175,953.98	  
	 10/1/2020 – 5/31/2021
	  	$	37.84	  	  	$
 $
  
	2,174,664.80
 1,449,776.48

(8 months
	  
  

) 
	 	$	181,222.06	  

 Basic Rent for the 4th Floor Space shall commence as of the date the 4th Floor Space becomes part of the Leased Premises in
accordance with Section 2 hereof, which date the parties anticipate will be June 1, 2011. 
 Building: The office building
located on the Land, which has a mailing address of 1001 Fleet Street, Baltimore, Maryland 21202. 
 Building Rentable Area: The
total net rentable area in the Building, as determined by Landlord’s architect from the architectural plans for the Building, without field measurement, in accordance with the provisions of Exhibit E to this Lease is two hundred seven thousand
two hundred thirty-two (207,232) square feet. 
 Business Days: All days except Saturdays, Sundays and Legal Holidays. 

Common Areas: All areas, spaces and improvements within the Building and on the Land which are provided by Landlord, without a
separate charge, for the non-exclusive convenience and use of the tenants of the Building and their agents, employees and invitees, including public elevators, lobbies, corridors, escalators, stairways and
stairwells, public restrooms and comfort stations, truck loading areas and entrances and exits designated by Landlord for ingress and egress. 

Default Interest Rate: A fluctuating rate per annum equal to the lesser of (i) the sum of (x) the prime rate of Bank of
America, N.A. (or similar commercial bank if Bank of America, N.A. ceases to exist), said prime rate to change from time to time as and when the change is announced as being effective, and (y) three percent (3%), or (ii) the maximum rate
of interest chargeable under applicable law, if any, with respect to the applicable payment. 
 Event of Default: Any of the events
set forth in Section 16(a) as an event of default. 

  
 3 

 Floor: A floor of the Building located above the foundation slab or above a below-grade
area which is designated as a cellar or a basement. The term “Floor” preceded by a number shall mean the indicated floor of the Building. 

Initial After-Hours HVAC Rate: Sixty-Five Dollars ($65) per hour per Floor for the first Lease Year. 

Insurance Requirements: The usual and customary provisions and requirements of all policies of fire, property damage and liability
insurance from time to time maintained by Landlord, and all rules and regulations promulgated by any Board of Fire Insurance Underwriters or fire insurance rating organization, applicable from time to time to the Building, the Land or the Parking
Facilities. 
 Land: The parcel of real property described in Exhibit F to this Lease. 

Landlord: The landlord named herein and any subsequent owner or lessee, from time to time, of Landlord’s interest in the Land
and/or the Building during the period of such owner’s or lessee’s ownership. 
 Landlord’s Notice Address: c/o
H&S Properties Development Corp., 650 South Exeter Street, Suite 200, Baltimore, Maryland 21202, Attention: George Philippou, Esquire. 

Lease: This Lease Agreement, as amended from time to time, and all Exhibits, Riders and Addenda attached hereto. 

Lease Commencement Date: October 1, 2010. 

Lease Year: The period commencing on the Lease Commencement Date and ending on the last day of the month which completes twelve
(12) full calendar months after the Lease Commencement Date, and each twelve (12) month period thereafter commencing on the first day after the end of the immediately preceding Lease Year, except that the last Lease Year shall end on the
last day of the Term. 
 Leased Premises: The entire sixth (6th) and seventh (7th) Floors of the Building, and designated
as Suites 600 and 700 and outlined on the floor plan attached as Exhibit A to this Lease. Subject to Section 2, as of June 1, 2011, the Leased Premises shall also include a portion of the fourth (4th) Floor of the Building as shown on
the floor plan to be attached as Exhibit A-1. 
 Leasehold Estate: Tenant’s interest in the Leased Premises pursuant to
this Lease. 
 Leasing Broker: Chesapeake Real Estate Group, LLC. 

  
 4 

 Legal Holidays: New Years Day, Independence Day, Labor Day, Thanksgiving Day, Christmas
Day, the days on which Martin Luther King’s Birthday, President’s Day, Memorial Day, Columbus Day and Veterans Day are observed and those holidays designated by an Executive Order of the President of the United States or by Act of
Congress. 
 Legal Requirements: All laws, statutes, ordinances, orders, rules, regulations and requirements, including all
mandatory energy conservation requirements applicable to the Building, of all federal, state and municipal governments, and the appropriate agencies, officers, departments, boards and commissions thereof, whether now or hereafter in force,
applicable to the Land, the Building, the Parking Facilities and the Leased Premises, or any part thereof; all applicable local, State and Federal laws and regulations relating to the use on, storage in, and the removal from, the Land and/or the
Building of hazardous or toxic material, petro-chemical products or asbestos or products containing asbestos; and all covenants, conditions and restrictions of record affecting the use or occupancy of the Building. 

Material Change: A material change in Tenant’s business plan or climate such as (i) the sale of all or a material portion of
Tenant, (ii) a change in control of Tenant, (iii) a significant downsizing of Tenant’s workforce to less than one hundred thirty (130) people for two (2) consecutive calendar quarters, (iv) a relocation of Tenant’s
headquarters to outside the State of Maryland, or (v) a material reorganization of one or more of the product lines of Tenant. 

Mortgage: Any mortgage, deed of trust or other security instrument of record creating an interest in or affecting title to the Land or
the Building, or both, or any part thereof, including a leasehold mortgage or subleasehold mortgage, and any and all renewals, modifications, consolidations or extensions of any such instrument; Mortgagee shall mean the holder or beneficiary of any
Mortgage. 
 Operating Expenses: The aggregate of all reasonable and customary costs and expenses incurred on an accrual basis by
Landlord in connection with the management, operation, maintenance, repair, cleaning, safety and administration of the Leased Premises, the Building, the Land, the Parking Facilities, and the common areas of the Project, including employees’
wages, salaries, welfare and pension benefits and other fringe benefits; payroll taxes; Real Estate Taxes (but only to the extent of the amount of increases in Real Estate Taxes over the Real Estate Taxes paid in the Base Year for Real Estate
Taxes); telephone service; painting of Common Areas; exterminating service; detection and security services; sewer rents and charges; premiums for fire and casualty, liability, rent, workmen’s compensation, sprinkler, water damage and other
insurance; repairs and maintenance; building supplies; uniforms and dry cleaning; snow removal; the total cost (including all capacity, energy and usage charges) of obtaining and providing electricity or heating and cooling and life safety power
generation from Trigen-Inner Harbor East LLC (or any successor entity, including, without limitation, Veolia Energy Inner Harbor East, LLC) or any other electricity or utility provider and the cost of obtaining and providing water and other public
utilities to the Common Areas; trash removal; janitorial and cleaning supplies; cleaning and janitorial services; landscaping maintenance; window cleaning; service contracts for the maintenance of elevators, boilers, HVAC and other mechanical,

  
 5 

 
plumbing and electrical equipment; fees for all licenses and permits required for the ownership and operation of the Land, the Building and the Parking Facilities; business license fees and
taxes, including those based on Landlord’s rental revenue from the Building (but not including federal, state or local income taxes); sales and use taxes payable in connection with tangible personal property and services purchased for the
management, operation, maintenance, repair, cleaning, safety and administration of the Land, the Building and the Parking Facilities; accounting fees relating to the determination of Operating Expenses and Operating Expense increases and the
preparation of statements required by tenants’ leases; management fees, whether or not paid to any Person having an interest in or under common ownership with Landlord; fees paid in connection with the challenge of any proposed assessment which
would result in an increase in the Real Estate Taxes; purchase and installation of indoor plants in the Common Areas; purchase and installation of additional landscaping not included in the original landscaping plan for the Building and replacement
or substitute landscaping; and all other expenses now or hereafter reasonably and customarily incurred in connection with the operation, maintenance, and management of comparable office buildings in the Baltimore, Maryland metropolitan area. If
Landlord makes an expenditure for a capital improvement to the Land, the Building or the Parking Facilities, whether by installing energy conservation or labor-saving devices either to (a) reduce Operating Expenses or (b) comply with Legal
Requirements that become effective after the date hereof, and if, under generally accepted accounting principles, such expenditure is not a current expense, then, the cost thereof shall be amortized over a period equal to the useful life of such
repair, determined in accordance with generally accepted accounting principles, and the amortized cost allocated to each calendar year during the Term, together with an interest amount calculated on the unamortized portion thereof using the
then-current prime interest rate of Bank of America, N.A., shall be treated as an Operating Expense. The cost of all repairs required to maintain the Building as a first-class office building, other than those related to structural or building
systems, shall be treated as an Operating Expense even if the cost would otherwise be classified as a capital expenditure under generally accepted accounting principles provided, however, that the cost thereof shall be amortized over a period equal
to the useful life of such improvement, determined in accordance with generally accepted accounting principles, and the amortized cost allocated to each calendar year during the Term, together with an interest amount calculated on the unamortized
portion thereof using the then-current prime interest rate of Bank of America, N.A. Refunds of Real Estate Taxes (reduced by Landlord’s reasonable expenses in obtaining such refunds), amounts payable by tenants of the Building for after-hours
heating or air-conditioning and for excess electrical usage, recoveries of expenses and other separate charges made to tenants of the Building for special services and (to the extent that Operating Expenses include the cost of any repair or
reconstruction work) the amount of any insurance recoveries (net of the costs of collection), all determined on an accrual basis, shall be credited against Operating Expenses in computing the amount thereof. Operating Expenses shall not include
financing or mortgage costs; depreciation expense; advertising for vacant space or building promotion; leasing commissions; executive salaries; the cost of tenant improvements; ground rent; legal fees for leasing vacant space in the Building or
enforcing Landlord’s rights under leases with tenants for space in the Building; the cost of capital improvements, except to the extent expressly permitted above; or, utility charges for providing utilities to tenants in the Building (it being
understood that Tenant’s rent payable hereunder is 

  
 6 

 
“net of utilities”). Notwithstanding the above, beginning in Calendar year 2012, Landlord shall cap the aggregate increase on Landlord’s controllable Operating Expenses, which
shall herein mean all Operating Expenses except for Real Property Taxes, Common Area utilities, insurance, snow and ice removal, security services, and wages and benefits, at a maximum of one hundred five percent (105%) over the previous
Calendar Year. 
 Operating Expenses are subject to adjustment as provided in Section 3(d). 

Operating Expense Increase: As defined in Section 3(b). 

Original Lease Commencement Date: September 7, 2000. 

Parking Facilities: The above grade parking structure located in the Building. Subject to the provisions of this Lease, Tenant shall
be provided with forty (40) spaces (the “Parking Spaces”) in the Parking Facilities. 
 Peer Group Buildings:
First-class, Class A office buildings in downtown Baltimore of comparable age, quality and location as the Building. 
 Person:
A natural person, a partnership, a corporation and any other form of business or legal association or entity. 
 Project: That
certain project located in Baltimore City, Maryland known as Harbor East more particularly shown on Exhibit B attached hereto, of which the Building and the Land are a part, which Project includes commercial, residential and hotel uses. 

Real Estate Taxes: All taxes, assessments, vault rentals, and other charges, if any, general, special or otherwise, including all
assessments for schools, public betterments and general or local improvements, including without limitation the Waterfront Partnership Special Benefit District tax, levied or assessed upon or with respect to the ownership of and/or all other taxable
interests in the Building and the Land imposed by any public or quasi-public authority having jurisdiction and personal property taxes levied or assessed on Landlord’s personal property used in connection with the management, operation,
maintenance, repair, cleaning, safety and administration of the Land and the Building. Real Estate Taxes shall not include any federal or state estate or inheritance taxes or taxes on income, rent taxes, business license fees and arena, business
improvement district or similar taxes. A tax bill or true copy thereof, together with any explanatory or detailed statement of the area or property covered thereby, submitted by Landlord to Tenant shall be conclusive evidence of the amount of taxes
assessed or levied, as well as of the items taxed. If any real property tax or assessment levied against the land, buildings or improvements covered thereby or the rents reserved therefrom shall be evidenced by improvement or other bonds, or in
other form, which may be paid in annual installments only the amount paid or payable in any calendar year, including the interest, if any, thereon, shall be included as Real Estate Taxes for that calendar year. 

  
 7 

 Rent per Square Foot: Twenty-Nine Dollars ($29.00) per square foot of Rentable Area
during each of the first and second Lease Years. For each Lease Year (or part of a Lease Year) thereafter during the Term, the Rent per Square Foot shall be an amount equal to one hundred three percent (103%) of the Rent per Square Foot for the
immediately preceding Lease Year. 
 Rentable Area: The net rentable area of the Leased Premises comprised of the entire sixth (6th) and seventh (7th) Floors is fifty-seven thousand four hundred seventy (57,470) square feet. Subject to Section 2, as of
June 1, 2011, the Rentable Area shall increase to include a portion of the fourth (4th) Floor consisting of approximately six thousand Four Hundred Fifty-Seven (6,457) square feet.
As soon as possible following the Effective Date, Landlord’s architect shall determine the exact square footage of the 4th Floor Space, without field measurement, in accordance with the provisions of Exhibit E, at which time the parties
agree to enter into an amendment to this Lease to (i) set forth the Rentable Area of the 4th Floor Space, (ii) include a chart showing the Basic Rent for the Leased Premises (including the 4th Floor Space), (iii) attach Exhibit
A-1, (iv) attach a revised Exhibit E, and (iv) amend Section 5(a)(1) to include the percent of the electricity and Trigen Charges costs with respect to the 4th Floor that will be billed to Tenant. 

Rules and Regulations: The rules and regulations attached as Exhibit D to this Lease as modified from time to time by Landlord
pursuant to Section 8. 
 Security Deposit: None. 

Taking: A taking of property, or any interest therein or right appurtenant or accruing thereto, by condemnation or eminent domain or
by action or proceedings, or agreement in lieu thereof, pursuant to governmental authority. 
 Tenant: The tenant named herein and
any permitted assignee under Section 15. 
 Tenant’s Associates: Tenant’s subtenants, agents, employees, invitees,
licensees, customers and clients, and guests or contractors of any of the foregoing. 
 Tenant’s Notice and Billing Address:
Old Mutual Business Services, Inc., 1001 Fleet Street, Suite 600, Baltimore, Maryland 21202, Attention: General Counsel. 

Tenant’s Personal Property: All furniture, furnishings, business machines, equipment and other moveable property installed in the
Leased Premises by, or at the expense of, Tenant and not affixed to the Land or the Building. 
 Tenant’s Proportionate Share:
The percentage (rounded off to two decimal points) used to determine the amount of certain expenses to be borne by Tenant as provided herein. The parties acknowledge that (i) the Building is used for both commercial and retail uses, and
(ii) the Building, of which the Leased Premises is a part, is operated in conjunction with the other buildings and common areas comprising the Project, and that some, but not all Operating Expenses are shared so that different expense items may
apply to less than all of the Building and/or the Project, as applicable. Accordingly, “Tenant’s Proportionate Share” 

  
 8 

 
shall be equal to a fraction, the numerator of which shall be the then-applicable Rentable Area of the Leased Premises and the denominator of which shall be the rentable area in that portion of
the Project or the Building, as applicable, (whether leased or occupied or not) as to which the expense element applies, as determined by Landlord in good faith in accordance with reasonable commercial leasing and property management practices. 

Term: The period commencing on the Lease Commencement Date and ending on May 31, 2021, but in any event the Term shall end on any
date when this Lease is sooner terminated. 
 Unavoidable Delays: Delays caused by strikes, acts of God, lockouts, labor
difficulties, riots, explosions, sabotage, accidents, shortages or inability to obtain labor or materials, Legal Requirements, governmental restrictions, enemy action, civil commotion, fire or other casualty or similar causes beyond the reasonable
control of Landlord or Tenant. 
 (c) The Recitals set forth above are hereby incorporated by reference and made a part of this Lease as if
fully stated herein. 
 2. Delivery of Leased Premises. 

(a) On the Lease Commencement Date, Tenant shall continue to lease the portion of the Leased Premises consisting of the Existing Premises in
its current “as is” condition. 
 (b) As of the date hereof, the portion of the Leased Premises located on the fourth floor, which
is identified on Exhibit A-1 (the “4th Floor Space”), is leased to another tenant in the Building (the “Existing 4th
Floor Tenant”). Notwithstanding any other provision in this Lease to the contrary, Landlord and Tenant expressly acknowledge and agree that delivery of the 4th Floor Space is contingent
on the termination of the existing lease with respect to the 4th Floor Space (the “4th Floor Space Termination Agreement”),
and Landlord shall have no obligation to deliver such 4th Floor Space unless such existing lease is terminated. 

(c) Landlord shall use commercially reasonable efforts to obtain the 4th Floor Space Termination Agreement as soon as possible after the date
hereof, which agreement will permit Landlord to deliver the 4th Floor Space to Tenant on June 1, 2011. If Landlord is unable to obtain the
4th Floor Space Termination Agreement on or before December 1, 2010, then Tenant may negotiate with the Existing 4th Floor Tenant to enter
into an assignment or sublease pursuant to which Tenant will have the right to occupy and use the 4th Floor Space. If Tenant enters into such assignment or sublease before Landlord obtains the 4th Floor Space Termination Agreement, then the 4th Floor Space shall not be part of the Leased Premises until the expiration of any such assignment
or sublease. 

  
 9 

 (d) Upon Landlord’s delivery of the 4th
Floor Space to Tenant (which delivery shall not occur before June 1, 2011), Tenant shall accept the 4th Floor Space in its then-current “as-is” condition, and the 4th Floor Space shall become part of the Leased Premises hereunder. If Landlord is unable to deliver the 4th Floor Space to Tenant on June 1,
2011, but is able to do so after that date, then, subject to the remaining provisions of this Section 2, the 4th Floor Space shall become part of the Leased Premises on the date of such
delivery. 
 (e) Notwithstanding anything to the contrary in this Lease, the 4th Floor
Space shall not be part of the Leased Premises for any purpose whatsoever until such time, if at all, as Landlord delivers the 4th Floor Space to Tenant. 

3. Rent and Additional Charges. 

(a) Payment of Rent and Additional Charges. Tenant shall pay the Basic Rent for each Lease Year in equal monthly installments
commencing on the Lease Commencement Date and thereafter on the first day of each month (or part of a month) during the Term. For clarification, the Basic Rent due and all other calculations based on Rentable Area, as of the Lease Commencement Date,
shall be based on a Rentable Area of fifty-seven thousand four hundred seventy (57,470) square feet and, subject to Section 2 hereof, from and after June 1, 2011, shall be based on the Rentable Area of the entire sixth (6th) and seventh (7th) Floors and a portion of the fourth (4th) Floor, unless the
same is further modified pursuant to terms of this Lease. The Basic Rent and all Additional Charges shall be paid promptly when due, in lawful money of the United States, without notice or demand and without deduction, diminution, abatement,
counterclaim or setoff of any amount or for any reason whatsoever, except as otherwise expressly provided in subsection (b) and in Sections 13(b) and 14(a), to Landlord at Landlord’s Notice Address or at such other address or to such other
Person (including a successor to Landlord’s interest in the Building) as Landlord may from time to time designate. If Tenant makes any payment to Landlord by check, such payment shall be by check of Tenant and Landlord shall not be required to
accept the check of any other Person, and any check received by Landlord shall be deemed received subject to collection. If any check is mailed by Tenant, Tenant shall post such check in sufficient time prior to the date when payment is due so that
such check will be received by Landlord on or before the date when payment is due. Tenant shall assume the risk of lateness or failure of delivery of the mails, and no lateness or failure of the mails will excuse Tenant from its obligation to make
the payment in question when required under this Lease. If, during the Term, Landlord receives two or more checks from Tenant which are returned by Tenant’s bank for insufficient funds or are otherwise returned unpaid, Tenant agrees that all
checks thereafter shall be either bank, certified or cashiers’ checks. All bank service charges resulting from any bad checks shall be borne by Tenant. The rent reserved under this Lease shall be the total of all Basic Rent and Additional
Charges, increased and adjusted as elsewhere herein provided, payable during the entire Term and, accordingly, the methods of payment provided for herein, namely, annual and monthly rental payments, are for convenience only and are made on account
of the total rent reserved hereunder. Notwithstanding any other provision of this Lease to the contrary, neither Basic Rent nor Tenant’s Proportionate Share of Operating Expense Increase (as hereinafter defined) shall include the cost of
utilities provided directly to or serving the Leased Premises, the cost of which Tenant shall pay directly to the applicable utility provider or Landlord, as applicable. 

  
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 (b) Payment of Operating Expenses. Commencing with the 2011 calendar year, Tenant shall
pay as Additional Charges Tenant’s Proportionate Share of any increase in Operating Expenses over the Operating Expenses due in the Base Year for each calendar year (the “Operating Expense Increase”). 

(i) Landlord shall make a reasonable estimate of Tenant’s Proportionate Share of Operating Expense Increase for each calendar year after
the Base Year (based on the projected increase in Real Estate Taxes payable over the Base Year for Real Estate Taxes to be included in such calendar year, the other Operating Expenses for the preceding calendar year and anticipated increases in
other Operating Expenses for the current calendar year). Tenant shall pay to Landlord a properly pro-rated share of the estimated amount of Tenant’s Proportionate Share of Operating Expense Increases for each calendar year on the first day of
each month in advance, beginning on the first day of the first calendar year after the Base Year. 
 (ii) If Landlord’s estimate of
Tenant’s Proportionate Share of Operating Expense Increase for any calendar year is not received by Tenant on or before January 1 of the calendar year, Tenant shall continue to pay the monthly installments of Tenant’s Operating
Expense Increase at the rate established for the immediately preceding calendar year until Tenant receives a new estimate for the calendar year. Within thirty (30) days after receipt of a new estimate of Tenant’s Proportionate Share of
Operating Expense Increase for the calendar year, Tenant shall pay to Landlord in a lump sum the arrearages in the monthly estimates for each month in the calendar year before receipt of the estimate, if any, and shall pay the remaining monthly
installments for the calendar year on the first day of each month in advance during the balance of the calendar year. 
 (iii) Within one
hundred twenty (120) days after the end of each calendar year, including the Base Year, Landlord shall submit to Tenant an itemized statement prepared by Landlord (the “Annual Operating Expense Statement”) setting forth in
reasonable detail the Operating Expenses for such calendar year and the amount (if any) of Tenant’s Proportionate Share of Operating Expense Increase for such calendar year. If Tenant’s Proportionate Share of Operating Expense Increase so
stated is more than the amount (if any) theretofore paid by Tenant for Operating Expense Increase based on Landlord’s estimate for the calendar year, Tenant shall pay to Landlord the deficiency after the submission of the Annual Operating
Expense Statement. Such payment shall be made with the next payment of Basic Rent due at least thirty (30) days after receipt by Tenant of all such information. If Tenant’s Proportionate Share of Operating Expense Increase so stated is
less than the amount (if any) theretofore paid by Tenant for Operating Expense Increase based on Landlord’s estimate for the calendar year, Landlord shall credit the excess against the next monthly installment of Basic Rent thereafter payable
by Tenant under this Lease, except that Landlord shall refund the excess (if any) for the calendar year within which the last Lease Year ends to Tenant within fifteen (15) days after submission of the Annual Operating Expense Statement for such
calendar year. 

  
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 (iv) If the Lease Commencement Date shall not coincide with the beginning of a calendar year,
the amount of Operating Expenses payable for the initial calendar year shall be pro-rated on a daily basis between Landlord and Tenant based on the number of days in the initial calendar year occurring on and after the Lease Commencement Date. If
the last day of the Term shall not coincide with the end of a calendar year, the amount of Operating Expenses payable for the calendar year in which the last day of the Term occurs shall be pro-rated on a daily basis between Landlord and Tenant
based on the number of days in which this Lease is in effect. Tenant’s obligation under this subsection to pay Operating Expense increases and Landlord’s obligation to reimburse Tenant for an overpayment of Operating Expenses shall survive
the expiration of the Term or the earlier termination of this Lease. 
 (c) Tenant’s Right to Audit the Annual Operating Expense
Statement. Tenant shall have the right to audit Landlord’s books and records with respect to the Annual Operating Expense Statement for any calendar year at any time within one hundred twenty (120) days after Tenant receives such
Annual Operating Expense Statement. Tenant shall have the right to audit no more than one (1) time in any calendar year. The cost of any such audit shall be paid by Tenant, except that, if it is determined on the basis of such audit (or if, in
accordance with the following provisions, it is otherwise ultimately determined) that the amount of Tenant’s Proportionate Share of Operating Expense Increase for the calendar year in question was overstated by more than five percent (5%), then
the cost of the audit shall be paid by Landlord and Landlord shall pay to Tenant any overpayment as set forth below, together with interest at the prime rate of Bank of America, N.A. from the date of Tenant’s payment. Landlord shall pay to
Tenant any overpayment of Tenant’s Proportionate Share of Operating Expense Increase for the calendar year in question within thirty (30) days after the amount of the overpayment has been established by the audit. If Tenant fails to
exercise its right of audit within the one hundred twenty (120) day period, the amount of Tenant’s Proportionate Share of Operating Expense Increase for the calendar year shall be conclusively established as the amount set forth in the
Annual Operating Expense Statement for such calendar year delivered by Landlord to Tenant pursuant to subsection (b). If, however, Tenant timely exercises its right of audit, the amount of Tenant’s Proportionate Share of Operating Expense
Increase for such calendar year shall be conclusively established as the amount determined as a result of such audit unless, within ninety (90) days after receipt of a report of the same from the auditors selected by Tenant, Landlord, at its
expense, shall contest the amount thereof, in which event the amount of Tenant’s Proportionate Share of Operating Expense Increase shall be conclusively established by an arbitration proceeding conducted pursuant to Section 28. 

(d) Gross Up of Operating Expenses. 

(i) If the average occupancy level of the Building for any calendar year (including the Base Year) is less than ninety-five percent (95%),
the Operating Expenses for such calendar year (excluding Real Estate Taxes) shall be increased by the additional Operating Expenses (excluding Real Estate Taxes), as reasonably estimated by Landlord, that would have been incurred by Landlord in
providing the same services provided to Tenant (and included in Operating Expenses) if the average occupancy level of the Building for the calendar year had been ninety-five percent (95%). For purposes of the preceding sentence, the “average
occupancy level of the Building” for any calendar year shall be the arithmetic average of the Building Rentable Area occupied by tenants on the first day of each month during the calendar year. 

  
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 (ii) If during any real estate tax year (including the Base Year for Real Estate Taxes), the
Building is subject to any real estate tax abatements or credits (for example, because it lies within an enterprise zone), then Real Estate Taxes for such real estate tax years (including the Base Year for Real Estate Taxes, if applicable) shall be
increased by the additional Real Estate Taxes, as reasonably estimated by Landlord, that would have been assessed but for such real estate tax abatements or credits. 

(e) Interest. If Tenant fails to make any payment of Basic Rent or Additional Charges within ten (10) days after the due date
thereof, interest shall accrue on the unpaid portion thereof from the due date at the Default Interest Rate, and shall be payable on demand. 

(f) Accord and Satisfaction. No payment by Tenant or receipt by Landlord of any lesser amount than the amount stipulated to be paid
hereunder shall be deemed other than on account of the earliest stipulated Basic Rent or Additional Charges nor shall any endorsement or statement on any check or letter be deemed an accord and satisfaction, and Landlord may accept any check or
payment without prejudice to Landlord’s right to recover the balance due or to pursue any other remedy available to Landlord. 
 (g)
Late Payment Charge. If Tenant fails to pay any Basic Rent or Additional Charges within ten (10) days after the same become due, Tenant shall also pay to Landlord on demand a late payment service charge (to cover Landlord’s
administrative and overhead expenses of processing late payments and not to be a penalty) equal to the greater of One Hundred Dollars ($100) or five percent (5%) of such unpaid sum; provided, however, that if the late payment was due to a bank
error, Tenant shall not be liable for the late payment service charge. Such payment shall not excuse the untimely payment of rent, nor the obligation to pay interest thereon. 

(h) Adjustment of Basic Rent for Increases in Rent per Square Foot. Whenever there is a change in the Rent per Square Foot during a
Lease Year pursuant to any of the provisions of this Lease, the Basic Rent for the Lease Year in which the change occurs shall be adjusted as of the date on which the change becomes effective so that the Basic Rent for the period before the change
becomes effective shall be determined by the Rent per Square Foot in effect immediately before the change and the Basic Rent for the period after the change becomes effective shall be determined by the new Rent per Square Foot in effect immediately
after the change. Tenant shall continue to pay the Basic Rent at the monthly amount in effect immediately before the change becomes effective until notified by Landlord of an increase in the Basic Rent resulting from the increase in the Rent per
Square Foot. Within thirty (30) days after receipt of a notice from Landlord of the increase in the Basic Rent resulting from the increase in the Rent per Square Foot, Tenant shall pay to Landlord, in a lump sum, an amount equal to the
difference between (i) the Basic Rent, adjusted to reflect the increase in the Rent per Square Foot, for the period beginning on the date on which the increase in the Rent per Square Foot became effective and ending on the first day of the
month in which Tenant receives Landlord’s notice of the increase, and (ii) the Basic Rent previously paid by Tenant to Landlord for the same period. 

  
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 (i) No Setoff. Except as otherwise provided herein, Tenant shall not have the right to
setoff or deduct any amount allegedly owed by Landlord to Tenant under this Lease from any of the Basic Rent or Additional Charges payable by Tenant under this Lease. Tenant’s sole remedy with respect to any claim against Landlord shall be to
commence an independent legal action against Landlord. 
 (j) Early Termination Right. Notwithstanding anything in this Lease to the
contrary, in the event of a Material Change, Tenant shall have (i) a one-time option to terminate this Lease (the “First Termination Option”) effective on April 30, 2014 (the “First Termination Effective
Date”), and (ii) a one-time option to terminate this Lease (the “Second Termination Option” and, together with the First Termination Option, the “Termination Option”) effective on September 30,
2018 (the “Second Termination Effective Date” and, together with the First Termination Effective Date, the “Termination Effective Date”), provided that in either instance (i) Tenant shall have given Landlord
not less than thirty (30) days written notice of Tenant’s exercise of such Termination Option (the “Termination Notice”), and (ii) Tenant shall have paid to Landlord the Termination Fee (as defined below). Landlord
shall notify Tenant of the amount of the Termination Fee within fifteen (15) days of Landlord’s receipt of the Termination Notice and the Termination Fee shall be due and payable (i) one-half (1/2) within fifteen (15) days
after Landlord delivers to Tenant a statement of the Termination Fee, and (ii) one-half (1/2) by the Termination Effective Date. The failure of Tenant to make any payment of the Termination Fee as and when due shall render Tenant’s
election to terminate this Lease pursuant to this subsection void. The “Termination Fee” shall equal the sum of (A) the unamortized amount of Landlord’s transaction costs, including, without limitation, any brokerage and
leasing commissions paid by Landlord and Landlord’s reasonable attorneys’ fees and expenses, as amortized over a ten (10) year period, at an interest rate of eight percent (8%) (the “Leasing Costs”), plus (B) an
amount equal to the then-applicable Basic Rent and Additional Charges multiplied by twelve (12) less the number of months notice given by Tenant. For example, if Tenant provides six (6) months notice of its election to exercise the
Termination Option, then the amount of the Termination Fee would be the Leasing Costs plus an amount equal to six (6) months (12-6) of the then-applicable Basic Rent and Additional Charges. Any disputes with respect to the Termination Fee shall
not delay the payment of the Termination Fee but shall ultimately be resolved, upon written request of either party, by arbitration under Section 28 hereof. In the event Tenant prevails in such arbitration, Landlord shall pay to Tenant any
over-payment of the Termination Fee within thirty (30) days after the determination by the arbiter. If Tenant shall effectively exercise the Termination Option as set forth in this Section 3(j), Tenant shall surrender to Landlord the
Leased Premises as of the Termination Effective Date in the condition required hereunder. Tenant’s failure to timely surrender the Leased Premises to Landlord upon the Termination Effective Date shall subject Tenant to the holdover provisions
of Section 27. No later than October 1, 2011, Landlord shall notify Tenant of Landlord’s total transaction costs incurred in connection with this Lease, including a reasonable itemization thereof. 

  
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 4. Common Areas. 

(a) Throughout the Term, Tenant and Tenant’s Associates shall have the non-exclusive right, in common with others, to use the Common
Areas. Landlord shall have the right at any time, without Tenant’s consent, (i) to change the arrangement or location of entrances, passageways, doors, doorways, corridors, stairs or other public portions of the Land, the Building and the
Parking Facilities, provided any such change does not unreasonably obstruct Tenant’s access to the Leased Premises or the Parking Facilities; (ii) to grant to any Person an exclusive right to conduct a particular business or undertaking in
the Building that is not inconsistent with Tenant’s permitted use of the Leased Premises; (iii) to use and/or lease the roof of the Building and the Common Areas for any purposes not inconsistent with the terms of this Lease; (iv) to
subdivide the Land or to combine the Land with other adjoining real property; (v) to add additional floors to the Building and the Parking Facilities, to erect additional buildings on the Land and to erect temporary scaffolds and other devices
in connection with the construction, repair and maintenance of the Land or the Building, or both; and (vi) to relocate or alter the existing Parking Facilities and to add new parking areas in connection with any future development of new
buildings on the Land or on adjoining real property owned by Landlord or an Affiliate of Landlord. Landlord’s exercise of any of the foregoing rights shall not constitute an actual or constructive eviction, in whole or in part, or entitle
Tenant to any abatement or diminution of rent, or relieve Tenant from any of its obligations under this Lease, or impose any liability upon Landlord, by reason of inconvenience or annoyance to Tenant, or injury to or interruption of Tenant’s
business, or otherwise. Landlord shall use reasonable efforts to mitigate such inconvenience or annoyance (but with no obligation to employ labor at overtime or other premium pay rates). Landlord shall not obstruct Tenant’s access to the
loading dock. Any changes to the Common Areas shall be in keeping with the Peer Group Buildings. 
 (b) Lunchroom and Deck/Patio.
Tenant and Tenant’s Associates, at no additional cost, shall have the right, along with other tenants of the Building, to utilize the lunchroom and deck/patio area located on the fourth
(4th) Floor of the Building, provided that Tenant understands and agrees that the costs associated with maintaining, cleaning and repairing the lunchroom and deck/patio areas are included in
Operating Expenses. Tenant further understands and agrees that (i) Landlord shall not be responsible for stocking the lunchroom, and (ii) the lunchroom shall be considered a common area of the Building and factored in the core factor of
the Building. 
 5. Services and Utilities. 

(a) Building Services. Throughout the Term, Landlord agrees that the Building will be maintained in the same manner as other Peer Group
Buildings, and that, subject to Unavoidable Delays and Legal Requirements, it will furnish, or cause to be furnished, the following services: 

(1) Subject to the provisions of subsections (b) and (c), normal and usual electricity for lighting, heating, ventilating and cooling the
Leased Premises and Building to maintain temperatures comparable to those of Peer Group Buildings, and Landlord will supply an additional five (5) watts of electricity per square foot of Rentable Area for the operation of ordinary office
equipment; provided, however, such utilities, including without limitation the total costs (including all capacity, energy and usage charges) of obtaining and providing electricity or heating and cooling and life safety power generation from
Trigen-Inner Harbor East 

  
 15 

 
LLC (or any successor entity, including, without limitation, Veolia Energy Inner Harbor East, LLC) (the “Trigen Charges”), provided to the Leased Premises shall be sub-metered
and Tenant shall pay the cost of all such utilities directly to the applicable utility provider, except that, subject to Section 2, the electricity and Trigen Charges with respect to the portion of the Leased Premises comprised of the 4th Floor Space shall be billed to Tenant by Landlord on a monthly basis and shall be an amount equal to the Trigen Charges for the preceding month multiplied by a percent based on the percentage of the
4th Floor occupied by Tenant; 
 (2) Adequate supplies for toilet rooms located in the
Common Areas and in the Leased Premises (if any); 
 (3) Cleaning and janitorial services after business hours on Business Days in
accordance with the standards set forth in Exhibit C to this Lease; 
 (4) Hot and cold running water in the toilet rooms located in
the Common Areas and at valved outlets at the locations in the Leased Premises (if any) shown on Tenant’s Space Layout; 
 (5) Subject
to the provisions of subsections (d), heating, ventilating and air-conditioning to the Leased Premises between the hours of 8:00 A.M. and 7:00 P.M. on Business Days and Martin Luther King’s Birthday, President’s Day, Columbus Day and
Veteran’s Day and between the hours of 8:00 A.M. and 1:00 P.M. on Saturdays unless Saturday is a Legal Holiday in accordance with the standards set forth in subsection (f); 

(6) Automatically operated elevator service twenty-four (24) hours a day, seven (7) days a week, but Landlord may limit the number
of elevators in the Building in operation at times other than during normal business hours on Business Days; 
 (7) All electric bulbs and
fluorescent tubes in light fixtures in the Common Areas and Building Standard light fixtures in the Leased Premises shall be promptly replaced when necessary; 

(8) A security access system for the Common Areas of the Building as shown on Exhibit J; 

(9) Sufficient access cards, to be used in conjunction with the security system, to provide each employee of Tenant with a card, and a system
for disarming and replacing cards as employees leave or are replaced; and 
 (10) Access to fiber optic cable service for Tenant’s
telecommunications requirements, including internet access. 
 (b) Electricity. Landlord shall not be liable in any way to Tenant for
any failure or defect in the supply or character of electrical energy furnished to the Leased Premises by reason of any requirement, act or omission of the public utility or Trigen Inner Harbor East LLC or any other service provider providing the
Building with electricity. Tenant’s use of 

  
 16 

 
electrical energy in the Leased Premises shall not at any time exceed the capacity of any of the electrical conductors and equipment in or otherwise serving the Leased Premises. Tenant shall not
install or operate in the Leased Premises any electrically operated equipment which uses electric current in excess of the capacity specified in paragraph (1) of subsection (a) without Landlord’s prior consent, which consent may be
conditioned upon Tenant’s agreement to pay the cost of any additional wiring or electrical equipment or installations which may be required for the operation of such equipment. In order to ensure that such normal capacity is not exceeded and to
avert a possible adverse effect upon the Building electrical service Tenant shall give notice to Landlord before Tenant connects to the Building electrical distribution system any electrically operated equipment other than lamps, typewriters,
personal computers, computer room, copy machines and similar small office machines. Any feeders or risers to supply Tenant’s electrical requirements in addition to those originally installed, and all other equipment proper and necessary in
connection with such feeders or risers, shall be installed by Landlord upon Tenant’s request, at the sole cost and expense of Tenant, but only if, in Landlord’s reasonable judgment, such additional feeders or risers are permissible under
all Legal Requirements and Insurance Requirements and the installation of such feeders or risers will not cause permanent damage or injury to the Building or cause or create a dangerous condition or unreasonably interfere with other tenants of the
Building. 
 (c) Intentionally Omitted. 

(d) After-Hours Heating and Air-Conditioning. Landlord shall provide heat and air-conditioning at times in addition to those specified
in paragraph (5) of subsection (a) at Tenant’s expense, if Tenant gives Landlord notice before 3:00 P.M. (in the case of after-hours service on weekdays) and before 3:00 P.M. on Fridays or the day preceding a Legal Holiday (in the
case of after-hours service on Saturdays, Sundays or Legal Holidays). Landlord shall have the right throughout the Term to charge Tenant for after-hours use of heat or air-conditioning at an hourly rate which represents Landlord’s reasonable
estimate of its actual cost of providing such after-hours service, including labor, cost of electricity and wear and tear on equipment, plus an allowance of ten percent (10%) thereof to cover general overhead. During the first Lease Year,
Landlord’s charge for after-hours service shall not exceed the Initial After-Hours HVAC Rate. If the same after-hours service is also requested by other tenants on the same floor of the Building as Tenant, the charge therefor to each tenant
requesting such after-hours service shall be a pro-rated amount based upon the square footage of the leased premises of all tenants on the same floor requesting such after-hours services. Tenant shall pay such charges to Landlord within fifteen
(15) days after Tenant’s receipt of an invoice therefor. 
 (e) Landlord’s Right to Maintain Pipes, Conduits, etc.
Landlord reserves the right to erect, install, use, maintain and repair pipes, ducts, conduits, cables, plumbing, vents and wires in, to and through the Leased Premises as and to the extent that Landlord may now or hereafter deem to be necessary or
appropriate for the proper operation and maintenance of the Building, or other tenants’ installations in the Building, and the right at all times to transmit water, heat, air-conditioning and electric current through such pipes, conduits,
cables, plumbing, vents and wires. In exercising its rights under this subsection, Landlord shall use reasonable efforts to minimize interference with Tenant’s business in the Leased Premises (but with no

  
 17 

 
obligation to employ labor at overtime or other premium pay rates). Tenant may request that work done pursuant to this subsection be performed after normal business hours at Tenant’s sole
expense provided, however, that if work is being done in the Leased Premises for the sole benefit of another Tenant, the overtime charges would be the responsibility of that tenant. 

(f) HVAC Specifications. Landlord represents to Tenant that the HVAC system for the Leased Premises has been designed to provide for
the comfortable occupancy of the Leased Premises at temperatures consistent with those provided in Peer Group Buildings, subject to Legal Requirements. Landlord shall not be responsible if the normal operation of the Building air-conditioning system
shall fail to provide conditioned air within comfortable temperatures levels (i) in any portions of the Leased Premises which have a connected electrical load for all purposes (including lighting and power) in excess of eight (8) watts per
square foot of Rentable Area or which have a human occupancy factor in excess of one individual for each one hundred (100) square feet of Rentable Area (the average electrical load and human occupancy factors for which the Building
air-conditioning system is designed), (ii) because of the rearrangement of partitioning or other Alterations made by or on behalf of Tenant or any Person claiming through or under Tenant, or (iii) because of the failure by Tenant or its
employees to use the HVAC system in the manner in which it was designed to be used. Tenant agrees to observe and comply with all reasonable rules from time to time prescribed by Landlord for the proper functioning and protection of the HVAC systems
in the Building. 
 (g) Cessation of HVAC and Mechanical Services. Landlord reserves the right to stop the service of heating,
air-conditioning, ventilating, elevator, plumbing, electricity or other mechanical systems or facilities in the Building, if necessary by reason of accident or emergency, or for repairs, alterations, replacements, additions or improvements which, in
the reasonable judgment of Landlord, are desirable or necessary, until said repairs, alterations, replacements, additions or improvements shall have been completed. The exercise of such right by Landlord shall not constitute an actual or
constructive eviction, in whole or in part, or relieve Tenant from any of its obligations under this Lease, or impose any liability upon Landlord or its agents by reason of inconvenience or annoyance to Tenant, or injury to, or interruption of,
Tenant’s business, or otherwise, or entitle Tenant to any abatement or diminution of rent. Except in cases of emergency repairs, Landlord will give Tenant reasonable advance notice of any contemplated stoppage of any such systems or facilities.
In all cases, Landlord will use due diligence to complete any such repairs, alterations, replacements, additions or improvements with reasonable promptness. Landlord shall also perform any such work in a manner reasonably designed to minimize
interference with Tenant’s normal business operations (but with no obligation to employ labor at overtime or other premium pay rates). 

(h) Unavoidable Delays in Providing Building Services. Landlord does not make any warranty that the services to be provided by this
Section will be free from any irregularity or stoppage. Landlord shall use due diligence to correct any such irregularity or stoppage. However, if Landlord fails to supply, or is delayed in supplying, any service expressly or impliedly to be
supplied by Landlord under this Lease, or is unable to provide the Parking Facilities, or is unable to make, despite a good faith effort to do so, or is delayed in making, any repairs, alterations, additions, improvements or decorations, or is
unable to supply, or is delayed 

  
 18 

 
in supplying, any equipment or fixtures, and if such failure, delay or inability results from Unavoidable Delays, such failure, delay or inability shall not constitute an actual or constructive
eviction, in whole or in part, or relieve Tenant from any of its obligations under this Lease, or impose any liability upon Landlord or its agents by reason of inconvenience to Tenant, or injury to, or interruption of, Tenant’s business, or
otherwise, or entitle Tenant to any abatement or diminution of rent; provided, however, should any disruption in service or utilities which is caused by Landlord’s negligence and which has any material adverse impact on Tenant’s business
last beyond five (5) consecutive days, Tenant shall be entitled to abate one day of Basic Rent for each day of further disruption of services. 

6. Use of Leased Premises. 

(a) Permitted Use. Tenant and its permitted subtenants shall use and occupy the Leased Premises solely for general office purposes in
accordance with the applicable Legal Requirements; zoning regulations; the Land Disposition dated August 22, 1990 by and between Inner Harbor View Associates Limited Partnership, Harbor East Limited Partnership and the Mayor and City Council of
Baltimore, as amended, and consistent with the character and dignity of the Building, and shall not use or permit or suffer the use of the Leased Premises for any other purpose whatsoever without the prior written consent of Landlord. Landlord
represents that the Building can be used for general office purposes. Tenant shall control its business and control Tenant’s Associates in such a manner as not to create a nuisance or interfere with, annoy or disturb other tenants or Landlord
in the management of the Building. Tenant shall not permit or suffer the Leased Premises to be occupied by anyone other than Tenant except as provided by Section 15. Tenant shall at all times have access to the Leased Premises, the Building,
and the Parking Facilities twenty-four (24) hours a day, seven (7) days a week, subject, however, in all respects to all the terms contained in this Lease. However, Landlord may regulate and restrict access to the Building and the Parking
Facilities at times other than normal business hours on Business Days for security purposes so long as Tenant’s employees, agents and business invitees have reasonable access to the Leased Premises, and the Parking Facilities without
unreasonable inconvenience. 
 (b) Payment of Taxes. Throughout the Term, Tenant covenants and agrees to pay ten (10) days
before delinquency any and all taxes, assessments and public charges levied, assessed or imposed upon Tenant’s business conducted in the Leased Premises, upon the Leasehold Estate or upon Tenant’s Personal Property other than Real Estate
Taxes. 
 (c) Restrictions on Use. Throughout the Term, Tenant shall not: (i) use or permit or suffer the use of any portion of
the Leased Premises, the Building or the Parking Facilities for any unlawful purpose; (ii) use the plumbing facilities for any purpose other than that for which they were constructed, or dispose of any foreign substances therein;
(iii) place a load on any floor exceeding the floor load per square foot which such floor was designed to carry in accordance with the plans and specifications of the Building; (iv) strip, overload, damage or deface the Leased Premises,
the Common Areas or the Parking Facilities, or the fixtures therein or used therewith; (v) move any bulky furniture or equipment into or out of the Leased Premises except at such times and using such loading docks, entrances and elevators as
Landlord may 

  
 19 

 
from time to time designate; (vi) install in the Leased Premises any other equipment of any kind or nature which will or may necessitate any changes, replacements or additions to, or in the
use of, the water system, FIVAC system, plumbing system, or electrical system serving the Leased Premises or the Building, unless the Alterations involved in making such changes, replacements or additions have been approved by Landlord in writing
and made pursuant to Section 9(a); or (vii) make any penetrations into the slab of the Leased Premises without having the area to be penetrated x-rayed to assure that the cables located within the slab will not be damaged as the result of
any proposed drilling, cutting or penetration of the slab by Tenant. 
 (d) Compliance with Legal Requirements. Landlord represents
and warrants to Tenant that the Building was built in accordance with all the then-applicable Legal Requirements. Throughout the Term and any Renewal Periods, Landlord shall maintain the Common Areas, Building structure, and all Building systems in
compliance with all Legal Requirements, in good condition, and in keeping with the first class nature of the Building and Project. Tenant, at its expense, shall make any Alterations required after the Original Lease Commencement Date to comply with
Legal Requirements to the extent the obligation to comply with such Legal Requirements arises from Tenant’s use or manner of use of the Leased Premises. Notwithstanding the foregoing, Tenant shall not be required to make any repairs or
alterations to the Leased Premises required to comply with any Legal Requirements with respect to the structural elements originally provided by Landlord, which shall include: the roof, the exterior of the walls, the concrete slab floor (as
distinguished from floor coverings), the exposed structural joists and deck making up the ceiling coverings), and the areas above and beneath the Leased Premises, except if such repair or alteration is required because of: (i) Tenant’s
particular use of the Leased Premises; (ii) any work, improvements or changes to the Leased Premises made by Tenant; or (iii) any act or omission of Tenant, its agents, employees, contractors or invitees. However, Tenant shall be required
to make any repairs or alterations to the Leased Premises that are required to comply with any Legal Requirements, with respect to any nonstructural repair or alteration, which shall include repair or alteration to the interior walls, doors,
improvements, additions or fixtures in the Leased Premises, whether or not the same were originally provided by Landlord. Tenant shall not use or occupy the Leased Premises, or permit the Leased Premises, the Building or the Parking Facilities to be
used or occupied in violation of any Legal Requirements. Specifically, Tenant is obligated to comply with all provisions of the Americans with Disabilities Act with respect to (i) Alterations made to the Leased Premises; and
(ii) Tenant’s occupancy and use of the Leased Premises. If, after the commencement of the Term, any governmental authority shall contend or declare that the Leased Premises are being used for a purpose which is in violation of any Legal
Requirements, Tenant shall, upon five (5) days’ notice from Landlord or such period of time specified in the notice of such violation, immediately discontinue such use of the Leased Premises. If thereafter the governmental authority
asserting such violation, commences or continues proceedings against Landlord for Tenant’s failure to discontinue such use, in addition to any and all rights, privileges and remedies given to Landlord under this Lease for default therein,
Landlord shall have the right to terminate this Lease forthwith provided, however, that Landlord may not terminate this Lease prior to Tenant’s exercise of all applicable due process rights. Tenant shall save, defend, indemnify and hold
harmless Landlord from and against any and all liability for any such violation or violations. 

  
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 (e) Compliance with Insurance Requirements. Tenant shall not do, or permit anything to be
done, in or upon the Leased Premises, the Building or the Parking Facilities, or bring or keep anything therein, which shall increase the premiums payable for casualty and property damage insurance for the Land, the Building or the Parking
Facilities or on any property located therein. If, by reason of the failure of Tenant to comply with the provisions of this subsection, the premiums payable for casualty and property damage insurance for the Land, the Building or the Parking
Facilities shall at any time be higher than they otherwise would be, then Tenant shall reimburse Landlord and any other tenant of the Building, on demand, for that part of all premiums for any insurance coverage that shall have been charged because
of such violation by Tenant and which Landlord or such other tenant, or both, shall have paid on account of an increase in the rate or rates in its own policies of insurance. 

(f) No Flammable Substances. Tenant shall not bring or permit to be brought or kept in or on the Leased Premises any flammable,
combustible or explosive substance except standard cleaning fluid, standard equipment and materials (including magnetic tape) customarily used in conjunction with business machines and equipment of the type used from time to time by Tenant in
reasonable quantities. 
 (g) Hazardous Substances. Tenant shall not (either with or without negligence) cause or permit the escape,
disposal or release of any biologically or chemically active or other hazardous substances or materials. Tenant shall not allow the storage or use of such substances or materials in any manner not sanctioned by law or by the highest standards
prevailing in the industry for the storage and use of such substances or materials, nor allow to be brought into the Leased Premises any such materials or substances except to use in the ordinary course of Tenant’s business, and then only after
written notice is given to Landlord of the identity of such substances or materials provided, however, that Tenant does not have to notify Landlord of the usage of customary cleaning supplies or other common office products. Hazardous substances and
materials shall include those described in the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended, 42 U.S.C. Section 9601 et seq., the Resource Conservation and Recovery Act, as amended, 42 U.S.C.
Section 6901 et seq., any applicable state or local laws and the regulations adopted under these acts. If any lender or governmental agency shall ever require testing to ascertain whether or not there has been any release of hazardous
materials by Tenant or Persons acting under Tenant or at Tenant’s direction, then the reasonable costs thereof shall be reimbursed by Tenant to Landlord upon demand as Additional Charges if such requirement applies to the Leased Premises and if
such release was caused by Tenant or persons acting under Tenant or at Tenant’s direction. In addition, Tenant shall execute affidavits, representations and the like from time to time at Landlord’s request concerning Tenant’s best
knowledge and belief regarding the presence of hazardous substances or materials on the Leased Premises. In all events, Tenant shall indemnify Landlord in the manner elsewhere provided in this Lease from any release of hazardous materials on the
Leased Premises occurring while Tenant is in possession, or elsewhere if caused by Tenant or Persons acting under Tenant or at Tenant’s direction. Landlord has provided Tenant with a copy of a Phase I Environmental Site Assessment Inner Harbor
East—Parcel C prepared by Engineering Consulting Services, Ltd. and dated September 24, 1999 and a copy of a Phase I Environmental Site Assessment of 1001 Fleet Street, Baltimore, Maryland, prepared by Hillman

  
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Environmental Group, LLC and dated October 1, 2002 (collectively, the “Environmental Report”). Landlord represents and warrants to Tenant that it has no knowledge of any
Hazardous Substances on the site, other than as noted in the Environmental Report. Landlord represents and warrants to Tenant that Landlord will not directly, nor knowingly permit others to, cause or permit the escape, disposal or release of any
Hazardous Substances anywhere on the Land or within the Parking Facilities and the Building and Landlord will indemnify and hold Tenant harmless from any liability, cost or expense resulting from a violation of these provisions if caused by Landlord
or persons acting at Landlord’s direction. 
 7. Care of Leased Premises. 

(a) Maintenance and Repairs by Tenant. Tenant shall act with care in its use and occupancy of the Leased Premises and the fixtures
therein and, at Tenant’s sole cost and expense, shall furnish its own electric bulbs and fluorescent tubes for all light fixtures in the Leased Premises which are not Building Standard fixtures and, except as otherwise provided in
Section 13, shall make all repairs and replacements to the Leased Premises, structural or otherwise, necessitated or caused by the willful or negligent acts or omissions of Tenant, Tenant’s Associates or any Person claiming through or
under Tenant or by the use or occupancy or manner of use or occupancy of the Leased Premises by Tenant, Tenant’s Associates or any such Person. Without affecting Tenant’s obligations set forth in the preceding sentence, Tenant, at
Tenant’s sole cost and expense, shall also (i) make all repairs and replacements, as and when necessary, to Alterations, and (ii) perform all maintenance and make all repairs and replacements, as and when necessary, to any
air-conditioning equipment, private elevators, escalators, conveyors or mechanical systems (other than the standard equipment and systems serving the Building) which may be installed in the Leased Premises by Landlord or Tenant for the benefit of
and upon request of Tenant. In addition to the foregoing, all damage or injury to the Leased Premises or its fixtures, appurtenances and equipment or to the Building or to its fixtures, appurtenances and equipment caused by Tenant moving property in
or out of the Building or by installation or removal of furniture, fixtures or other property by Tenant shall be repaired, restored or replaced promptly by Tenant, at its sole cost and expense, to the reasonable satisfaction of Landlord. All such
aforesaid repairs, restoration and replacements shall be in quality and class equal to the original work or installation and shall be made in accordance with accepted construction practices. 

(b) Landlord’s Responsibility for Maintenance and Repairs. Except as otherwise provided in subsection (a), Landlord shall make or
cause to be made the following repairs as and when necessary: (i) structural repairs to the Building; (ii) (except for repairs to any supplemental HVAC systems installed by Tenant) repairs required in order to provide the elevator,
plumbing, electrical, HVAC and other services to be furnished by Landlord pursuant to this Lease; (iii) maintenance and repairs to exterior portions of the Building, including the windows, balconies and roof; (iv) repairs to the Common
Areas unless caused by the misconduct or negligent action of Tenant or Tenant’s Associates; and (v) replace all light bulbs in the Premises except for those located in lamps located on the desks of Tenant’s employees. Landlord shall
perform its obligations under this subsection in accordance with accepted construction practices so as to minimize interference with Tenant’s business in the Leased Premises (but with no obligation to employ labor at overtime or other premium
pay rates) and shall perform its obligations in accordance with the standards of the Peer Group Buildings. 

  
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 8. Rules and Regulations. 

Tenant shall, and shall cause Tenant’s Associates to, comply with and observe all reasonable rules and regulations concerning the use,
management, operation, safety and good order of the Leased Premises, the Common Areas, the Parking Facilities and the Building which may from time to time be promulgated by Landlord, provided that such rules and regulations are not inconsistent with
the provisions of this Lease and do not materially interfere with Tenant’s use of the Leased Premises or impose monetary obligations on Tenant. Initial rules and regulations, which shall be effective until amended by Landlord, are attached as
Exhibit D to this Lease. Tenant shall be deemed to have received notice of any amendment to the rules and regulations when a copy of such amendment has been delivered to Tenant at the Leased Premises or has been delivered to Tenant in the
manner prescribed for the giving of notices. Tenant may not dispute the reasonableness of any additional rule or regulation unless Tenant’s intention to do so is asserted by notice given to Landlord within sixty (60) days after notice is
given to Tenant of the adoption of any such additional rule or regulation. Landlord shall not be responsible to Tenant for any violation of the Rules and Regulations, or the covenants or agreements contained in any other lease, by any other tenant
of the Building, or such tenant’s subtenants, agents, employees, invitees, licenses, customers and clients, or guests or contractors of any of the foregoing, and Landlord may waive in writing, or otherwise, any or all of the Rules and
Regulations with respect to any one or more tenants provided, however, that Landlord shall enforce the Rules and Regulations in a non-discriminatory manner. 

9. Tenant’s Alterations. 

(a) Tenant’s Alterations. Tenant shall not make or perform, or permit the making or performance of, any Alterations without
Landlord’s prior consent, which shall not be unreasonably withheld or delayed. Notwithstanding the foregoing provisions of this subsection or Landlord’s consent to any Alterations, all Alterations made during the Term shall be made and
performed in conformity with and subject to the following provisions: (i) all Alterations shall be made and performed at Tenant’s sole cost and expense and at such time; (ii) all Alterations shall be made only by contractors or
mechanics approved by Landlord, which approval shall not be unreasonably withheld or delayed; (iii) no Alteration shall affect any part of the Building other than the Leased Premises or adversely affect any service required to be furnished by
Landlord to Tenant or to any other tenant or occupant of the Building; (iv) Tenant shall submit to Landlord reasonably detailed plans and specifications for each proposed Alteration and shall not commence any such Alteration without first
obtaining Landlord’s approval of such plans and specifications, which approval will not be unreasonably withheld or delayed, but Landlord shall have the right to withhold its consent to Alterations involving structural changes or changes
affecting the Common Areas or the Building for any reason whatsoever; (v) all Alterations in or to the electrical facilities in or serving the Leased Premises shall be subject to the provisions of Section 5(b); (vi) notwithstanding
Landlord’s approval of plans and specifications for any Alteration, all Alterations shall be made and performed in full compliance with all Legal 

  
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Requirements and Insurance Requirements and in accordance with the Rules and Regulations; (vii) all materials and equipment to be incorporated in the Leased Premises as a result of all
Alterations shall be of good quality; (viii) Tenant shall require any contractor performing Alterations to carry and maintain at all times during the performance of the Alterations, at no expense to Landlord, (I) a policy of Commercial
General Liability Insurance, including contractor’s liability coverage, completed operations coverage and contractor’s protective liability coverage, naming Landlord and (at Landlord’s request) the Additional Insureds, as additional
insureds, with such policy to afford protection to the limit of not less than Three Million Dollars ($3,000,000) combined single limit annual aggregate for bodily injury, death and property damage, and (II) workmen’s compensation or similar
insurance in the form and amounts required by the laws of the jurisdiction in which the Building is located; and (ix) Tenant shall carry (or shall cause its contractor to carry) at all times during the performance of the Alterations, at no
expense to Landlord, a policy of Builders Risk Insurance written on the Completed Value Form covering the Alterations in an amount equal to one hundred percent (100%) of the replacement cost thereof. In the event of any dispute between the
parties as to whether or not Landlord has acted reasonably in any case with respect to which Landlord is required, pursuant to the provisions of this subsection (a) to do so, Tenant’s sole remedy shall be to submit such dispute to
arbitration pursuant to Section 28. If the determination in any such arbitration shall be adverse to Landlord, Landlord nevertheless shall not be liable to Tenant for breach of Landlord’s covenant to act reasonably, and Tenant’s sole
remedy in such event shall be to proceed with the proposed Alterations. 
 (b) Intentionally Deleted. 

(c) Tenant’s Right to Cure. If Tenant shall be in default under this Section by reason of the making of any Alteration not hereby
authorized or by reason of failure to give any notice or to obtain any approval required herein, Tenant may cure such default within the applicable grace period provided in this Lease for curing such default by immediately commencing the removal of
such Alteration and restoring the Leased Premises to the condition they were in before the Alteration was made. 
 (d) Title to, and
Removal of, Alterations. Title to all Alterations made by Tenant, at its expense, after the Lease Commencement Date shall be and remain in Tenant throughout the Term, but on the expiration or earlier termination of this Lease Tenant hereby
covenants and agrees that title to all Alterations not previously removed from the Leased Premises pursuant to this subsection, and the right to possess and use the same, shall automatically pass to and be vested in Landlord without payment or
consideration of any kind. Although the provisions of the preceding sentence are intended to be self-executing, Tenant hereby agrees, upon such earlier expiration or termination of this Lease, to execute any further deed, bill of sale or document
requested by Landlord to confirm Landlord’s title to Alterations and Tenant’s grant and conveyance thereof to Landlord pursuant to this subsection. As long as an Event of Default has not occurred and is not continuing, Tenant may, at its
expense, remove from the Leased Premises before the expiration of the Term any Alterations made by Tenant after the Lease Commencement Date provided Landlord shall have consented to such removal before the Alteration was made. Tenant shall repair
all damage to the Leased Premises caused by 

  
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the removal of such Alterations and Tenant shall repair, including all necessary replacements, all adjoining surfaces to a condition equivalent to Building Standard Work. Any Alterations which
Tenant has the right to remove and which are not removed from the Leased Premises at the expiration of the Term shall be deemed to have been abandoned by Tenant and may be disposed of by Landlord without thereby incurring liability to Tenant. 

(e) Removal of Tenant’s Personal Property. All of Tenant’s Personal Property shall remain the property of Tenant and may, at
its expense, be removed from the Leased Premises at any time during the Term. Tenant shall, at its expense, remove all of Tenant’s Personal Property at the expiration of the Term. Tenant shall repair all damage to the Leased Premises caused by
the removal of Tenant’s Personal Property to the condition it was in before the installation of the item removed, ordinary wear and tear excepted. Any of Tenant’s Personal Property which is not removed from the Leased Premises at the
expiration of the Term shall be deemed to have been abandoned by Tenant and may be disposed of by Landlord without thereby incurring liability to Tenant. 

(f) Landlord’s Right to Remove Alterations and Tenant’s Personal Property. If Tenant fails to remove Alterations or
Tenant’s Personal Property and make the repairs required by subsections (d) or (e), Landlord shall have the right to remove such Alterations or Tenant’s Personal Property or make such repairs and Tenant shall reimburse Landlord, on
demand, for any reasonable costs incurred by Landlord as a result of such removal or repair. 
 (g) Mechanics’ Liens. Notice is
hereby given that Landlord shall not be liable to any Person for any labor or materials furnished or to be furnished to Tenant upon credit, and that no mechanic’s, materialman’s or other lien for any such labor or materials shall attach to
or affect the reversion or other estate or interest of Landlord in and to the Leased Premises, the Building or the Land. Whenever and as often as any mechanic’s lien or materialman’s lien shall have been filed against the Leased Premises,
the Building or the Land based upon any act or interest of Tenant or of anyone claiming through or under Tenant, or if any lien with respect thereto shall have been filed affecting any materials, machinery or fixtures used in the construction,
repair or operation thereof or annexed thereto by Tenant or anyone claiming through or under Tenant, Tenant shall, at its expense, immediately take such action by bonding, deposit or payment as will remove or satisfy the lien or other security
interest. If Tenant fails to remove or discharge the lien or other security interest within forty-five (45) days after receipt of demand therefor by Landlord, Landlord, in addition to any other remedy under this Lease and without waiving or
releasing Tenant’s default in not timely discharging the lien or security interest, may pay the amount secured by such lien or security interest or discharge the same by deposit and the amount so paid or deposited shall be collectible as
Additional Charges. The provisions of this subsection shall not be applicable to liens filed with respect to work done for Tenant’s account by Landlord at Landlord’s expense. 

  
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 (h) Plans. Promptly after the completion of any Alterations, Tenant shall deliver to
Landlord a complete set of “as built” drawings showing the Alterations in place. 
 10. Name of Building; Tenant’s
Signs. 
 (a) Name. Landlord expressly reserves the right to have the Building designated by a street number or numbers and to
affix to the Building, at locations designated by Landlord, signs indicating any such number or numbers and the name of the Building. The name of the Building shall reflect the address of the Building. 

(b) Exterior Signs. Except as set forth below in subsection (d), Landlord has not granted to Tenant any rights in or to the roof or the
exterior surfaces of the perimeter walls of the Building, control of which is hereby reserved to Landlord. Tenant shall not display or erect any lettering, signs, advertisements, awnings or other projections on the exterior of the Leased Premises
without the prior written consent of Landlord and the City of Baltimore or without Landlord’s prior written consent in the interior of the Leased Premises. Landlord shall provide at Tenant’s expense customary suite entry door lettering
identifying Tenant in the style and color selected by Landlord for the Building. The number, size, color, style and configuration of such lettering shall be determined by Landlord. 

(c) Building Directory. Landlord shall provide a directory in the main lobby of the Building, at its expense, upon which Landlord, as
part of Operating Expenses, will affix Tenant’s name and a reasonable number of names of its officers, partners or employees as designated by Tenant. Landlord shall also, at Tenant’s expense, affix Tenant’s name upon a directory
located on the exterior of the Building. The size, color and style of such directory and names affixed thereto shall be selected by Landlord. Landlord and Tenant acknowledge and agree that Tenant’s existing directory signage satisfies the
provisions of this subsection (c). 
 (d) Rooftop Signs. Subject to use of the roof by Trigen-Inner Harbor East, LLC (or its
successor entity) and Sylvan Learning Systems, Inc., Landlord agrees to allow Tenant, at Tenant’s sole cost and expense, to erect signage on any vacant space on the roof of the Building, the size, shape, location and illumination of such
signage to be mutually agreed to by Landlord and Tenant and further subject to the review and approval of Baltimore City. It is anticipated that Tenant’s rooftop signage will be on both sides of the roof structure and shall have prominent
rooftop position proportionate to all other signs on the Building based on the square footage leased by Tenant in the Building. Landlord and Tenant acknowledge and agree that Tenant’s existing rooftop sign satisfies the provisions of this
subsection (d). From time to time, Tenant, at its cost, may change the name on Tenant’s existing rooftop sign or make other alterations to Tenant’s existing rooftop sign as long as (i) each new or altered sign complies with applicable
law, (ii) each new or altered sign is of the same size or smaller, must fit in the existing space and shall be of similar appearance and brightness as the existing sign, and (iii) each new name selected by Tenant for the sign pertains to
Tenant’s business (i.e., Tenant may not sell signage rights to a third party.) 

  
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 11. Tenant’s Insurance. 

(a) Liability and Property Damage Insurance. Tenant, at Tenant’s sole cost and expense, shall obtain and maintain in effect
throughout the Term a policy of Commercial General Liability Insurance (ISO form or equivalent) naming Landlord and (at Landlord’s request) the Additional Insureds as additional insureds, protecting Landlord, Tenant and, if applicable, the
Additional Insureds against liability for bodily injury, death and property damage occurring upon or in the Leased Premises, with such policy to afford protection to the limit of not less than Two Million Dollars ($2,000,000) with respect to bodily
injury or death or damage to property arising from any one occurrence and Four Million Dollars ($4,000,000) from the aggregate of all occurrences within each policy year. Tenant shall also maintain property damage covering Alterations and
Tenant’s Personal Property. If the policy also covers locations other than the Leased Premises, the policy shall include a provision to the effect that the aggregate limit of Four Million Dollars ($4,000,000) shall apply separately at the
Leased Premises and that the insurer will provide notice to Landlord if the aggregate is reduced either by payment of claims or the establishment of reserves for claims if the payments or reserves exceed Two Hundred Fifty Thousand Dollars
($250,000). If the aggregate limit of Four Million Dollars ($4,000,000) is reduced by the payment of a claim or the establishment of a reserve, Tenant agrees to take immediate steps to have the aggregate limit restored by endorsement to the existing
policy or the purchase of an additional insurance policy which complies with this subsection. Tenant may self-insure the coverage required in this Section 11. 

(b) Property Damage Insurance. Tenant, at Tenant’s sole cost and expense, shall obtain and maintain throughout the Term a policy
of property damage insurance on Alterations and Tenant’s Personal Property in an amount sufficient to prevent Tenant from becoming a co-insurer. 

(c) Worker’s Compensation Insurance. If and to the extent required by law, Tenant, at Tenant’s sole cost and expense, shall
obtain and maintain Worker’s Compensation and Employer’s Liability Insurance or similar insurance in form and amounts required by law, provided that any such Employer’s Liability Insurance will afford protection to the limit of not
less than Five Hundred Thousand Dollars ($500,000). 
 (d) Policy Requirements. The insurance policies required to be obtained by
Tenant under this Section: (i) shall be issued by an insurance company of recognized responsibility qualified to do business in the jurisdiction in which the Building is located which is rated A- or better (and is in a Financial Size Category
of Class VIII or higher) by Best’s Key Rating Guide or which has an equivalent financial rating from a comparable insurance rating organization, and (ii) shall provide (and each certificate evidencing the existence of such insurance policy
shall certify) that the insurance policy shall not be canceled or amended (other than to increase the amount of coverage) unless Landlord shall have received thirty (30) days’ prior written notice of such cancellation or amendment. All
limits of liability required by subsection (a) may be satisfied by maintaining a policy of primary insurance and a policy or policies of excess liability insurance. Neither the issuance of any insurance policy required under this Lease nor the
minimum limits specified herein with respect to Tenant’s insurance coverage shall be deemed to limit or restrict in any way Tenant’s liability arising under or out of this Lease. 

  
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 (e) Evidence of Insurance. On or before the Lease Commencement Date, and at least 15 days
before the expiration of the expiring certificate previously furnished, Tenant shall deliver to Landlord a certificate of insurance evidencing the issuance of each insurance policy required to be obtained by Tenant under this Section. 

(f) Landlord’s Indemnification. Except for the willful or negligent acts or omissions (where applicable law imposes a duty to act)
of Landlord or its agents, employees or contractors, Tenant hereby agrees to indemnify and hold harmless Landlord, the Additional Insureds and the officers, directors, agents and employees of, and the partners in, Landlord and the Additional
Insureds, from and against any and all claims, losses, actions, damages, liabilities and expenses (including reasonable attorneys’ fees and disbursements) that (i) arise from or are in connection with Tenant’s possession, use,
occupancy, management, repair, maintenance or control of all or any part of the Leased Premises, the making or removal of Alterations and the performance of all related construction work, or that relate in any other manner to the business conducted
by Tenant in the Leased Premises, or (ii) arise from or are in connection with any willful or negligent act or omission of Tenant or Tenant’s Associates, or (iii) result from any default, breach, violation or nonperformance of this
Lease or any provision therein by Tenant, or (iv) arise from injury or death to individuals or damage to property sustained on or about the Leased Premises. Tenant shall, at its own cost and expense, upon notice thereof from Landlord, defend
any and all actions, suits and proceedings which may be brought against Landlord, the Additional Insureds and the officers, directors, agents and employees of, and the partners in, Landlord and the Additional Insureds, or any of them, with respect
to the foregoing or in which Landlord, the Additional Insureds and the officers, directors, agents and employees of, and the partners in, Landlord and the Additional Insureds, or any of them, may be impleaded. Tenant shall pay, satisfy and discharge
any and all final money judgments which may be recovered against Landlord, the Additional Insureds and the officers, directors, agents and employees of, and the partners in, Landlord and the Additional Insureds, or any of them, in connection with
the foregoing. 
 (g) Contractual Liability Insurance. Tenant agrees to keep and maintain as part of the coverage of its policy(ies)
of liability insurance contractual liability coverage or a contractual liability endorsement covering Tenant’s liability to Landlord for bodily injury or damage to property of others under subsection (g), in the same limits required by
subsection (a). 
 (h) Prohibition Against Concurrent Insurance. All property damage and liability insurance shall be written as
primary insurance. Tenant shall not take out separate insurance concurrent in form or contributing in the event of loss with any property damage or liability insurance carried by Landlord for the Building unless Landlord is included therein as an
insured. 
 12. Landlord’s Insurance. 

(a) Property Damage Insurance. Landlord, at its cost and expense, but subject to Section 3(b), shall obtain and maintain
throughout the Term a policy of property damage insurance covering the Building and the Parking Facilities, but not Alterations or Tenant’s Personal Property, providing all-risk coverage in such amount as any first Mortgagee of the Building may
from time to time require or in such greater amount as Landlord may from time to time determine. 

  
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 (b) Liability Insurance. Landlord, at Landlord’s cost and expense, but subject to
Section 3(b), shall obtain and maintain in effect throughout the Term a policy of Commercial General Liability Insurance (ISO form or equivalent) insuring Landlord against liability for bodily injury, death and property damage occurring upon,
in or about the Land, the Building and the Parking Facilities, with such policy to afford protection to the limit of not less than Five Million Dollars ($5,000,000) combined single limit annual aggregate for bodily injury, death and property damage.
All insurance required to be held by Landlord pursuant to this Lease shall be issued and underwritten by insurance companies licensed to do insurance business, by and in good standing under the laws of the State of Maryland. Such companies shall
have and maintain a rating of A:XII or better by A.M. Best Co. 
 (c) Blanket Policy. Landlord shall have the right to comply with
and to satisfy its obligations under subsections (a) and (b) by means of any so-called blanket policy or policies of insurance covering this and other liability and locations of Landlord and its Affiliates, provided that such policy or
policies by the terms thereof shall allocate to the Building and the liabilities to be insured under this Section an amount not less than the amount of insurance required to be carried pursuant to this Section, so that the proceeds from such
insurance shall not be less than the amount of proceeds that would be available if Landlord were insured under a unitary policy. 
 (d)
Waiver of Subrogation. Landlord and Tenant shall each include in each of its property damage insurance policies, including Landlord’s policies of rent insurance and Tenant’s policies of business interruption insurance, if any, a
waiver of the insurer’s right of subrogation against the other party and the officers, directors, agents and employees of, and the partners in, the other party (and, in the case of Tenant’s policies, against the Additional Insureds and
their respective officers, directors, agents and employees), or, if such waiver at any time becomes unobtainable (i) an express agreement that such policy shall not be invalidated if the insured waives or has waived before the loss the right of
recovery against any party responsible for an insured casualty, or (ii) any other form of permission for the release of such responsible party, provided such waiver, agreement or permission is obtainable under normal commercial insurance
practice at the time. If such waiver, agreement or permission is not, or ceases to be, obtainable without additional charge or at all, the insured party shall so notify the other party promptly after notice thereof. If the other party agrees in
writing to pay the insurer’s additional charge therefor, such waiver, agreement or permission shall (if obtainable) be included in the policy. Landlord and Tenant hereby acknowledge and agree that such waiver is obtainable under normal
commercial insurance practice on the date of this Lease at no additional charge. 
 (e) Tenant’s Indemnification. Except for the
willful or negligent acts or omissions (where applicable law imposes a duty to act) of Tenant or its agents, employees or contractors, Landlord hereby agrees to indemnify and hold harmless Tenant, the officers, directors, agents and employees of,
and the partners in, Tenant, from and against any and all claims, losses, actions, damages, liabilities and expenses (including reasonable attorneys’ fees and disbursements) that arise from or are in connection with Tenant’s, its
employees’ or invitees’ use or occupancy of all or any part of the common areas of the Building. 

  
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 13. Damage by Fire or Other Casualty. 

In the event of loss of, or damage to, the Leased Premises or the Building by fire or other casualty, the rights and obligations of Landlord
and Tenant shall be as follows: 
 (a) Repair of Damage. If all or any part of the Leased Premises is damaged by fire or other
casualty, Tenant shall give prompt notice thereof to Landlord. Landlord, upon receiving such notice, shall proceed promptly and with reasonable diligence, subject to Unavoidable Delays, to repair, or cause to be repaired, such damage, but not damage
to Alterations or Tenant’s Personal Property, in a manner reasonably designed to minimize interference with Tenant’s occupancy (but with no obligation to employ labor at overtime or other premium pay rates). If all or any part of the
Common Areas is damaged by fire or other casualty, Landlord shall proceed promptly and with reasonable diligence, subject to Unavoidable Delays, to repair, or cause to be repaired, such damage, in a manner designed to minimize interference with
Tenant’s occupancy (but with no obligation to employ labor at overtime or other premium pay rates). 
 (b) Abatement of Basic Rent
and Additional Charges. If all or any part of the Leased Premises are rendered untenantable by reason of damage caused by a fire or other casualty, whether to the Leased Premises or the Building and the damaged part is not being used by Tenant,
the Basic Rent and Additional Charges shall be abated for the proportion of the Leased Premises rendered untenantable for the period between the date of the fire or other casualty and the date when the damage which Landlord is obligated to repair
shall have been repaired or the date on which this Lease is terminated pursuant to subsection (c), whichever occurs first. However, if, before the date when all of the damage required to be repaired by Landlord shall have been repaired, any part of
the Leased Premises so damaged shall be repaired to the condition required by subsection (e), then the amount by which the Basic Rent and Additional Charges shall be abated shall be equitably apportioned for the period beginning on the date of
completion of such repair to the extent Tenant can use the repaired area. If Tenant reoccupies a portion of the Leased Premises during the period of repair, the Basic Rent and Additional Charges allocable to such reoccupied portion, based upon the
proportion which the reoccupied portion of the Leased Premises bears to the total area of the Leased Premises, shall be payable by Tenant from the date of such occupancy. If, by reason of some action or inaction on the part of Tenant or
Tenant’s Associates after the occurrence of an insured peril, Landlord or the Additional Insureds shall be unable to collect all of the insurance proceeds applicable to the damage or destruction of the Leased Premises or the Building caused by
such insured peril, then, without prejudice to any other remedy which may be available to Landlord against Tenant, the abatement of rent provided for in this subsection shall not be effective to the extent of uncollectible insurance proceeds. For
purposes of this Section, all or a part of the Leased Premises shall be deemed to be “untenantable” if, because of the fire or other casualty, Tenant is unable to use all or such part of the Leased Premises for the uses permitted by
Section 6(a). 

  
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 (c) Termination of Lease by Landlord or Tenant. If as a result of fire or other casualty
more than one-half (1/2) of the Building Rentable Area is rendered untenantable, Landlord within sixty (60) days after the date of the fire or casualty may terminate this Lease by notice to Tenant, specifying a date, not less than twenty
(20) nor more than forty (40) days after the giving of the notice, on which the Term shall expire as fully and completely as if such date were the date herein originally fixed for the expiration of the Term. If the Leased Premises are
damaged as a result of fire or other casualty and if Landlord reasonably determines that the damage to the Leased Premises (but not the damage to Alterations or Tenant’s Personal Property) is so extensive that the damage cannot be substantially
repaired within ninety (90) days after the receipt of insurance proceeds but in any event, no later than two hundred seventy (270) days after the date of the fire or other casualty (except for Unavoidable Delays), Landlord shall notify
Tenant of that fact. Within thirty (30) days after receipt of Landlord’s notice, Tenant may terminate this Lease by notice to Landlord, specifying a date, not less than twenty (20) nor more than forty (40) days after the giving
of such notice, on which the Term shall expire as fully and completely as if such date were the date originally fixed for the expiration of the Term, except that Tenant shall not have the right to terminate this Lease if the fire or other casualty
was caused by the willful act or omission of Tenant or Tenant’s Associates. If either Landlord or Tenant terminates this Lease pursuant to this subsection, the Basic Rent and Additional Charges shall be apportioned as of the date of such
termination. Any dispute between Landlord and Tenant concerning the time periods within which the Leased Premises can be repaired should be submitted to arbitration pursuant to Section 28. If neither Landlord nor Tenant so elects to terminate
this Lease, then Landlord shall proceed to repair the damage to the Building and the damage to the Leased Premises (but not the damage to Alterations or Tenant’s Personal Property, if any shall have occurred), and the Basic Rent and Additional
Charges shall meanwhile be apportioned and abated all as provided in subsection (b). 
 (d) Insurance Proceeds. The proceeds payable
under all policies of property damage insurance maintained by Landlord on the Building shall belong to and be the property of Landlord, and Tenant shall not have any interest in such proceeds. Tenant agrees to look to its own policies of property
damage insurance in the event of damage to Alterations or Tenant’s Personal Property. 
 (e) Limitation on Landlord’s Duty to
Repair. Landlord shall not be required to repair or replace Alterations or Tenant’s Personal Property, but Landlord’s only obligation under subsection (a) shall be to repair or replace the portions of the Building and the Building
Standard Work to the condition necessary to enable Tenant, in accordance with accepted construction practices, to begin the performance of the repair or replacement of Above Building Standard Work. In addition to the abatement set forth in
subsection (b), Tenant’s Basic Rent and Additional Changes shall be abated for the period during which Tenant is replacing or repairing the Alterations and Tenant’s Personal Property, provided that such abatement shall only be in effect
for the earlier of ninety (90) days after Landlord’s work hereunder is completed or the substantial completion of Tenant’s work. Landlord shall not be obligated to make any payment to Tenant for damages or compensation for
inconvenience, loss of business or annoyance arising from any damage to or repair or restoration of any portion of the Leased Premises or of the Building. 

  
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 (f) Inapplicability of Other Laws. The provisions of this Section shall be considered an
express agreement governing any instance of damage or destruction of the Building or the Leased Premises by fire or other casualty, and any law now or hereafter in force providing for such a contingency in the absence of express agreement shall have
no application. 
 (g) Landlord Released from Liability. As long as Tenant’s policies of property damage insurance include the
waiver of subrogation or agreement or permission to release liability referred to in Section 12(d), Tenant hereby waives (and agrees to cause all other occupants of the Leased Premises to execute and deliver to Landlord instruments waiving) any
right of recovery against Landlord, the Additional Insureds and any of their respective officers, directors, agents, employees, partners, contractors or invitees, for any loss or damage to Alterations or Tenant’s Personal Property caused by
fire or other insured peril. If at any time any of Tenant’s policies shall not include a waiver of subrogation or agreement or permission or similar provisions, the waiver set forth in the preceding sentence shall, upon notice given by Tenant
to Landlord, be of no further force or effect from and after the giving of such notice (or, if the insurer shall not grant a waiver for all of the required parties, the waiver shall be of no force or effect only with respect to the required parties
not included in the waiver). If Tenant fails to obtain and maintain the policy of property damage insurance required by Section 11(b), Tenant hereby waives (and agrees to cause all occupants of the Leased Premises to execute and deliver to
Landlord instruments waiving) any right of recovery against Landlord, the Additional Insureds and any of their respective officers, directors, agents, employees, partners, contractors and invitees for any loss or damage to Alterations or
Tenant’s Personal Property caused by fire or other perils of the type that would have been insured against by a policy of property damage insurance if Tenant had obtained the policy and the policy had been in effect on the date of the fire or
other insured peril. 
 (h) Tenant Released from Liability. As long as Landlord’s policies of property damage insurance include
the waiver of subrogation or agreement or permission to release liability referred to in Section 12(d), Landlord hereby waives any right of recovery against Tenant, any other permitted occupant of the Leased Premises and any of their respective
officers, directors, agents, employees, partners, contractors or invitees for any loss or damage to the Building caused by fire or other insured peril. If at any time any of Landlord’s policies of property damage insurance shall not include
such waiver of subrogation or agreement or permission or similar provisions, the waiver set forth in the foregoing sentence shall be of no further force or effect (or, if the insurer shall not grant waiver for all of the required parties, the waiver
shall be of no force or effect only with respect to the required parties not included in the waiver). If Landlord fails to obtain and maintain the policy of property damage insurance required by Section 12(a), Landlord hereby waives any right
of recovery against Tenant, and any of their respective officers, directors, agents, employees, partners, contractors and invitees for any loss or damage to Alterations or Landlord’s Personal Property caused by fire or other perils of the type
that would have been insured against by a policy of property damage insurance if Landlord had obtained the policy and the policy had been in effect on the date of the fire or other insured peril. 

  
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 14. Condemnation. 

(a) Effect of Taking. In the event of a Taking of the whole of the Leased Premises, this Lease shall terminate as of the date of such
Taking. If only a part of the Leased Premises shall be so taken then, except as otherwise provided in this subsection, this Lease shall continue in force and effect, but from and after the date of the Taking, the Basic Rent and Additional Charges
shall be equitably reduced on the basis of the Rentable Area so taken. If a part of the Building shall be taken, and if either (i) the part of the Building so taken contains more than twenty-five percent (25%) of the Rentable Area
immediately before such Taking, or (ii) in Landlord’s reasonable opinion, it shall be impracticable to continue to operate the Building, then Landlord, at Landlord’s option, may give to Tenant within sixty (60) days after the
date upon which Landlord shall have received notice of the Taking, a thirty (30) days’ notice of termination of this Lease. If a part of the Building shall be taken, and if either (i) the part of the Building so taken contains more
than thirty-five percent (35%) of the Rentable Area immediately before such Taking, or (ii) by reason of such Taking all or substantially all of the Leased Premises becomes untenantable (within the meaning of Section 13(b)) and Tenant
does not, in fact, use all or substantially all of the Leased Premises for the uses permitted by Section 6(a), then Tenant, at Tenant’s option, may give to Landlord within sixty (60) days after the date upon which Tenant shall have
received notice of such Taking, a thirty (30) days’ notice of termination of this Lease. If a thirty (30) days’ notice of termination is given by Landlord or Tenant, this Lease shall terminate upon the earlier of (x) the
date on which title to the part of the Building taken vests in the condemning authority, or (y) the expiration of the thirty (30) day period. If this Lease is terminated pursuant to the foregoing provisions of this subsection, then, to the
extent permitted by applicable law and such Taking, Tenant shall have access to the Leased Premises in order to remove Tenant’s Personal Property and any other property which Tenant is entitled to remove pursuant to this Lease during the period
of thirty (30) days from the date Tenant is permitted access therefor. If a Taking occurs which does not result in the termination of this Lease, Landlord shall repair, alter and restore the remaining portions of the Leased Premises (but not
Alterations) to their former condition to the extent that the same may be feasible. 
 (b) Award. Landlord shall have the exclusive
right to receive any and all awards made with respect to the Leased Premises, the Building and the Land accruing by reason of a Taking or by reason of anything lawfully done in pursuance of public or other authority. Tenant hereby releases and
assigns to Landlord all of Tenant’s rights to such awards and covenants to deliver such further assignments and assurances thereof as Landlord may from time to time request. Tenant shall not have the right to claim any award for the value of
the Leasehold Estate, but Tenant shall have the right to make its own claim against the condemning authority for a separate award for the value of Alterations made by Tenant, at its expense, and any of Tenant’s Personal Property, for moving and
relocation expenses and for business damages and/or consequential damages, as may be allowed by law which do not constitute part of the compensation for the Building or the Land, or both, and do not diminish the amount of the award to which Landlord
would otherwise be entitled. 

  
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 15. Assignment and Subletting. 

(a) So long as Tenant remains primarily liable for the obligations of Tenant under this Lease, Tenant may, subject to the terms and
requirements of this Lease, including the use restrictions in Section 6, assign its Leasehold Estate and/or sublet all or part of the Leased Premises (i) to any Affiliate of Tenant, and (ii) subject to Landlord’s approval, not to
be unreasonably withheld or delayed, to any other party. Provided Tenant is not in default under the terms of this Lease, any rent collected by Tenant in connection with an assignment or a sublease, shall be and remain the property of Tenant,
whether or not equal to, less than or in excess of the Basic Rent and Additional Charges payable hereunder; however, any true profits from rents collected by Tenant shall be shared between Tenant and Landlord on an equal basis. For purposes of this
Lease, true profits shall mean the difference between the rent collected by Tenant from an assignee or sublessee for any portion of the Leased Premises and the rent paid by Tenant to Landlord for such portion of the Leased Premises under the terms
hereof less any third party expenses incurred in connection with the assignment or subletting, including (i) costs incurred in obtaining the subtenant, such as broker’s fees, (ii) costs incurred in preparing the space for the
subtenant, (iii) costs incurred in having space vacant or underutilized prior to securing the subtenant, and (iv) associated costs, such as legal and accounting fees, project manager fees, etc. 

(b) Documentation. Within thirty (30) days after the consummation or an assignment or subletting Tenant shall deliver to Landlord
(i) in the case of an assignment, an original or copy of the instrument of assignment in form reasonably satisfactory to Landlord, duly executed by Tenant and assignee, in which such assignee shall agree to observe and perform, and to be
personally bound by, all of the terms, covenants and conditions of this Lease on Tenant’s part to be observed and performed after the date of such assignment, or (ii) in the case of a subletting, an original or copy of the sublease signed
by Tenant and the subtenant. 
 (c) Landlord’s Right to Collect Rent. If the Leasehold Estate is assigned, whether or not in
violation of the provisions of this Section, Landlord may collect rent from the assignee. If the Leased Premises or any part thereof are sublet to, or occupied or used by, any Person other than Tenant, whether or not in violation of this Section,
Landlord, after an Event of Default has occurred and while such Event of Default is continuing, may collect rent from the subtenant, user or occupant. In either case, Landlord shall apply the amount collected to the Basic Rent and Additional Charges
payable under this Lease, but neither any such assignment, subletting, occupancy or use, whether with or without Landlord’s prior consent, nor any such collection or application shall be deemed to be a waiver of any term, covenant or condition
of this Lease or the acceptance by Landlord of such assignee, subtenant, occupant or user as Tenant. The consent by Landlord to any assignment or subletting shall not relieve Tenant from its obligation to obtain the express prior consent of Landlord
to any further assignment or subletting, if such consent is required hereunder. The listing of any name other than that of Tenant on any door of the Leased Premises or on any directory in the Building, or otherwise, shall not operate to vest in the
Person so named any right or interest in this Lease or in the Leased Premises or be deemed to constitute, or serve as a substitute for, any prior consent of Landlord required under this Section, and it is understood that any such listing shall
constitute a 

  
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privilege extended by Landlord which shall be revocable at Landlord’s will by notice to Tenant. Neither an assignment of the Leasehold Estate nor a subletting, occupancy or use of the Leased
Premises or any part thereof by any Person other than Tenant, nor the collection of rent by Landlord from any Person other than Tenant as provided in this subsection, nor the application of any such rent as provided in this subsection shall, in any
circumstances, relieve Tenant from its obligation fully to observe and perform the terms, covenants and conditions of this Lease on Tenant’s part to be observed and performed, except under the terms of subsection (b) above. 

16. Default Provisions. 

(a) Events of Default. Each of the following events shall be deemed to be, and is referred to in this Lease as, an “Event of
Default”: 
 (1) A default by Tenant in making any payment of Basic Rent on the day such payment is due and payable which continues for
more than ten days after Landlord shall have given Tenant a written notice specifying such default, provided, however, Landlord shall not be obligated to give written notice of such default more than two (2) times in any Lease Year; 

(2) A default by Tenant in making any payment of Additional Charges on the day such payment is due and payable which continues for more than
ten days after Landlord shall have given Tenant a written notice specifying such default; 
 (3) The neglect or failure of Tenant to
perform or observe any of the terms, covenants or conditions contained in this Lease on Tenant’s part to be performed or observed (other than those referred to in paragraphs (1) above and (4) and (5) below) which is not remedied
by Tenant (i) within thirty (30) days after Landlord shall have given to Tenant notice specifying such neglect or failure, or (ii) in the case of any such neglect or failure which cannot with due diligence and in good faith be cured
within thirty (30) days, within such additional period, if any, as may be reasonably required to cure such default with due diligence and in good faith provided that Tenant commences the curing of the same within the thirty (30) day period
and completes the cure within 120 days after Landlord’s notice to Tenant (it being intended that, in connection with any such default which is not susceptible of being cured with due diligence and in good faith within thirty (30) days, the
time within which the Tenant is required to cure such default shall be extended for such additional period as may be necessary for the curing thereof with due diligence and in good faith but in no event longer than one hundred twenty (120) days
from the date of Landlord’s notice), it being agreed that any default which is not cured within one hundred twenty (120) days shall become an Event of Default; 

(4) The assignment, transfer, mortgaging or encumbering of this Lease or the subletting of the Leased Premises in a manner not permitted by
Section 15; or 
 (5) The taking of this Lease or the Leased Premises, or any part thereof, upon execution or by other process of law
directed against Tenant, or upon or subject to any attachment at the instance of any creditor of or claimant against Tenant, which execution or attachment shall not be discharged or disposed of within forty-five (45) days after the levy
thereof. 

  
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 (b) Landlord’s Rights upon Event of Default. Upon the occurrence of an Event of
Default, Landlord shall have the right, at its election, then or at any time thereafter, either: 
 (1) To give notice to Tenant that this
Lease will terminate on a date to be specified in such notice, which date may be five (5) days from the date of such notice or any day thereafter, and on the date specified in such notice Tenant’s right to possession of the Leased Premises
shall cease and this Lease shall thereupon be terminated, but Tenant shall remain liable as provided in subsection (c); or 
 (2) Without
demand or notice, to reenter and take possession of the Leased Premises, or any part thereof, and repossess the same as of Landlord’s former estate and expel Tenant and those claiming through or under Tenant and remove the effects of both or
either, either by summary proceedings, or by action at law or in equity, without being deemed guilty of any manner of trespass and without prejudice to any remedies for arrears of rent or preceding breach of covenant. 

If Landlord elects to reenter under paragraph (2), Landlord may terminate this Lease, or, from time to time, without terminating this Lease,
may relet the Leased Premises, or any part thereof, as agent for Tenant for such term or terms and at such rental or rentals and upon such other terms and conditions as Landlord may deem advisable, with the right to make alterations and repairs to
the Leased Premises. No such reentry or taking of possession of the Leased Premises by Landlord shall be construed as an election on Landlord’s part to terminate this Lease unless a written notice of such intention is given to Tenant under
paragraph (1) or unless the termination thereof is decreed by a court of competent jurisdiction. Tenant waives any right to the service of any notice of Landlord’s intention to reenter provided for by any present or future law. 

(c) Tenant’s Liability for Damages. If Landlord terminates this Lease pursuant to subsection (b), Tenant shall remain liable (in
addition to accrued liabilities) to the extent legally permissible for (i) the sum of (A) all Basic Rent, Additional Charges and additional rent provided for in this Lease until the date this Lease would have expired had such termination
not occurred accelerated and due and payable as of the date of default, and (B) any and all reasonable expenses incurred by Landlord in reentering the Leased Premises, repossessing the same, making good any default of Tenant, putting the same
in proper repair, reletting the same (including any and all reasonable attorneys’ fees and disbursements and reasonable brokerage fees incurred in so doing), and any and all expenses which Landlord may incur during the occupancy of any new
tenant (other than expenses of a type that are Landlord’s responsibility under the terms of this Lease); less (ii) the net proceeds of any reletting actually received by Landlord. Tenant agrees to pay to Landlord the difference between
items (i) and (ii) above with respect to each month during the Term, at the end of such month. Any suit brought by Landlord to enforce collection of such difference for any one month shall not prejudice

  
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Landlord’s right to enforce the collection of any difference for any subsequent month. In addition to the foregoing, Tenant shall pay to Landlord, whether or not the Lease is terminated such
sums as the court which has jurisdiction thereover may adjudge reasonable as attorneys’ fees with respect to any successful legal proceeding or action instituted by Landlord to enforce the provisions of this Lease. Landlord shall have the
right, at its sole option, to relet the whole or any part of the Leased Premises for the whole of the unexpired Term, or longer, or from time to time for shorter periods, for any rental then obtainable, giving such concessions of rent and making
such special repairs, alterations, decorations and paintings for any new tenant as Landlord, in its sole and absolute discretion, may deem advisable. Tenant’s liability under this subsection shall survive the institution of summary proceedings
and the issuance of any warrant thereunder. Landlord shall act in a commercially reasonable manner to relet the Leased Premises and otherwise mitigate its damages, but shall not be obligated to relet the Leased Premises if other space is available
in the Building. 
 (d) Liquidated Damages. If Landlord terminates this Lease pursuant to Section 16(b), Landlord shall have the
right, at any time, at its option, to require Tenant to pay to Landlord, on demand, as liquidated and agreed final damages in lieu of Tenant’s liability under Section 16(c), an amount equal to the difference between (i) Basic Rent and
Additional Charges, computed on the basis of the then-current annual rate of Basic Rent and Additional Charges and all fixed and determinable increases in Basic Rent which would have been payable from the date of such demand to the date when this
Lease would have expired, if it had not been terminated, and (ii) the fair market rental value of the Leased Premises over the same period (net of all expenses and all vacancy periods reasonably projected by Landlord), which difference shall be
discounted to the date of such demand at an annual rate of interest equal to the then-current yield on actively traded U.S. Treasury bonds with July-December, 2010 maturities, as published in the Federal Reserve Statistical Release for the week
before the date of such termination, plus one hundred fifty (150) basis points. Upon payment of such liquidated and agreed final damages, Tenant shall be released from all further liability under this Lease with respect to the period after the
date of such demand. 
 (e) Rights and Remedies Cumulative. The rights and remedies herein conferred are cumulative and not exclusive
of any other rights or remedies, and shall be in addition to every other right, power, and remedy that Landlord may have, whether specifically granted herein, or presently or hereafter existing at law, in equity, or by statute. 

16A. Landlord Default Provisions. 

(a) Landlord Default. Each of the following events shall be deemed to be, and is referred to in this Lease as, a “Landlord
Default”: 
 The neglect or failure of Landlord to perform or observe any of the terms, covenants or conditions contained in this
Lease on Landlord’s part to be performed or observed which is not remedied by Landlord (i) within thirty (30) days after Tenant shall have given to Landlord notice specifying such neglect or failure, or (ii) in the case of any
such neglect or failure which cannot with due diligence and in good faith be cured within thirty (30) days, within 

  
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such additional period, if any, as may be reasonably required to cure such default with due diligence and in good faith provided that Landlord commences the curing of the same within the 30-day
period and completes the cure within one hundred twenty (120) days after Tenant’s notice to Landlord (it being intended that, in connection with any such default which is not susceptible of being cured with due diligence and in good faith
within thirty (30) days, the time within which the Landlord is required to cure such default shall be extended for such additional period as may be necessary for the curing thereof with due diligence and in good faith but in no event longer
than one hundred twenty (120) days from the date of Tenant’s notice), it being agreed that any default which is not cured within one hundred twenty (120) days shall become a Landlord Default. 

(b) Tenant’s Rights upon Landlord Default. If Landlord commits a Landlord Default, Tenant may (i) recover from Landlord all
damages suffered by Tenant as a result of the Landlord Default (subject to any limitations on Landlord’s liability otherwise provided in this Lease), (ii) obtain injunctive or other equitable relief against Landlord (but only to the extent
such relief is otherwise available under applicable law), or (iii) without waiving any claim for damages, cure such Landlord Default, and any amount paid or any contractual liability incurred by Tenant in so doing shall be deemed paid or
incurred for the account of Landlord, and Landlord shall reimburse Tenant therefor plus interest at the Default Interest Rate. If Landlord fails to pay any such amount to Tenant within thirty (30) days of Tenant’s billing Landlord
therefor, and Landlord does not dispute either the basis for the alleged Landlord Default or Tenant’s bill, Tenant shall have the right to set off such amount against up to twenty-five percent (25%) of each future monthly payment of Basic
Rent and Additional Charges until Tenant is fully reimbursed for such amount. In addition, if Tenant obtains a final judgment against Landlord as a result of a Landlord Default, Tenant shall have the right to set off all post-judgment amounts due
against all future monthly payments of Basic Rent and Additional Charges until Tenant is fully reimbursed. Landlord shall be liable to Tenant for all reasonable attorneys’ fees and costs incurred by Tenant as a result of a Landlord Default.

 (c) Rights and Remedies Cumulative. The rights and remedies herein conferred are cumulative and not exclusive of any other rights
or remedies, and shall be in addition to every other right, power, and remedy that Tenant may have, whether specifically granted herein, or presently or hereafter existing at law, in equity, or by statute. 

17. Guaranty. Tenant shall provide a Guaranty in the form attached hereto as Exhibit G (the “Guaranty”)
from OM Financial Life Insurance Company (“Guarantor”) as security for the performance of Tenant’s covenants and obligations under this Lease for the Term. 

18. Bankruptcy Termination Provision. 

At Landlord’s election, this Lease shall automatically terminate and expire, without the performance of any act or the giving of any
notice by Landlord, upon the occurrence of any of the following events: (1) Tenant’s admitting in writing its inability to pay its debts generally as they become due, or (2) the commencement by Tenant of a voluntary case under the

  
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federal bankruptcy laws, as now constituted or hereafter amended, or any other applicable federal or state bankruptcy, insolvency or other similar law, or (3) the entry of a decree or order
for relief by a court having jurisdiction in respect of Tenant in an involuntary case under the federal bankruptcy laws, as now constituted or hereafter amended, or any other applicable federal or state bankruptcy, insolvency or other similar law,
and the continuance of any such decree or order unstayed and in effect for a period of thirty (30) consecutive days, or (4) Tenant’s making an assignment of all or a substantial part of its property for the benefit of its creditors,
or (5) Tenant’s seeking or consenting to or acquiescing in the appointment of, or the taking of possession by, a receiver, trustee or custodian for all or a substantial part of its property, or (6) the entry of a court order without
Tenant’s consent, which order shall not be vacated, set aside or stayed within thirty (30) days from the date of entry, appointing a receiver, trustee or custodian for all or a substantial part of its property. The provisions of this
Section shall be construed with due recognition for the provisions of the federal bankruptcy laws, where applicable, but shall be interpreted in a manner which results in a termination of this Lease in each and every instance, and to the fullest
extent, that such termination is permitted under the federal bankruptcy laws, it being of prime importance to the Landlord to deal only with tenants who have, and continue to have, a strong degree of financial strength and financial stability. 

19. Landlord May Perform Tenant’s Obligations. 

If Tenant shall fail to keep or perform any of its obligations as provided in this Lease with respect to (a) maintenance of insurance,
(b) repairs and maintenance of the Leased Premises, (c) compliance with Legal Requirements or Insurance Requirements, or (d) the making of any other payment or performance of any other obligation, then, except in a non-monetary
default where Tenant is diligently pursuing a cure and no emergency exists, Landlord may (but shall not be obligated to do so) upon the continuance of such failure on Tenant’s part for ten (10) days after notice to Tenant, or without
notice in the case of an emergency, and without waiving or releasing Tenant from any obligation, and as an additional but not exclusive remedy, make any such payment or perform any such obligation. All sums so paid by Landlord and all necessary
incidental costs and expenses, including attorneys’ fees and disbursements, incurred by Landlord in making such payment or performing such obligation, together with interest thereon from the date of payment at the Default Interest Rate, shall
be deemed additional rent and shall be paid to Landlord within thirty (30) days after demand or, at Landlord’s option, may be added to any installment of Basic Rent thereafter falling due, and if not so paid by Tenant, Landlord shall have
the same rights and remedies as in the case of a default by Tenant in the payment of Basic Rent. 
 20.
Subordination/Non-Disturbance. 
 (a) Non-Disturbance. Within ninety (90) days of the Lease Commencement Date, Landlord
shall procure for the benefit of Tenant a non-disturbance agreement from any Mortgagee, substantially in the form attached hereto as Exhibit H. In addition, in conjunction with any closing on financing or refinancing for the Building during
the Term, Landlord shall procure for the benefit of Tenant a non-disturbance agreement from each Mortgagee substantially in the form attached hereto as Exhibit H. 

  
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 (b) Mortgages. Subject to Section 20(a) above, this Lease and the
Leasehold Estate shall be subject and subordinate in priority to any existing or future Mortgage on the Building. If at any time or from time to time during the Term, a Mortgagee or prospective Mortgagee requests that this Lease have priority over
the lien of such Mortgage and all renewals, modifications, replacements, consolidations and extensions thereof and all advances made thereunder any interest thereon, Tenant shall, within thirty (30) days after receipt of a request therefor from
Landlord, execute, acknowledge and deliver any and all reasonable documents and instruments confirming the priority of this Lease. 

(c) Mortgagee’s Right to Cure. If (i) the Building or the Land, or both, or Landlord’s leasehold estate
in the Building or the Land, or both, is at any time subject to a Mortgage, and (ii) this Lease, or the Basic Rent and Additional Charges payable under this Lease, is assigned to the Mortgagee, and (iii) Tenant is given notice of such
assignment, including the name and address of the assignee, then, in that event, Tenant shall not terminate this Lease or make any abatement in the Basic Rent or Additional Charges payable hereunder for any default on the part of Landlord without
first giving notice, in the manner provided elsewhere in this Lease for the giving of notices, to such Mortgagee, specifying the default in reasonable detail, and affording such Mortgagee a reasonable opportunity to make performance, at its
election, for and on behalf of Landlord, except that (x) the Mortgagee shall have at least thirty (30) days to cure the default; (y) if such default cannot be cured with reasonable diligence and continuity within thirty
(30) days, the Mortgagee shall have any additional time as may be reasonably necessary to cure the default with reasonable diligence and continuity not to exceed one hundred eighty days (180) days; and (z) if the default cannot
reasonably be cured without the Mortgagee having obtained possession of the Building, the Mortgagee shall have such additional time as may be reasonably necessary under the circumstances to obtain possession of the Building and thereafter to cure
the default with reasonable diligence and continuity not to exceed one hundred eighty (180) days. If more than one Mortgagee makes a written request to Landlord to cure the default, the Mortgagee making the request whose lien is the most senior
shall have such right. This provision shall not preclude prudent and reasonable action by Tenant in the event of an emergency. 
 21.
Attornment. 
 In the event of (a) a transfer of Landlord’s interest in the Building, (b) the termination of any
ground or underlying lease of the Building or the Land, or both, or (c) the purchase or other acquisition of the Building or Landlord’s interest therein in a foreclosure sale or by deed in lieu of foreclosure under any Mortgage or pursuant
to a power of sale contained in any Mortgage, then in any of such events Tenant shall, at the request of Landlord or Landlord’s successor in interest, attorn to and recognize the transferee or purchaser of Landlord’s interest or the lessor
under the terminated ground or underlying lease, as the case may be, as Landlord under this Lease for the balance then remaining of the Term, and thereafter this Lease shall continue as a direct lease between such Person, as
“Landlord,” and Tenant, as “Tenant,” except that such lessor, transferee or purchaser shall not be liable for any act or omission of Landlord before such lease termination or before such Person’s succession to
title, nor be subject to any offset, defense or counterclaim accruing before such lease termination or before such Person’s succession to title, nor be bound by any payment of Basic Rent or Additional Charges before such lease termination or
before such Person’s 

  
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succession to title for more than one month in advance. Except as set forth above, the new landlord shall agree to undertake all obligations of Landlord hereunder. Tenant shall, within ten
(10) days after request by Landlord or the transferee or purchaser of Landlord’s interest or the lessor under the terminated ground or underlying lease, as the case may be, execute and deliver an instrument or instruments confirming the
foregoing provisions of this Section. Tenant hereby waives the provisions of any present or future law or regulation which gives or purports to give Tenant any right to terminate or otherwise adversely affect this Lease, or the obligations of Tenant
hereunder, upon or as a result of the termination of any such ground or underlying lease or the completion of any such foreclosure and sale. 

22. Quiet Enjoyment. 

Landlord covenants that Tenant, upon paying the Basic Rent and the Additional Charges provided for in this Lease, and upon performing and
observing all of the terms, covenants, conditions and provisions of this Lease on Tenant’s part to be kept, observed and performed, shall quietly hold, occupy and enjoy the Leased Premises during the Term without hindrance, ejection or
molestation by Landlord or any Person lawfully claiming through or under Landlord. 
 23. Landlord’s Right of Access to Leased
Premises. 
 (a) Landlord’s Right of Entry. Landlord and its agents, employees and contractors shall have the following
rights in and about the Leased Premises: (i) to enter the Leased Premises at all reasonable times to examine the Leased Premises or for any of the purposes set forth in this Section or for the purpose of performing any obligation of Landlord
under this Lease or exercising any right or remedy reserved to Landlord in this Lease, and if, in the case of an emergency, Tenant or its officers, partners, agents or employees shall not be personally present or shall not open and permit an entry
into the Leased Premises at any time when such entry shall be necessary, forcibly to enter the Leased Premises; (ii) to exhibit the Leased Premises to others at reasonable times and for reasonable purposes after notifying Tenant and obtaining
Tenant’s consent, which shall not be unreasonably withheld. Tenant may accompany Landlord and restrict sensitive areas of the Leased Premises; (iii) to make such repairs, alterations, improvements or additions, or to perform such
maintenance, including the maintenance of all plumbing, electrical and other mechanical facilities installed by Landlord, as Landlord may deem necessary or desirable consistent with the terms and conditions of this Lease; and (iv) to make such
repairs, alterations or improvements, or to perform maintenance, of all HVAC, elevator, plumbing, electrical and other mechanical facilities installed by Landlord, as may be required from time to time by this Lease to be made or performed by
Landlord. Landlord agrees to give reasonable advance notice before it exercises its rights under this subsection, except that Landlord may enter the Leased Premises without notice in the case of an emergency creating an imminent risk of injury to
person or damage to property. 

  
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 (b) Landlord’s Reservation of Rights in Adjacent Areas. Landlord reserves the right
to use, including access thereto through the Leased Premises, all parts (except surfaces facing the interior of the Leased Premises) of all exterior walls, windows and doors bounding the Leased Premises (including exterior Building walls, corridor
walls, doors and entrances), all terraces and roofs adjacent to the Leased Premises, all space in or adjacent to the Leased Premises used for shafts, stacks, stairways, chutes, pipes, conduits, ducts, fan rooms, heating, air-conditioning, plumbing,
electrical and other mechanical facilities installed by Landlord, service closets and other Building facilities. Nothing contained in this Section shall impose any obligation upon Landlord with respect to the operation, maintenance, alteration or
repair of the Leased Premises or the Building, except as expressly provided in this Lease. 
 (c) Effect of Landlord’s Entry.
The exercise by Landlord or its agents, employees or contractors of any right reserved to Landlord in this Section shall not constitute an actual or constructive eviction, in whole or in part, or entitle Tenant to any abatement or diminution of
rent, or relieve Tenant from any of its obligations under this Lease, or impose any liability upon Landlord, or its agents, or upon any lessor under any ground or underlying lease, by reason of inconvenience or annoyance to Tenant, or injury to or
interruption of Tenant’s business, or otherwise. Landlord agrees to exercise its rights under this Section in a manner reasonably designed to minimize interference with Tenant’s normal business operations, without any obligation, however,
to employ labor at overtime or other premium pay rates. 
 24. Limitation on Landlord’s Liability. 

(a) Accidents, etc. Except for damages resulting from the willful or grossly negligent act or omission (where applicable law imposes a
duty to act) of Landlord, its agents and employees, Landlord shall not be liable to Tenant or Tenant’s Associates for any damage or loss to the property of Tenant or others located in or on the Leased Premises, the Building or the Land, or for
any accident or injury, including death, to Persons or for any loss, compensation or claim, including claims for interruption or loss of Tenant’s business, based on, arising out of or resulting from the necessity of maintaining or repairing any
portion of the Building or the Parking Facilities; the use or operation (by Tenant or any other Person or Persons whatsoever) of any elevators, or heating, cooling, electrical, plumbing or other equipment or apparatus; the termination of this Lease
by reason of, or the occurrence of, damage or destruction of the Building or the Leased Premises; any fire, robbery, theft, and/or any other casualty; any unlawful breach of Landlord’s security system for the Building; any leaking in any part
or portion of the Leased Premises or the Building; any water, wind, rain, or snow that may leak into, or flow from, any part of the Leased Premises or the Building; any acts or omissions of any occupant of any space in the Building; any water, gas,
steam, fire, explosion, electricity or falling plaster; the bursting, stoppage or leakage of any pipes, sewer pipes, drains, conduits, appliances, sprinkler system, plumbing or other works; or any other cause whatsoever whether similar or dissimilar
to the foregoing. 
 (b) Parking Facilities. Except for damages resulting from the willful or negligent act or omission (where
applicable law imposes a duty to act) of Landlord, its agents and employees, Landlord shall not be liable for any damage or loss to any automobile (or any personal property therein) parked in or on the Parking Facilities or any other part of the
Land, or for any injury sustained by any individual in, on or about the Parking Facilities or any other part of the Land. 

  
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 (c) Liability Limited to Landlord’s Estate. Notwithstanding any provision to the
contrary, Tenant agrees that (i) the liability of Landlord and Landlord’s Partners for the satisfaction of any Claim shall be limited to Landlord’s Estate, (ii) no other properties or assets of Landlord, Landlord’s Partners
or the officers, directors, agents or employees of Landlord or any of Landlord’s Partners shall be subject to levy, execution or other enforcement procedures for the satisfaction of any Claim or any judgment based on a Claim, and (iii) if
Tenant acquires a lien on or interest in any other properties or assets of Landlord, any of Landlord’s Partners or any of the officers, directors, agents or employees of Landlord or any of Landlord’s Partners by judgment or otherwise,
Tenant shall promptly release such lien on or interest in such other properties and assets by executing, acknowledging and delivering to Landlord an instrument to that effect prepared by Landlord’s attorneys. For purposes of this subsection,
(x) the term “Landlord’s Estate” shall mean the estate and property of Landlord in and to the Building and the Land, (y) the term “Claim” shall mean any claim which Tenant may have against Landlord arising out of
or in connection with this Lease, the relationship of landlord and tenant or Tenant’s use of the Leased Premises, and (z) the term “Landlord’s Partners” shall mean, in the case of a Landlord which is a partnership, the
Persons who are partners in such partnership. 
 (d) This Section 24 is not intended to restrict Tenant from suing Landlord for a
breach of its contractual obligations hereunder. 
 25. Estoppel Certificates. 

Tenant agrees from time to time, within thirty (30) days after request therefor by Landlord, to execute, acknowledge and deliver to
Landlord a statement in writing certifying to Landlord, any Mortgagee, any assignee of a Mortgagee, or any purchaser, of the Building or the Land, or both, or any other Person designated by Landlord, as of the date of such statement, (i) that
Tenant is in possession of the Leased Premises; (ii) 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); (iii) whether or not there are then existing any set-offs or defenses known to Tenant against the enforcement of any right or remedy of Landlord, or any duty or obligation of Tenant, hereunder (and, if so, specifying the same in
detail); (iv) the dates, if any, to which any Basic Rent or Additional Charges have been paid in advance; (v) that Tenant has no knowledge of any uncured defaults on the part of Landlord under this Lease (or, if Tenant has knowledge of any
such uncured defaults, specifying the same in detail); (vi) that Tenant has no knowledge of any event having occurred that authorizes the termination of this Lease by Tenant (or, if Tenant has such knowledge, specifying the same in detail);
(vii) the amount of any Security Deposit held by Landlord; and (viii) any additional facts pertaining to this Lease reasonably requested by Landlord or any such Mortgagee, assignee of a Mortgagee or purchaser. Tenant shall also from time
to time, but no more than once per Lease year, within ten (10) days after request therefor by Landlord, deliver to Landlord a statement of financial position of Tenant, as of the most currently available date, prepared and signed by a an
officer of the Tenant. Tenant acknowledges that time is of the essence for the delivery by Tenant of the statements referred to in this Section. 

  
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 26. Surrender of Leased Premises. 

(a) Possession of Leased Premises. Tenant shall, on or before the last day of the Term, except as otherwise expressly provided
elsewhere in this Lease, remove all of Tenant’s Personal Property and peaceably and quietly leave, surrender and yield up to the Landlord the Leased Premises, free of subtenancies, broom clean and in good order and condition except for
reasonable wear and tear, damage by fire or other casualty, or conditions requiring repair by Landlord hereunder at Landlord’s expense. 

(b) Inspection of Leased Premises. At the time Tenant surrenders the Leased Premises at the end of the Term, or within three days
thereafter, Landlord and Tenant, or their respective agents, shall make an inspection of the Leased Premises and shall prepare and sign an inspection form to describe the condition of the Leased Premises at the time of surrender. 

27. Holding Over. 
 If
Tenant shall hold over possession of the Leased Premises after the end of the Term without the consent of the Landlord, Tenant shall be deemed to be occupying the Leased Premises as a Tenant from month to month, at one hundred fifty percent
(150%) of the Basic Rent, adjusted to a monthly basis provided that the first thirty (30) days shall be at the regular rate. Any hold over of possession of all or any part of the Leased Premises after the end of the Term shall be subject
to all other conditions, provisions and obligations of this Lease, including the obligation to pay Additional Charges, insofar as the same are applicable, or as the same shall be adjusted, to a month-to-month tenancy. 

28. Arbitration. 
 In any
case in which it is provided by the terms of this Lease that any matter shall be determined by arbitration, then such arbitration shall be in accordance with the Commercial Arbitration Rules then in effect of the American Arbitration Association.
The arbitration proceeding shall be conducted in Baltimore City, Maryland, by one arbitrator selected in accordance with the Commercial Arbitration Rules. Judgment upon the award rendered by the arbitrator may be entered in any court having
jurisdiction thereof. All direct and reasonable costs of the arbitration proceeding, including compensation of the arbitrator but excluding any compensation paid to counsel, agents, employees, and witnesses of either party, shall be borne equally by
the parties or as the arbitrator shall determine. 
 29. Parking. 

Subject to the provisions of Section 36, Tenant shall be guaranteed forty (40) Parking Spaces within the Parking Facilities for the
Term. 

  
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 (a) Tenant agrees to use the Parking Facilities for the parking of passenger automobiles and vans
and for no other purposes. 
 (b) During the initial Term, there shall be no separate charge for parking. Parking during any Renewal Period
shall be provided at market rates. 
 (c) Landlord and Tenant hereby acknowledge and agree that that certain Parking Agreement dated as of
June 20, 2000 between Landlord and Original Tenant has terminated and is of no further force and effect. 
 30. Transfer of
Landlord’s Interest. 
 If the original Landlord named in this Lease, or any successor to the original Landlord’s interest in
the Building, conveys or otherwise disposes of its interest in the Land and/or the Building, then upon such conveyance or other disposition all liabilities and obligations on the part of the original Landlord, or such successor Landlord, as Landlord
under this Lease, which accrue after such conveyance or disposition shall cease and terminate and each successor Landlord shall, without further agreement, be bound by Landlord’s covenants and obligations under this Lease, but only during the
period of such successor Landlord’s ownership of the Building. A copy of the recorded deed conveying the interest in the Building shall be satisfactory evidence of a successor Landlord’s interest. 

31. Leasing Commissions. 

Landlord and Tenant each represent and warrant to the other that, except for the Leasing Broker, neither of them has employed or dealt with
any broker or finder in carrying on the negotiations relative to this Lease. Landlord and Tenant shall each indemnify and hold harmless the other from and against any claim or claims for brokerage or other commission arising from or out of any
breach of the foregoing representation and warranty. Landlord recognizes that the Leasing Broker is entitled to the payment of a commission for services rendered in the negotiation and obtaining of this Lease, and Landlord has agreed to pay such
commission pursuant to a separate agreement. 
 32. Recordation. 

Tenant shall not record this Lease without the written consent of Landlord. Upon Landlord’s request or with Landlord’s written
consent, the parties agree to execute a short form of this Lease for recording purposes, containing such items as Landlord believes appropriate or desirable and excluding any economic terms, the expense thereof to be borne by Landlord. If such a
short form of this Lease is recorded, upon the termination of this Lease, Tenant shall execute, acknowledge, and deliver to Landlord all right, title, and interest of Tenant in and to the Premises arising from this Lease or otherwise, all without
cost or expense to Tenant. 

  
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 33. Commercial Purposes. 

The parties stipulate that the Premises is being leased exclusively for business, commercial, manufacturing, mercantile, or industrial
purposes within the meaning of Section 8-110(a) of the Real Property Article of the Annotated Code of Maryland, and that the provisions of Section 8-110(b) of such Article (or any future statute) pertaining to the redemption of
reversionary interests under leases shall be inapplicable. 
 34. General Provisions. 

(a) Binding Effect. The terms contained in this Lease shall be binding upon, and shall inure to the benefit of, the parties hereto and,
subject to the provisions of Section 15, each of their respective legal representatives, successors and assigns. 
 (b) Governing
Law. It is the intention of the parties hereto that this Lease shall be construed and enforced in accordance with the laws of the jurisdiction in which the Building is located. 

(c) Waivers. No failure by either party to insist upon the strict performance of any term of this Lease or to exercise any right or
remedy consequent upon a breach thereof, and no acceptance by Landlord of full or partial rent during the continuance of any such breach, shall constitute a waiver of any such breach or of any such term. No term of this Lease to be kept, observed or
performed by Landlord or by Tenant, and no breach thereof, shall be waived, altered or modified except by a written instrument executed by Landlord or by Tenant, as the case may be. No waiver of any breach shall affect or alter this Lease, but each
and every term of this Lease shall continue in full force and effect with respect to any other then existing or subsequent breach thereof. 

(d) Notices. Every notice, request, consent, approval or other communication (hereafter in this subsection collectively referred to as
“notices” and singly referred to as a “notice”) which Landlord or Tenant is required or permitted to give to the other pursuant to this Lease shall be in writing and shall be delivered personally or by overnight courier service
or shall be sent by certified or registered mail, return receipt requested, first-class postage prepaid, if to Landlord, at Landlord’s Notice Address, or if to Tenant, at Tenant’s Notice Address, or at any other address designated by
either party by notice to the other party pursuant to this subsection. Any notice delivered to a party’s designated address by (a) personal delivery, (b) recognized overnight national courier service, or (c) registered or
certified mail, return receipt requested, shall be deemed to have been received by such party at the time the notice is delivered to such party’s designated address. Confirmation by the courier delivering any notice given pursuant to this
subsection shall be conclusive evidence of receipt of such notice. Landlord and Tenant each agrees that it will not refuse or reject delivery of any notice given hereunder, that it will acknowledge, in writing, receipt of the same upon request by
the other party and that any notice rejected or refused by it shall be deemed for all purposes of this Lease to have been received by the rejecting party on the date so refused or rejected, as conclusively established by the records of the U.S.
Postal Service or the courier service. Notices are deemed given upon receipt or when delivery is refused. 

  
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 (e) Entire Agreement. This Lease contains the final and entire agreement between said
parties, and they shall not be bound by any terms, statements, conditions or representations, oral or written, express or implied, not contained in this Lease. However, the terms of this Lease shall be modified, if so required, for the purpose of
complying with or fulfilling the requirements of any Mortgagee secured by a first Mortgage that may now be or hereafter become a lien on the Building, provided, however, that such modification shall not be in substantial derogation or diminution of
any of the rights of the parties hereunder, nor increase any of the obligations or liabilities of the parties hereunder. 
 (f) Jury
Trial. Landlord and Tenant each hereby waives all right to trial by jury in any claim, action, proceeding or counterclaim by either Landlord or Tenant against the other on any matters arising out of or in any way connected with this Lease, the
relationship of Landlord and Tenant and/or Tenant’s use or occupancy of the Leased Premises. 
 (g) Venue. Tenant hereby waives
any objection to the venue of any action filed by Landlord against Tenant in any state or federal court in the jurisdiction in which the Building is located, and Tenant further waives any right, claim or power, under the doctrine of forum non
conveniens or otherwise, to transfer any such action filed by Landlord to any other court. 
 (h) Corporate Authority. Tenant
represents and warrants that it is authorized to execute this Lease. 
 (i) Time of the Essence. Time is of the essence in the
performance of all Tenant’s and Landlord’s obligations under this Lease. 
 (j) Invalidity and Reduction of Charges. If any
provision of this Lease shall be invalid, illegal or unenforceable, the validity, legality and enforceability of the remaining provisions shall not be affected thereby and the remainder of this Lease shall not be affected by such holding and shall
be fully valid and enforceable. In the event any late charge, interest rate or other payment provided herein exceeds the maximum applicable charge legally allowed, such late charge, interest rate or other payment shall be reduced to the maximum
legal charge, rate or amount. 
 (k) Captions. The captions in this Lease are for convenience only and shall not affect the
interpretation of the provisions hereof. 
 (l) No Partnership. This Lease is not intended to create a partnership or joint venture
between Landlord and Tenant in the conduct of their respective businesses. 
 (m) Counterparts. This Lease may be executed in several
counterparts, each of which shall be deemed to be an original, but all of which together shall constitute one and the same instrument. 

  
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 (n) Authority. If Tenant is a corporation, partnership or other legal entity, the
individual who executes and delivers this Lease on behalf of Tenant represents and warrants to Landlord that he or she is duly authorized to do so. 

(o) No Offer. The submission of an unsigned counterpart of this Lease to Tenant shall not constitute an offer or option to lease the
Leased Premises. This Lease shall become effective and binding only upon the execution and delivery by Landlord and Tenant. 
 (p)
Subordination of Landlord’s Lien. Following a written request from Tenant, Landlord shall subordinate any contractual or statutory lien it may have on Tenant’s equipment, furniture, moveable trade fixtures and other personal
property kept at the Premises to the lien of any bona fide vendor or lender providing financing for Tenant as long as the subordination agreement is reasonably satisfactory to Landlord. 

35. Options to Extend Term. 

(a) Renewal Options. Tenant shall have the option to renew the Term provided in Section 1(b) (the “Initial Term”)
for two (2) additional periods of five (5) years each (each a “Renewal Period”). Each renewal option shall be exercisable by Tenant by giving notice of the exercise of such renewal option (the “Renewal
Election”) to Landlord at least twelve (12) months before the expiration of the Initial Term, in the case of the first renewal option, or at least (12) months before the expiration of the first Renewal Period, in the case of the
second renewal option. Tenant may not exercise the renewal option for either renewal period if an Event of Default has occurred and has not been cured at the time of renewal. If Tenant timely exercises the options to renew this Lease in accordance
with the provisions of this Section, then the Term shall be extended accordingly. Except as otherwise expressly provided in this Section, each Renewal Period shall be upon the same terms, covenants and conditions set forth in this Lease with respect
to the Initial Term and Tenant’s obligations to pay Operating Expenses pursuant to Section 3(b) shall continue without interruption during each Renewal Period. All references in this Lease to the “Term” shall include each Renewal
Period for which Tenant shall have effectively exercised its renewal option. 
 (b) Rent per Square Foot During Renewal Periods. 

(1) Fair Market Rent. The Rent for the first Lease Year in each Renewal Period shall be an amount equal to the fair rental value (per
rentable square foot) of the Leased Premises plus one hundred percent (100%) of the fair rental value (market rate) of the Parking Spaces guaranteed by Section 29 as of the first day of such Renewal Period as determined by mutual agreement
between Landlord and Tenant or by appraisal by one or more commercial real estate brokers in the manner provided in subsection (2), but in no event shall the Basic Rent in the first Lease Year of any Renewal Period be less than the Basic Rent paid
during the last year of the Initial Term or first Renewal Period, as applicable. For each Lease Year (or part of a Lease Year) thereafter during such Renewal Period, the Rent Per Square Foot shall be an amount equal to one hundred three percent
(103%) of the Rent Per Square Foot for the immediately preceding Lease Year. 

  
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 (2) Method of Determining Basic Rent. If Tenant desires to exercise the applicable
renewal option provided by subsection (a), and if Landlord and Tenant are unable mutually to agree on the Rent for the first Lease Year in such Renewal Period at least four hundred twenty (420) days before the end of the last Lease Year in the
Initial Term or in the first Renewal Period, as applicable, Tenant shall notify Landlord of its desire to determine the Rent Per Square Foot by appraisal pursuant to this subsection not more than four hundred fifty (450) days and not less than
four hundred twenty (420) days before the end of the last Lease Year in the Initial Term or in the first Renewal Period, as applicable, and in such notice Tenant shall designate the broker appointed by it. The giving of such notice shall not
constitute an exercise of the option by Tenant. Within twenty (20) days thereafter, Landlord shall, by notice to Tenant, designate a second broker. If Landlord does not so designate a second broker within the twenty (20) day period, the
first broker appointed by Tenant shall proceed to make his valuation, in which case the fair rental value of the Leased Premises including the fair rental value (market rate) of the Parking Spaces guaranteed by Section 29 for the first Lease
Year in such Renewal Period shall be the amount determined by the first broker. Otherwise, each broker shall make an independent determination of the fair rental value of the Leased Premises including the fair rental value (market value) of the
Parking Spaces as of the first Lease Year of such Renewal Period. If the two brokers so appointed agree on the fair rental value of the Leased Premises including the fair rental value (market value) of the Parking Spaces guaranteed by
Section 29 within fifteen (15) days after the appointment of the second broker, the fair rental value of the Leased Premises including the fair rental value of the Parking Spaces guaranteed by Section 29 for the first Lease Year in
such Renewal Period shall be the amount determined by them. If the two brokers so appointed do not agree on the fair rental value of the Leased Premises including the fair rental value (market rate) of the Parking Spaces guaranteed by
Section 29 within fifteen (15) days after the appointment of the second broker, but if the difference between the fair rental value determined by each broker is not more than One Dollar ($1.00) per square foot, the fair rental value of the
Leased Premises including the fair rental value (market rate) of the Parking Spaces guaranteed by Section 29 for the first Lease Year in such Renewal Period shall be an amount equal to the quotient obtained by dividing the sum of the fair
rental value determined by each broker by two. If the two brokers so appointed do not agree on the fair rental value, and if the difference between the fair rental value determined by each broker is more than One Dollar ($1.00) per square foot, the
two brokers shall jointly appoint a third broker. If the two brokers so appointed shall be unable, within fifteen (15) days after the appointment of the second broker, either (i) to agree on the fair rental value of the Leased Premises
including the fair rental value (market rate) of the Parking Spaces guaranteed by Section 29 (or to disagree on such value with a difference of One Dollar ($1.00) or less per square foot) or (ii) to agree on the appointment of a third
broker, they shall give written notice of such failure to agree to the parties, and, if the parties fail to agree upon the selection of a third broker within ten (10) days after the brokers appointed by the parties give such notice, then within
ten (10) days thereafter either of the parties upon notice to the other party may request such appointment by the then President of the Baltimore City Board of Realtors (or any organization successor thereto), or in his failure to act, may
apply for such appointment to the Circuit Court for Baltimore City, Maryland. If a third broker is appointed, he shall make his valuation within fifteen (15) days after his appointment and the fair rental value of the Leased Premises including
the fair rental value (market rate) of 

  
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the Parking Spaces guaranteed by Section 29 for the first Lease Year of such Renewal Period shall be an amount equal to the quotient obtained by dividing the sum of the fair rental values
determined by the two brokers who were closest to each other in amount, by two. Notwithstanding anything in the foregoing to the contrary, Tenant shall exercise its option for any Renewal Period within thirty (30) days of the date Basic Rent
for the applicable Renewal Period is determined and in any event at least twelve (12) months prior to the expiration of the Initial Term or the first Renewal Period, as applicable. 

(3) Qualifications of Brokers and Method of Valuation. Each broker appointed pursuant to subsection (2) shall be an individual of
recognized competence who has had a minimum of ten (10) years’ experience in the leasing of commercial office space in the metropolitan Baltimore, Maryland area. All valuations of the fair rental value of the Leased Premises shall be in
writing and shall be expressed in terms of an annual rent per square foot of Rentable Area. Each broker shall determine the fair rental value of the Leased Premises, as a whole, as of the first day of the first Lease Year in the applicable Renewal
Period on the basis of all relevant factors affecting fair rental value, including the actual Operating Expenses for the calendar year ending during the Lease Year immediately preceding such Renewal Period, and any tenant concessions (such as free
rent and improvement allowances), then being offered to new tenants leasing space in the Building and other comparable buildings in Harbor East. The party appointing each broker shall be obligated, promptly after receipt of the valuation report
prepared by the broker appointed by such party, to deliver a copy of such valuation report to the other party in the manner provided elsewhere in this Lease for the giving of notices. If a third broker is appointed, the third broker shall be
directed, at the time of his appointment, to deliver copies of his valuation report, promptly after its completion, to Landlord and Tenant in the manner provided elsewhere in this Lease for the giving of notices. 

(4) Expenses of Brokers. The expenses of each of the first two brokers appointed pursuant to subsection (d) shall be borne by the
party appointing such broker. The expenses of the third broker appointed pursuant to subsection (d) shall be paid one-half by Landlord and one-half by Tenant. 

36. Contraction Option. 

Subject to the terms and conditions of this Section 36, in the event of a Material Change, which for purposes of this Section 36
only shall also include the outsourcing of functions performed from the Leased Premises such that the number of people working from the Leased Premises is one hundred thirty (130) or less for two (2) consecutive calendar quarters, Tenant
shall have the option (the “Contraction Option”) to eliminate from the Leased Premises one (1) full Floor comprising either the sixth (6th) Floor or the seventh (7th) Floor (the “Contraction Space”),
effective as of April 30, 2012 (the “Contraction Option Effective Date”). In addition, as of the Contraction Option Effective Date, the number of Parking Spaces provided to Tenant under Section 29 shall reduce to twenty
(20). The Contraction Option shall be subject to and conditioned upon Tenant giving written notice (the “Contraction Notice”) to Landlord of such election no later than nine (9) months following the Lease Commencement Date. In
the event of the exercise of the Contraction Option, Tenant shall pay the Contraction Fee (as defined 

  
 50 

 
below) to Landlord. Landlord shall notify Tenant of the amount of the Contraction Fee within thirty (30) days of Landlord’s receipt of the Contraction Notice and the Contraction Fee
shall be due and payable (i) one-half within fifteen (15) days after Landlord delivers to Tenant a statement of the Contraction Fee, and (ii) one-half by the Contraction Option Effective Date. The failure of Tenant to make any payment
of the Contraction Fee as and when due shall render Tenant’s exercise of the Contraction Option void. The “Contraction Fee” shall equal the unamortized amount of Landlord’s transaction costs allocable to the Contraction Space,
including, without limitation, brokerage and leasing commissions, and Landlord’s reasonable attorneys’ fees and expenses, as of the Contraction Option Effective Date, as amortized over a ten (10) year period, at an interest rate of
eight percent (8%). Any disputes with regard to the Contraction Fee shall not delay the due dates therefore but shall ultimately be resolved, upon written request of either party, by arbitration under Section 28 hereof. In the event Tenant
prevails in such arbitration, Landlord shall pay to Tenant any overpayment of the Contraction Fee within thirty (30) days after the determination by the arbiter. If Tenant shall effectively exercise the Contraction Option as set forth in this
Section 36, Tenant shall surrender to Landlord the Contraction Space as of the Contraction Option Effective Date in the condition required under this Lease for the surrender of the Leased Premises and Tenant shall, on or before the Contraction
Option Effective Date, at Tenant’s sole cost and expense, remove the internal staircase between the sixth (6th) and seventh (7th) Floors and repair any and all damage caused thereby, all to the reasonable satisfaction of Landlord.
Tenant’s failure to timely surrender the Contraction Space to Landlord upon the Contraction Option Effective Date shall subject Tenant to the holdover provisions of Section 27 with respect to such space. 

37. Storage Space. 

Tenant shall continue to be provided with one thousand (1,000) square feet of storage space in the Building during the Term, including
any Renewal Term, in the same location as currently located within the Building. The storage space is being leased in its “as-is” condition to Tenant and shall have heating, ventilating and air-conditioning service, at no additional cost
to Tenant, as exists as of the Lease Commencement Date. In addition, Tenant may make improvements to the storage space subject to Landlord’s approval, which shall not be unreasonably withheld. Tenant shall pay to Landlord, as Additional
Charges, rent for the storage space as follows: 
 INITIAL TERM 

 

													
	 Lease Year
	  	Rate Per
Sq. Ft.	 	  	Annual Storage
Space Rent	 	 	Monthly Storage
Space Rent	 
	 10/1/2010 – 9/30/2011
	  	$	8.06	  	  	$	8,060.00	  	 	$	671.67	  
	 10/1/2011 – 9/30/2012
	  	$	8.30	  	  	$	8,300.00	  	 	$	691.67	  
	 10/1/2012 – 9/30/2013
	  	$	8.55	  	  	$	8,550.00	  	 	$	712.50	  
	 10/1/2013 – 9/30/2014
	  	$	8.81	  	  	$	8,810.00	  	 	$	734.17	  
	 10/1/2014 – 9/30/2015
	  	$	9.07	  	  	$	9,070.00	  	 	$	755.83	  
	 10/1/2015 – 9/30/2016
	  	$	9.34	  	  	$	9,340.00	  	 	$	778.33	  
	 10/1/2016 – 9/30/2017
	  	$	9.62	  	  	$	9,620.00	  	 	$	801.67	  
	 10/1/2017 – 9/30/2018
	  	$	9.91	  	  	$	9,910.00	  	 	$	825.83	  
	 10/1/2018 – 9/30/2019
	  	$	10.21	  	  	$	10,210.00	  	 	$	850.83	  
	 10/1/2019 – 9/30/2020
	  	$	10.52	  	  	$	10,520.00	  	 	$	876.67	  
	 10/1/2020 – 5/31/2021
	  	$	10.84	  	  	$
 $
  
	10,840.00
 7,226.64

(8 months
	  
   

) 
	 	$	903.33	  

  
 51 

 FIRST RENEWAL PERIOD 

 

													
	 Lease Year
	  	Rate Per
Sq. Ft.	 	  	Annual Storage
Space Rent	 	  	Monthly Storage
Space Rent	 
	 6/1/2021 – 5/31/2022
	  	$	11.17	  	  	$	11,170.00	  	  	$	930.83	  
	 6/1/2022 – 5/31/2023
	  	$	11.51	  	  	$	11,510.00	  	  	$	959.17	  
	 6/1/2023 – 5/31/2024
	  	$	11.86	  	  	$	11,860.00	  	  	$	988.33	  
	 6/1/2024 – 5/31/2025
	  	$	12.22	  	  	$	12,220.00	  	  	$	1,018.33	  
	 6/1/2025 – 5/31/2026
	  	$	12.59	  	  	$	12,590.00	  	  	$	1,049.17	  

 SECOND RENEWAL PERIOD 
  

													
	 Lease Year
	  	Rate Per
Sq. Ft.	 	  	Annual Storage
Space Rent	 	  	Monthly Storage
Space Rent	 
	 6/1/2026 – 5/31/2027
	  	$	12.97	  	  	$	12,970.00	  	  	$	1,080.83	  
	 6/1/2027 – 5/31/2028
	  	$	13.36	  	  	$	13,360.00	  	  	$	1,113.33	  
	 6/1/2028 – 5/31/2029
	  	$	13.76	  	  	$	13,760.00	  	  	$	1,146.67	  
	 6/1/2029 – 5/31/2030
	  	$	14.17	  	  	$	14,170.00	  	  	$	1,180.83	  
	 6/1/2030 – 5/31/2031
	  	$	14.60	  	  	$	14,600.00	  	  	$	1,216.67	  

 38. Satellite Dish. 

Landlord shall continue to make available to Tenant, without any rental or other charge, except as provided below, an area on the Roof, in its
present location, measuring approximately twenty (20) feet by twenty (20) feet, together with an easement thereto, for the purposes of the continued operation and maintenance of a receiving satellite dish and communications equipment. The
size and type of such satellite dish and equipment shall be at the sole discretion of Tenant subject only to applicable governmental regulations. The continued operation, including any replacement, repair or maintenance, of the satellite dish and
equipment shall be at the sole cost and expense of Tenant and Tenant shall promptly repair any damage to the Roof resulting from the operation, replacement, repair or maintenance of such satellite dish and equipment. 

Tenant shall also pay reasonable administrative expenses incurred by Landlord, if any, arising out of or in connection with the replacement,
repair and operation of such satellite dish and equipment. If as a direct cause of Tenant’s operation of such satellite dish and equipment, Landlord is unable to lease all or any part of the remainder of the Roof to prospective tenants, then
Tenant shall be obligated to pay rent on that portion of the Roof it occupies at 

  
 52 

 
market rates. Landlord further agrees that it will not lease any other portion of the Roof to any tenant or permit any tenant to use the Roof in a manner which will materially and adversely
affect Tenant’s use of the Roof for the purposes intended hereby. Tenant may terminate its use of the Roof at any time during the Term, or any renewals, upon written notice to Landlord. Following such notice, Tenant shall remove the satellite
dish and equipment and promptly repair any damage to the Roof resulting from such removal. 
 39. Intentionally Deleted. 

40. Subject to REA. 

This Lease shall be subject to the Reciprocal Easement Agreement dated May 26, 1999 and recorded at Liber SEB No. 8595, folio 343 as
confirmed in Liber SEB No. 8796, folio 017 and as amended on February 29, 2000, and any and all easements granted to Trigen-Inner Harbor East, LLC to construct and operate the Trigen plant to be located on the roof of the Building and to
the lease dated February 29, 2000 between Trigen-Inner Harbor East, LLC and Landlord. 
 41. Costs of Enforcement. 

In the event that Landlord or Tenant shall bring an action to recover any sum due hereunder or for any breach hereunder and shall obtain a
judgment in its favor, or in the event that Landlord or Tenant shall retain an attorney for the purpose of collecting any sum due hereunder or construing or enforcing any of the terms or conditions hereof or protecting its interest in any
bankruptcy, receivership, or insolvency proceeding or otherwise against the other, the prevailing party shall be entitled to recover all reasonable costs and expenses incurred, including reasonable attorneys’ and legal assistants’ fees
prior to trial, at trial, and on appeal and for post-judgment proceedings. 
 42. Rule Against Perpetuities. 

Notwithstanding any provision in this Lease to the contrary, if the Term has not commenced within three (3) years after the date of this
Lease, this Lease shall automatically terminate on the third (3rd) anniversary of the date hereof. The sole purpose of this provision is to avoid any possible interpretation that this Lease violates the Rule Against Perpetuities or other rule
of law against restraints on alienation. 
 [SIGNATURES APPEAR ON FOLLOWING PAGE.] 

  
 53 

 IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be signed by their duly
authorized partners or officers as of the day and year first above written. 
  

							
	WITNESS:	 		 	 LANDLORD:
  

HARBOR EAST PARCEL C—COMMERCIAL, LLC

				
		 		 	By:	 	Harbor East Parcel C—Manager, LLC, its sole
		 		 		 	Managing Member
		 		 		 	
		 		 	By:	 	Presidential Investors Limited Partnership,
		 		 		 	LLLP, its sole Member
		 		 		 	
		 		 	By:	 	H&S Properties Development Corp.,
		 		 		 	its sole General Partner

									
					
	/s/ Patricia Ann Berkey	 		 	By:	 	/s/ Michael S. Beatty	 	(SEAL)
		 		 		 	Name: Michael S. Beatty	 	
		 		 		 	Title: President	 	

  

									
	WITNESS:	 		 	TENANT:	 	
				
		 		 	OLD MUTUAL BUSINESS SERVICES, INC.	 	
					
	/s/ Witness (illegible)	 		 	By:	 	/s/ Barry G. Ward	 	(SEAL)
		 		 		 	Name: Barry G. Ward	 	
		 		 		 	Title: Executive Vice President & CFO	 	

  
 54EX-10.4

 Exhibit 10.4 

LEASE 
 FALLBROOK TOWN
CENTER 
 SOUTHEAST RETAIL BUILDING 

575 FALLBROOK BLVD. 
 LINCOLN,
NEBRASKA 68521 
 Fidelity & Guaranty 

Life Business Services, 

Inc. 
 Suite #202 

 TABLE OF CONTENTS 
  

							
	 	 	 	  	Page	 
		
	 Definitions
	  			
		
	 Specific Provisions of the Lease
	  			
		
	 Article 1 Specific Provisions, Exhibits and Special Conditions
	  	 	2	  
	1.1	 	 Premises
	  	 	2	  
	1.2	 	 Dates & Term
	  	 	2	  
	1.3	 	 Parking
	  	 	3	  
	1.4	 	 Monthly Rent
	  	 	3	  
	1.5	 	 Security Deposit
	  	 	3	  
	1.6	 	 Permitted Use of Premises
	  	 	3	  
	1.7	 	 Landlord’s Address
	  	 	3	  
	1.8	 	 Tenant’s Address
	  	 	4	  
	1.9	 	 Exhibits
	  	 	4	  
	1.10	 	 Special Conditions
	  	 	4	  
		
	 General Conditions of the Lease
	  			
		
	 Article 2 Premises
	  	 	4	  
	2.1	 	 Demise
	  	 	4	  
	2.2	 	 Rights Reserved to Landlord
	  	 	5	  
		
	 Article 3 Term
	  	 	5	  
	3.1	 	 Term of Lease
	  	 	5	  
	3.2	 	 Definition of Lease Year
	  	 	5	  
		
	 Article 4 Rent and Certain Other Amounts Payable by Tenant
	  	 	5	  
	4.1	 	 Base Rent
	  	 	5	  
	4.2	 	 Area Calculations
	  	 	6	  
	4.3	 	 Tenant’s Proportionate Share
	  	 	7	  
	4.4	 	 Operating Expense Rent
	  	 	7	  
	4.5	 	 Definition of Building and Second Floor Operating Expenses
	  	 	9	  
	4.6	 	 Definition of Town Center Operating Expenses
	  	 	10	  
	4.7	 	 Reimbursement For Repairs
	  	 	11	  
	4.8	 	 Late Payment Charges
	  	 	11	  
	4.9	 	 Tax on Rent and Other Payments
	  	 	11	  
	4.10	 	 Conveyance Tax
	  	 	12	  

  
 i 

							
	4.11	 	 No Rent Reduction
	  	 	12	  
	4.12	 	 Relief of Rent Obligation for Landlord’s Delay
	  	 	12	  
		
	 Article 5 Business Operations
	  	 	12	  
	5.1	 	 Permitted Use of Premises
	  	 	12	  
	5.2	 	 Prohibited Use of Premises
	  	 	12	  
	5.3	 	 Hours of Operation
	  	 	13	  
	5.4	 	 Parking
	  	 	13	  
	5.5	 	 Signage
	  	 	13	  
	5.6	 	 Security
	  	 	13	  
	5.7	 	 Name
	  	 	14	  
		
	 Article 6 Services Provided by Landlord
	  	 	14	  
	6.1	 	 Standard Services
	  	 	14	  
	6.2	 	 Interior Common Area Maintenance
	  	 	15	  
	6.3	 	 Exterior Common Area Maintenance
	  	 	15	  
	6.4	 	 Security Services
	  	 	15	  
	6.5	 	 Discontinuance of Service
	  	 	15	  
	6.6	 	 Energy and Water Shortage
	  	 	15	  
	6.7	 	 Charge for Providing Extraordinary Property and Services
	  	 	15	  
	6.8	 	 Limitation on Liability
	  	 	16	  
	6.9	 	 Service Contracts
	  	 	16	  
		
	 Article 7 Improvements, Alterations and Renovations by Tenant
	  	 	16	  
	7.1	 	 Preconditions to Improvements, Alterations and Renovations
	  	 	16	  
	7.2	 	 Consent Required
	  	 	16	  
	7.3	 	 Governmental Permits
	  	 	17	  
	7.4	 	 Insurance
	  	 	17	  
	7.5	 	 Protection Against Liens
	  	 	17	  
	7.6	 	 Alterations Belong to Landlord
	  	 	18	  
	7.7	 	 Exterior Improvements
	  	 	18	  
		
	 Article 8 Repairs by Tenant
	  	 	18	  
	8.1	 	 Repairs by Tenant
	  	 	18	  
	8.2	 	 Right to Cure Tenant’s Default
	  	 	18	  
		
	 Article 9 Improvements and Repairs by Landlord
	  	 	19	  
	9.1	 	 Alterations, Additions or Capital Improvements by Landlord
	  	 	19	  
	9.2	 	 Repairs by Landlord
	  	 	19	  

  
 ii 

							
		
	 Article 10 Assignment, Subletting and Mortgaging by Tenant
	  	 	19	  
	10.1	 	 Intent
	  	 	19	  
	10.2	 	 Consent Required
	  	 	19	  
	10.3	 	 Assumption by Assignee
	  	 	20	  
	10.4	 	 Continuing Liability
	  	 	20	  
		
	 Article 11 Subordination, Attornment and Mortgage Requirements
	  	 	20	  
	11.1	 	 Subordination and Attornment
	  	 	20	  
	11.2	 	 Requirements of Landlord’s Mortgagee
	  	 	20	  
	11.3	 	 Estoppel Certificates
	  	 	21	  
		
	 Article 12 Indemnification
	  	 	21	  
		
	 Article 13 Insurance
	  	 	21	  
	13.1	 	 Landlord’s Insurance
	  	 	21	  
	13.2	 	 Tenant’s Insurance
	  	 	22	  
	13.3	 	 Policy Forms
	  	 	23	  
	13.4	 	 Certificates of Insurance
	  	 	24	  
	13.5	 	 Increased Hazards
	  	 	24	  
	13.6	 	 Waiver of Subrogation
	  	 	24	  
		
	 Article 14 Damage and Restoration
	  	 	25	  
	14.1	 	 Repairs by Landlord
	  	 	25	  
	14.2	 	 Repairs by Tenant
	  	 	26	  
	14.3	 	 Abatement of Rent
	  	 	26	  
		
	 Article 15 Condemnation
	  	 	26	  
	15.1	 	 Termination of Lease as to Portion Taken
	  	 	26	  
	15.2	 	 Options to Terminate
	  	 	26	  
		
	 Article 16 Environmental Matters
	  	 	27	  
	16.1	 	 Prudent Environmental Management Practices
	  	 	27	  
	16.2	 	 Survival
	  	 	27	  
		
	 Article 17 Default by Tenant
	  	 	28	  
	17.1	 	 Anticipatory Repudiation
	  	 	28	  
	17.2	 	 Definition of Default
	  	 	28	  
	17.3	 	 Landlord’s Remedies
	  	 	29	  
	17.4	 	 Remedies are Cumulative
	  	 	30	  

  
 iii 

							
		
	 Article 18 Possession, Surrender and Termination
	  	 	31	  
	18.1	 	 Possession
	  	 	31	  
	18.2	 	 Holding Over With Landlord’s Consent
	  	 	31	  
	18.3	 	 Surrender
	  	 	31	  
	18.4	 	 Tenant’s Right to Terminate
	  	 	32	  
	18.5	 	 Compliance with Applicable Law
	  	 	32	  
	18.6	 	 Continuing Obligations
	  	 	32	  
		
	 Article 19 Access of Landlord to the Premises
	  	 	33	  
	19.1	 	 Right of Access
	  	 	33	  
	19.2	 	 No Restricted Access
	  	 	33	  
	19.3	 	 Prospective Tenants
	  	 	33	  
		
	Article 20 Waiver	  	 	34	  
	20.1	 	 Waiver
	  	 	34	  
		
	 Article 21 Landlord’s Liability
	  	 	34	  
	21.1	 	 Landlord’s Failure to Perform
	  	 	34	  
	21.2	 	 Non-Liability of Landlord
	  	 	34	  
	21.3	 	 Damage Caused by Other Tenants and Persons
	  	 	35	  
	21.4	 	 Sale or Assignment by Landlord
	  	 	35	  
	21.5	 	 Limitation on Liability
	  	 	35	  
	21.6	 	 Commercial Purposes
	  	 	35	  
		
	 Article 22 Force Majeure
	  	 	35	  
		
	 Article 23 Interest
	  	 	36	  
		
	 Article 24 Miscellaneous
	  	 	36	  
	24.1	 	 Limitation of Interests
	  	 	36	  
	24.2	 	 Time of Essence
	  	 	36	  
	24.3	 	 Execution by Landlord
	  	 	36	  
	24.4	 	 Renewal
	  	 	36	  
	24.5	 	 Notices
	  	 	36	  
	24.6	 	 Reimbursement of Landlord’s Processing Costs
	  	 	37	  
	24.7	 	 Severability
	  	 	37	  
	24.8	 	 Entire Agreement
	  	 	37	  
	24.9	 	 Successors
	  	 	37	  
	24.10	 	 Joint and Several Obligations
	  	 	37	  
	24.11	 	 Choice of Law
	  	 	37	  
	24.12	 	 Article and Section Headings
	  	 	37	  

  
 iv 

							
	24.13	 	 Short-Form Lease
	  	 	37	  
	24.14	 	 Dispute Resolution
	  	 	38	  
	24.15	 	 Right of First Refusal
	  	 	38	  

 Signature Page 

Exhibits 

  
 v 

 DEFINITIONS 

Premises. The term “Premises,” includes and shall be deemed to include the space demised hereunder and all improvements
comprising or built in the space hereby demised, whether in existence at the time of execution of this Lease or installed thereafter. The space demised hereunder shall consist of the area indicated by the cross-hatched portion of Exhibit A-1
and is bounded by the interior surfaces of the perimeter walls and windows, the surfaces of interior load-bearing walls, the top of the floor slab and the bottom of the floor or roof slab of the floor or roof above. 

Improvements. The term “Improvements” shall include all improvements existing at the commencement of the Term or at any time
thereafter built by anyone in the Premises, including, without limitation, all walls and partitions; all interior finishes including wall and floor coverings; all ceilings and ceiling mounted light fixtures; all interior windows and window
coverings; all doors and hardware, all mechanical, plumbing, fire protection, telecommunications, security and electrical systems, devices and equipment; and all other fixtures of all kinds serving other portions of the Building which may pass
through the Premises. 
 Fixtures. The term “Fixtures” or “Trade Fixtures” shall include all personal property,
furnishings and equipment presently located in or thereafter installed by or at the expense of Tenant, affixed to the Premises and used in the operation of the Tenant’s business. Such Fixtures shall remain the property of Tenant and Tenant may
remove the same or any part thereof at any time during the term hereof, provided that Tenant, at its sole cost and expense, shall make any repairs to the Premises occasioned by such removal. 

Building. The term “Building” means the building located at the southeast corner of Fallbrook Blvd. and NW 6th Street, identified by street address 575 Fallbrook Blvd., Lincoln, Nebraska, 68521, and as shown on Exhibit A-2. 

Property. The term “Property” means the parcel of ground identified by the City of Lincoln as Lot 4, Block 4, Fallbrook 17th Addition, upon which the Building is located and includes all improvements thereon. 

Town Center. The term “Town Center” means all buildings and all improvements which may exist from time-to-time on all of the
property shown in Exhibit A-2, identified by the City of Lincoln as Lot 1, Block 1; Lot 1, Block 2; Lot 1, Block 3; Lots 1-4, Block 4; and Lots 1-2, Block 5 all in Fallbrook 17th Addition.
The Town Center shall include all streets, roadways, parking areas and sidewalks adjacent thereto to the extent that they are constructed and maintained as private improvements. 

 THIS LEASE, made and entered into this 14th
day of November 2011 by and between NEBCO, INC., a Nebraska corporation, (the “Landlord”), and Fidelity & Guaranty Life Business Services, Inc. (the “Tenant”). 

SPECIFIC PROVISIONS OF THE LEASE 

ARTICLE 1 
 SPECIFIC
PROVISIONS, EXHIBITS AND SPECIAL CONDITIONS 
 The following Specific Provisions contained in Article 1 of this Lease
(“Specific Provisions”) are an integral part of this lease. References in the Specific Provisions, Exhibits and other sections are for convenience and designate some of the General Conditions, Exhibits and other sections where
Specific Provisions are discussed. Each reference in this lease to any of the Specific Provisions shall be construed to incorporate all the terms under each such Specific Provision. If there are any conflicts between the provisions of the Specific
Provisions, the General Conditions contained in Articles 2 through 24, inclusive (“General Conditions”), and any Exhibits attached hereto, the terms of the Specific Provisions and thereafter the terms of the General
Conditions shall control. 
 1.1 Premises. 

(a) Floor: SECOND Suite Number: 202 

(b) Rentable Area: 3,405 Sq. Ft. (2,957 Usable) as outlined in Exhibit A-1 

(c) Proportionate Share of the Building: 7.76% 

(d) Proportionate Share of the Second Floor: 15.94% 

(e) Proportionate Share of the Town Center: 2.15% of 137,653 planned buildable sq. ft. 

1.2 Dates & Term. 
 (a) The
“Commencement Date” of the Lease shall be 2/1/2012. 
 (b) The initial “Term” of this lease shall be for
Five (5) Years and Zero (0) Months, commencing on the Commencement Date and ending no later than midnight on 1/31/2017 (“Termination Date”). 

(c) Tenant’s obligation to pay Base Rent shall commence on 2/1/2012. Thereafter, Base Rent shall be payable as provided in Article
4. 

  
 2 

 (d) Tenant’s obligation to pay Operating Expense Rent shall commence on 2/1/2012.
Thereafter, Operating Expense Rent shall be payable as provided in Article 4. 
 1.3 Parking. All building employees and Second Floor tenants
shall park in the rear (Southeast) side parking lot. Fallbrook Blvd & 6th St. parking magazines shall be for visitors and 1st floor
retail clientele. 
 1.4 Monthly Rent. 

(a) Base Rent. Tenant shall pay on a monthly basis 1/12th of the annual rent
scheduled below payable as defined in Article 4. 
  

						
	 Period
	  	Per Square Foot Per Year of Rentable Area
	 Year One
	  	 	$	15.00	 
	 Year Two
	  	 	$	15.30	 
	 Year Three
	  	 	$	15.60	 
	 Year Four
	  	 	$	15.92	 
	 Year Five
	  	 	$	16.24	 

 (b) Operating Expense Rent. In addition to the Base Rent payable by Tenant, Tenant shall pay monthly
Tenant’s Proportionate Share of estimated Building Operating Expenses and Town Center Operating Expenses as defined in Article 4. 

(c) Tenant’s Base Rent Rate reflects an 2% annual escalator. 

(d) Upon 120 days’ notice to Landlord, Tenant may elect to extend the term of this lease for a period of Five (5) additional years
pursuant to the current terms of the lease. A 2% escalator on base rent will still apply using the next year in succession after Year 5 of the current terms (i.e. – Year 6 will start at $16.56 and so on). 

1.5 Security Deposit. $8512.50 (Two Month’s Rent) Security Deposit shall be refundable upon full performance of Lease terms herein. 

1.6 Permitted Use of Premises. The Premises are to be used for Professional Office space and Tenant is entitled to quiet enjoyment of the Premises in
connection with the use of the Premises as such. 
 1.7 Landlord’s Address. 

Nebco, Inc. 

1815 Y Street 

Lincoln, Nebraska 68508 

P: 402-434-1212, F 402-434-1799 

  
 3 

 1.8 Tenant’s Address. 

Fidelity & Guaranty Life Business Services, Inc. 

c/o Russell Laws 

1001 Fleet Street 

Baltimore, MD 21202 
 1.9
Exhibits. The following drawings and Special Provisions are attached hereto as Exhibits and by this reference are made a part of this Lease: 

Exhibit A-1: Floor Plan Indicating the Premises 
 Exhibit A-2:
Site Plan of Town Center Indicating Building and Premises Location 
 Exhibit B-1: Rules and Regulations – Building 

Exhibit B-2: Rules and Regulations – Town Center 
 Exhibit
C: Landlord and Tenant’s Construction Obligations 
 Exhibit D: Tenant Signage 

Exhibit E: Hours of Operation 
 1.10 Special Conditions.

 GENERAL CONDITIONS OF THE LEASE 

ARTICLE 2 

PREMISES 
 2.1 Demise.
Landlord hereby leases to Tenant, and Tenant hereby leases and hires from Landlord, upon the terms and conditions herein set forth, those certain premises described in Section 1 and all subdivisions thereof, which are identified on
Exhibit A-1 attached hereto. The Premises are situated in the Southeast Retail Building, 575 Fallbrook Blvd, Lincoln, Nebraska 68521, identified on Exhibit A-2 attached hereto, in the Fallbrook Town Center. In addition to the Premises,
Tenant shall, as an appurtenance thereto, have full right of access to the Premises over and across such entrances, lobbies, halls and corridors, as Landlord may from time to time designate and provide for common use by tenants in the Building.
Additionally, Tenant shall have full right of use of walkways, roadways, driveways and parking areas as Landlord may from time to time designate and provide for the common use of tenants in the Town Center. 

  
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 2.2 Rights Reserved to Landlord. It is understood and acknowledged that this Lease shall be subject to any
encumbrance shown on the title to the property on which the Building is located as such encumbrances affect Landlord’s interests in the property described therein, and that, except for the rights specifically and expressly granted to Tenant by
this Lease, Landlord reserves all rights to the Premises, including but not limited the right to grant or relocate easements for the Building or in regard to the Premises, the exclusive rights to use those sections of the building not within the
Premises, the exclusive rights to maintain, use, and/or repair utility and similar structures in and about the Premises and the Building, and the exclusive right to increase, change, reduce, or alter the size, configuration, layout, and/or location
of any entrance or other common area in the Building. 
 ARTICLE 3 

TERM 
 3.1 Term of Lease.
Subject to sooner termination as hereinafter provided, the Term of this Lease shall commence on the Commencement Date, and shall end on the Termination Date. 

3.2 Definition of Lease Year. “Lease Year” means a period of twelve (12) consecutive full calendar months. The number of Lease
Years comprising the Term is specified in Section 1.2 above. The first Lease Year shall begin on the Commencement Date, if such Commencement Date shall occur on the first day of a calendar month. If the Commencement Date does not fall on
the first day of a calendar month, the first Lease Year shall commence on the first day of the calendar month immediately following the month in which the Term would otherwise have commenced. Each succeeding Lease Year shall commence on the
anniversary date of the first Lease Year. 
 ARTICLE 4 

RENT AND CERTAIN OTHER AMOUNTS PAYABLE BY TENANT 

4.1 Base Rent. Commencing on the Commencement Date, Tenant shall pay to Landlord monthly in advance throughout the Term, Base Rent for the Premises in
the amount(s) specified in Article 1 of this Lease, in United States currency, over and above all other charges herein set forth and without any set-off or counterclaim whatsoever; provided, however, that rent shall be subject to adjustment
as provided in this Lease. Rent payable for any portion less than all of a calendar month shall be prorated on a per diem (thirty (30) day month basis). All payments of rent after the first payment shall be paid without notice on or before the
first day of each and every calendar month during the Term or any extension thereof. 

  
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 4.2 Area Calculations. 

(a) Building Rentable Area. Since the First and Second Floors will function independently, they will be treated independently in
calculating their respective Rentable Areas. Therefore, the Building Rentable Area shall be the sum of First Floor Rentable Area and Second Floor Rentable Area as defined below. The Rentable Areas are subject to adjustment from time to time to
correct any error in measurement or if changes are made to the Building, and Tenant’s Proportionate Share shall be adjusted accordingly. 

(b) First Floor Useable Area. First Floor Usable Area shall mean that area of the First Floor computed by measuring to the interior
finish of exterior or other permanent walls, and to the inside face of exterior glass walls where at least fifty percent (50%) of the outer Building wall is glass. No deductions shall be made for columns and projections necessary to the
Building. 
 (c) First Floor Rentable Area shall be derived by adding the area of the first floor building service rooms and Building
Common areas to the First Floor Useable Area. 
 (d) First Floor Load Factor shall be derived by dividing the First Floor Rentable
Area by the First Floor Useable Area. 
 (e) Second Floor Useable Area. The Second Floor is intended to become permanently configured
for multi-tenant occupancy. Therefore, Useable Area shall mean that area of the Building actually useable to a tenant and does not include corridors, janitor rooms, mechanical and electrical rooms, washrooms or building lobby areas. The Useable Area
shall be computed by measuring to the interior finish of exterior or other permanent walls, and to the inside face of exterior glass walls where at least fifty percent (50%) of the outer Building wall is glass. No deductions shall be made for
columns and projections necessary to the Building. 
 (f) Second Floor Rentable Area shall be derived by adding the area of the first
floor elevator/stair lobby, the elevator equipment room, the second floor elevator/stair lobby, the second floor restrooms, other second floor building service rooms and the second floor common corridor, to the Second Floor Useable Area. 

(g) Second Floor Load Factor shall be derived by dividing the Second Floor Rentable Area by the Second Floor Useable Area. 

(h) Tenant Usable Area shall mean that area of the Premises computed by measuring to the interior finish of exterior or other permanent
walls, to the interior finish of corridor walls (if any), to the center of partitions that separate the Premises from adjoining premises not leased by Tenant, and to the inside face of exterior glass walls where at least fifty percent (50%) of
the outer Building wall is glass. No deductions shall be made for columns and projections necessary to the Building. 
 (i) Tenant
Rentable Area shall be derived by multiplying the Tenant’s Useable Area by the applicable Floor Load Factor. 

  
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 4.3 Tenant’s Proportionate Share. 

(a) Tenant’s Proportionate Share of the Building shall be calculated by dividing the Tenant’s Rentable Area by the
Building’s Rentable Area. 
 (b) Tenant’s Proportionate Share of the Second Floor, if applicable, shall be calculated by
dividing the Tenant’s Rentable Area by the Second Floor Rentable Area. 
 (c) Tenant’s Proportionate Share of the Town
Center shall be calculated by dividing the Tenant’s Rentable Area by the Town Center Rentable Area. 
 4.4 Operating Expense Rent. 

(a) Payment of Operating Expense Rent. Prior to the beginning of each calendar year during the term of this Lease, Landlord shall make
its best estimate of Tenant’s Operating Expense Rent for that calendar year, and Landlord may revise that estimate from time to time during that calendar year, in accordance with changing conditions provided that Landlord provides Tenant with
documentation satisfactory to Tenant that justifies the revision. For each and every calendar month during the Term, Tenant shall pay to Landlord in addition to the base rent specified above and at the same time and place as such rent is payable to
Landlord, one-twelfth of Tenant’s estimated Operating Expense Rent. Said fraction of the estimated Operating Expense Rent shall be paid in advance, without any offsets or deductions. Operating Expense Rent for any portion less than all of a
calendar month shall be prorated on a per diem (thirty (30) day month) basis. After the end of each calendar year, Landlord shall compute the actual Operating Expenses for such calendar year and notify Tenant of any correction from the
estimated Operating Expenses for the preceding calendar year as soon as reasonably possible after the end of each such year. Within thirty (30) days after the giving of notice that the actual Operating Expenses were greater than the estimated
Operating Expenses, Tenant shall pay to Landlord an amount equal to Tenant’s Proportionate Share of the excess of the actual Building Operating Expenses over the estimated Operating Expenses for the preceding year. Should it be determined that
the actual Operating Expenses for any calendar year were less than the estimated Operating Expenses, Tenant shall be entitled to a credit against future payments of rent, or a refund in the case of the last year of the Term, in an amount equal to
Tenant’s Proportionate Share of the difference between the actual Operating Expenses and the estimated Operating Expenses. Operating Expenses shall not include financing and mortgage costs, depreciation expense, advertising for vacant space or
building promotion, executive salaries, the cost of tenant vacant space or improvements, ground rent, leasing commissions, the cost of tenant improvements, legal fees for leasing vacant space in the building or enforcing Landlord’s rights under
leases with tenants for space in the building, the cost of capital improvements, or, utility charges for providing utilities to other tenants in the building. 

  
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 (b) Building Operating Expense Rent shall be equal to Tenant’s Proportionate Share of
the Building Operating Expenses as defined below. 
 (c) Second Floor Operating Expense Rent shall be equal to Tenant’s
Proportionate Share of the Second Floor Operating Expenses as defined below. 
 (d) Town Center Operating Expense Rent shall be equal
to Tenant’s Proportionate Share of the Town Center Operating Expenses as defined below. 
 (e) Normalization of Variable Building
Expenses. For the purpose of determining Variable Building Operating Expenses and that Proportionate Share of Operating Expense Rent payable by Tenant pursuant to this Article 4, the calculation shall be based on a full calendar year
(except for the initial year in which the Building is operated) and Operating Expense Rent shall be deemed to have accrued uniformly during such calendar year. In the event, during any calendar year (including the initial operating year), the
Building is less than ninety-five percent (95%) occupied at all times, the Operating Expenses shall be adjusted to reflect the Operating Expenses of the Building as though ninety-five percent (95%) were occupied at all times. Accordingly,
for the purpose of calculating the tenant’s pro rata share of Operating Expenses, all expenses which vary with the occupancy of the Building shall be multiplied by a fraction, the denominator of which shall be the average percentage occupancy
of the rentable area of the Building for the time period in question and the numerator of which is ninety-five percent (95%). Notwithstanding anything to the contrary contained herein, in no event shall Landlord be permitted to charge or collect
more than the actual Operating Expenses incurred in any calendar year. The Tenant’s Proportionate Share of these Operating Expenses shall be commensurate with the Tenant’s Proportionate Share of the Building as defined in
Section 1.1 above. Variable Operating Expenses shall be defined as those expenses that vary with the Tenant’s occupancy; Water, Electricity, Refuse, Janitorial Supplies, etc. (i.e. – if actual Variable Building Operating
Expense is $50,000 and the building is 50% occupied, the calculation for Tenant’s Proportionate Share of Operating Expense Rent is as follows: ($50,000 x (.95/.50)) x 7.76%.) 

(f) Normalization of Town Center Expenses. Since the Buildings and Improvements of the Town Center will be constructed and occupied
over time, certain adjustments will be necessary in order that Tenants pay an appropriate share of the costs of operating and maintaining certain improvements. Therefore, until such time as all Buildings indicated on Exhibit A-2 have been
constructed, Building Operating Expenses as defined below, shall include the costs to clean, maintain, remove snow and repair the sidewalks, landscaping, light fixtures, and furnishings that exist between the Building and street curbs of NW 6th Street and Fallbrook Blvd.; and the parking area behind the Building along with the utility yard, fences, walls, gates, light fixtures, accessories, furnishings associated therewith. At such time as
all Buildings in the Town Center have been constructed, these Operating Expenses shall become Town Center Operating Expenses and shall be shared by all Tenants of the Town Center. 

  
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 (g) Proration at Termination. The final payment under this Section for the calendar year
in which this Lease terminates shall be prorated, based on the actual Operating Expenses for such year, through the termination of this Lease, and any Operating Expense Rent shall be due or a refund of overpayment made thirty (30) days after
notification to Tenant of any adjustment. 
 (h) Statement of Operating Expenses. Landlord shall have available for inspection by
Tenant during normal business hours a written statement showing in reasonable detail Landlord’s actual Operating Expenses for the previous calendar year after any notice required by this Lease has been given. 

(i) Exhibits Reflecting Operating Expenses. All of the Operating Expenses identified and provided for in this paragraph 4.4 and its
subdivisions shall be summarized in an Exhibit A-3 which may be created after execution of this lease, but shall be initialed by the parties and incorporated into this Lease by this reference. 

4.5 Definition of Building and Second Floor Operating Expenses. 

(a) Building Operating Expenses shall mean all of the actual expenses incurred or paid on account of the operation, cleaning, maintenance,
repair, safety, management and security of the entire Building along with certain Expenses defined in Section 4.4(f) above, when applicable. Without limiting the generality of the foregoing, Building Operating Expenses shall include;
real property taxes and any assessments or charges made under any betterment or improvement law or otherwise attributable to the Property whether owned in fee or held under a ground lease including the cost and expenses of any contest by appropriate
legal proceedings of the amount or validity of such taxes; insurance including fire and extended coverage, vandalism and malicious mischief, difference in conditions coverage, public liability and property damage and worker’s compensation
insurance customarily carried by owners of retail or mixed-use buildings; utilities; operation, maintenance and repair of: the building structural system; the exterior building enclosure and all associated components; the interior building common
areas; heating, ventilating and air conditioning systems including automated controls; electrical distribution systems; electrical fixtures; fire detection, alarm and suppression systems; security system; electronic door access control system; and
trash disposal. Building Operating Expenses shall include fees for legally required permits and licenses; the cost of management contracts or the cost of equivalent management services; supplies, wages, salaries and benefits of employees used in
maintenance and general operations along with payroll taxes and similar governmental charges with respect thereto; the acquisition cost, rental fees and/or purchase price, or in lieu of purchase price, the annual depreciation allocable thereto, of
all supplies, tools, machines and equipment used in operation and maintenance; audit and bookkeeping expenses; legal fees and expenses; financing expenses relating to operation and management; taxes upon or

  
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measured by Landlord’s gross income to the extent that such taxes have not already been recovered under Section 4.9 herein below, but excluding taxes upon or measured by
Landlord’s net income; and personal property taxes, if any. The Building Operating Expenses may include the cost of alterations, additions and capital improvements required by any laws, codes, regulations or ordinances now or hereafter in
effect, or made by Landlord to reduce energy requirements or which would have the effect of reducing the expenses which would otherwise be included in Building Operating Expenses, but shall not include other capital expenditures or depreciation on
real property. Upon reasonable request by Tenant, Landlord shall supply documentation to Tenant sufficient to allow Tenant to verify the amount due by Tenant under this paragraph for Building Operating Expenses. These expenses shall be attributed to
all tenants of the Building according to their proportionate share of the Building. 
 (b) The Second Floor is intended to become
permanently configured for multi-tenant occupancy. As such, it requires exit stairs, an elevator, elevator lobbies, a corridor and restrooms that will benefit only Second Floor tenants. Therefore, the costs to clean, maintain and repair said stairs,
lobbies, corridors and restrooms; and the costs to license, inspect, clean, maintain and repair the elevator and its associated equipment; to the extent that the costs can be reasonably ascertained, shall be attributed only to tenants of the Second
Floor of the Building according to their proportionate share of the Second Floor. 
 4.6 Definition of Town Center Operating Expenses. 

(a) Town Center Operating Expenses shall mean all of the actual expenses incurred or paid on account of the operation, cleaning, maintenance,
repair, safety, management and security of the entire Town Center. Without limiting the generality of the foregoing, Town Center Operating Expenses shall include: real property taxes and any assessments or charges made under any betterment or
improvement law or otherwise attributable to all or a portion of the Town Center property whether owned in fee or held under a ground lease including the cost and expenses of any contest by appropriate legal proceedings of the amount or validity of
such taxes and not otherwise identified as part of a specific building’s Operating Expenses; Business Park or other similar Association fees; insurance including fire and extended coverage, vandalism and malicious mischief, difference in
conditions coverage, public liability and property damage and worker’s compensation insurance customarily carried by owners of retail or mixed-use complexes; utilities; and the operation, cleaning, maintenance, repair, safety and security of
any building or structure constructed upon the Town Center common areas. The Town Center Operating Expenses shall include the cleaning, maintenance, repair, safety, security and snow removal of all streets, drives, parking areas, utility yards,
fences, walls, gates, sidewalks, light fixtures, furnishings, equipment, accessories, decorations, trees, grates, shrubs, ground cover, lawns, water features, and other improvements throughout the Town Center. Upon reasonable request by Tenant,
Landlord shall supply documentation to Tenant sufficient to allow Tenant to verify the amount due by Tenant under this paragraph for Town Center Operating Expenses. These expenses shall be attributed to all tenants of all buildings in the Town
Center according to their proportionate share of the Town Center. 

  
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 4.7 Reimbursement For Repairs. Notwithstanding anything contained in Sections 4.5 and 4.6
above to the contrary, Tenant shall reimburse Landlord for all expenses incurred by Landlord in repairing any damage to the Premises, the Building or to the Town Center, which is attributable to the conduct of Tenant and/or Tenant’s directors,
officers, partners, trustees, employees, agents, licensees, contractors and invitees (herein collectively called “Tenant’s Affiliates”). Landlord shall give Tenant notice of such damage and, except in cases of building safety,
or to prevent further damage, shall give Tenant thirty (30) days to make repairs to the satisfaction of the Landlord. If Tenant fails to make the necessary repairs, the Landlord may undertake the same. Thereafter, Landlord shall notify Tenant
of the amount of any such repair expenses, and upon demand Tenant shall reimburse Landlord. Any such reimbursement received by Landlord shall be credited to such portion of the Building Operating Expenses or the Town Center Operating Expenses as
shall be attributable to the expenses incurred by Landlord in repairing such damage. 
 4.8 Late Payment Charges. Every installment of rent and every
other payment due hereunder from Tenant to Landlord which shall not be paid within thirty (30) days after the same shall have become due and payable shall bear interest as provided in this Lease, after Landlord has provided thirty
(30) days notice. It is also agreed that since collection of any amount past due imposes an administrative cost on Landlord, in addition to any fees of collection agents or attorneys or other out-of-pocket costs, Tenant will pay to Landlord a
sum to reimburse Landlord for such administrative costs equal to the greater of $100.00 or five percent (5%) of the billing or other written demand rendered or made by Landlord, computed on the total amount of each such billing or demand but
not to exceed one such billing or demand per month. 
 4.9 Tax on Rent and Other Payments. In addition to rent, Tenant shall also pay over and
reimburse unto Landlord on each rental payment date during the Term or as otherwise provided in this Lease an amount equal to that portion of the State general excise or gross income tax, if any, assessed against Landlord and attributable to the
rent and any other payments made by or on behalf of Tenant under the terms of this Lease or any other similar taxes imposed on Landlord on such payments in the nature of a gross receipts tax, sales tax, privilege tax or the like (excluding federal
or state net income taxes) whether imposed by the United States of America, State of Nebraska, Lancaster County, City of Lincoln or any other duly authorized tax body, and Tenant shall also pay any and all increases in said taxes from time to time.
The amount payable by Tenant shall be an amount which, when added to such rental or other payment, shall yield to the Landlord, after deduction of all such taxes or duties payable by Landlord with respect to such payments, an amount equal to that
which Landlord would have realized from such payments had no such tax been imposed. It is the intent of this Section 4.9 and of the 

  
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other provisions of this Lease to insure that the rent and other sums to be paid to Landlord by Tenant will be received by Landlord without diminution by any tax, assessment, charge or levy of
any nature whatever, except United States and State of Nebraska net income taxes, and the terms and conditions of this Lease shall be liberally construed to effect such purpose. 

4.10 Conveyance Tax. Tenant shall pay to Landlord, as additional rent, an amount equal to the conveyance tax, if any, imposed in respect to this Lease
pursuant to Nebraska Revised Statutes, as amended, or any rules and regulations promulgated thereunder, and Tenant shall execute such documents as are necessary in connection with such tax. 

4.11 No Rent Reduction. Except as specifically provided elsewhere in this Lease or by applicable law or statute, Tenant shall not be entitled to any
suspension, abatement or reduction of rent, nor to the recovery of any sums for any loss or damage on account of the interruption of the use of the Premises or of any of the services required to be furnished by Landlord hereunder by reason of delays
beyond the reasonable control of Landlord or Landlord’s contractors, or for noise, dust, or general inconvenience caused by construction within the Building, the Town Center, or adjacent thereto. 

4.12 Relief of Rent Obligation for Landlord’s Delay. Tenant shall not be obligated to pay rent until the Premises are delivered for occupancy upon
substantial completion of improvements to the Shell as contemplated in Exhibit C. If Landlord’s delay causes a delay in ability to deliver for occupancy, Tenant will not be obligated to pay rent until delivery of substantially completed
Premises as described in Exhibit C. Tenant acknowledges that some items, as described in Exhibit C, are specific to the Tenant’s leased space and shall be constructed along with Tenant Improvement construction and not be deemed to
be due to Landlord’s delay if delivered past Commencement Date due to Tenant Improvement delivery schedule. 
 ARTICLE 5 

BUSINESS OPERATIONS 
 5.1
Permitted Use of Premises. The Premises may be used and occupied only for the purpose(s) set forth in this Lease and for no other purpose(s), except as consented to in writing by Landlord, which consent shall not be unreasonably withheld.
Tenant will comply, at its own expense, with all laws, ordinances, governmental rules, and regulations applicable to the Premises. 
 5.2 Prohibited Use
of Premises. No illegal or unlawful use shall be made of the Premises, nor shall any such act be done in or about the Premises. Tenant shall not commit or allow 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. Tenant shall not display any merchandise or conduct any sales outside the Premises or in any way obstruct the sidewalks, drives, roadways or parking areas except as consented
to in writing by Landlord, which consent shall not be unreasonably withheld. 

  
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 5.3 Hours of Operation. Tenant shall keep regular business hours and notify Landlord upon closing or being
unattended for more than 72 hours. Nothing in this agreement shall prevent Tenant or it’s designates from having 24/7 access to the leased premises. Tenant acknowledges that this access will be controlled by the Building Management System
access control from time to time during hours set forth by Landlord. 
 5.4 Parking. The Town Center shall contain parking areas for the use of
tenants, employees, residents and their guests, clients and customers, having such number of parking spaces for passenger type vehicles as Landlord deems appropriate, subject to the requirements of the City of Lincoln as those requirements may exist
from time to time. The Landlord shall have the right to adopt and promulgate reasonable nondiscriminatory rules and regulations including the right to designate parking areas for the use of tenant vehicles, employees of tenants, customers, guests
and clients of tenants or residents, and to restrict parking areas from use by tenant vehicles, employees of tenants or residents, and to adopt reasonable enforcement procedures. Landlord’s right to adopt the foregoing shall not restrict any of
Tenant’s rights with respect to parking without Tenant being given the right to review and approve any proposed policy. Unless specifically provided for in this Lease, nothing herein shall be interpreted as a reservation or guarantee that
certain parking spaces will be made available at all times to Tenant, Tenant’s employees, or Tenant’s patrons. 
 5.5 Signage. Tenant shall
be entitled to identification on all interior and exterior building directories that identify 2nd floor tenants and on the Tenant’s suite entry. Tenant shall not place or maintain any sign on
the Premises without Landlord’s written consent which may be given or withheld at Landlord’s sole discretion. Upon receipt of Landlord’s consent, Tenant may install and maintain the approved signs subject to any and all permits,
inspections and fees required by the City of Lincoln. Except to the extent permitted by Landlord, Tenant shall not, without Landlord’s prior written consent, which may be given or withheld in Landlord’s sole discretion, post, place or in
any manner display any sign, notice, picture, placard or poster, or any advertising matter whatsoever, anywhere in or about the Premises or upon the Building at places visible, either directly or indirectly as an outline or shadow on a glass pane,
from anywhere outside the Premises. 
 5.6 Security. At Tenant’s sole cost and expense, Tenant shall be solely responsible for providing
security for the Premises and Landlord shall have no responsibility therefore; any such security system shall be consented to by Landlord, in writing, prior to any installation by Tenant The building is equipped with a building management system
that will provide Tenant controlled access at all hours as requested by Tenant. 

  
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 5.7 Name. Tenant may use “Fallbrook” or “Fallbrook Town Center” or other name as
stipulated by Landlord as its advertised address or part of its advertised address. The right to use such name for such purpose for the term of this Lease is hereby licensed by Landlord to Tenant. Landlord retains all property and intellectual
rights in the name and all associated graphics, and Tenant does not acquire or have any rights in or to such name other than expressly granted by Landlord in this Section 5.8. 

ARTICLE 6 
 SERVICES
PROVIDED BY LANDLORD 
 6.1 Standard Services. 

(a) Water. As a Building Operating Expense, Landlord shall pay for all water use within the Building. Landlord reserves the right to
install a sub-meter on water service lines to any Tenant that uses extraordinary amounts of water. Each Tenant shall be responsible for and pay for the installation of water heaters. 

(b) Sewer. As a Building Operating Expense, Landlord shall pay for sanitary sewer usage. 

(c) Gas. The Premises shall be equipped with an independent gas meter. Tenant shall be responsible for and pay for all gas usage within
the Premises. As a Building Operating Expense, Landlord shall pay for all gas use in the common areas of the Building. 
 (d)
Electric. The First Floor premises shall be equipped with an independent electric meter. Tenant shall be responsible for and pay for all electric usage within the Premises. The Second Floor premises shall take electric service from the Second
Floor house main panel in Second Floor mechanical room. As a Building Operating Expense, Landlord shall pay for all electrical use in the common areas of the Building. 

(e) Telecommunications. Tenant shall contract for its own telecommunications and/or data service. 

(f) Heating, Ventilating and Air Conditioning. As a Building Operating Expense, Landlord shall maintain the system, and all components,
wherever located in the Building. 
 (g) Janitorial. Tenant shall contract for janitorial services within the Premises. As a Building
Operating Expense, Landlord shall provide and/or contract for customary janitorial services to the building common areas. 

  
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 (h) Trash Removal. Tenant shall contract for trash removal from the Premises to the
building’s common trash receptacle. As a Building Operating Expense, Landlord shall provide and/or contract for trash removal from the common trash receptacle. 

(i) Landscape Maintenance. As a Town Center Operating Expense, Landlord shall provide landscape maintenance 

(j) Snow Removal. As a Town Center Operating Expense, Landlord shall provide and/or contract for snow removal. 

6.2 Interior Common Area Maintenance. As a Building Operating Expense, Landlord shall maintain the interior common areas of the Building as defined in
Section 4.3 above. 
 6.3 Exterior Common Area Maintenance. As a Town Center Operating Expense, Landlord shall maintain the exterior
common areas of the Town Center as defined in Section 4.4 above. 
 6.4 Security Services. Nothing contained herein shall obligate
Landlord to provide security systems, devices or procedures and the parties agree that nothing in this Lease is intended to impose a duty upon Landlord to provide security systems for the Premises, Building, and/or Town Center except for the
building management system that provides controlled access to the building and 2nd floor. 
 6.5
Discontinuance of Service. Landlord reserves the right, on thirty (30) days prior written notice to Tenant, to cut-off and discontinue any or all services without liability to Landlord, whenever and during any period in which bills for
the same remain unpaid by Tenant. Any such action by Landlord pursuant to the immediately preceding sentence shall not be construed by Tenant or any other party interpreting this Lease as an eviction or disturbance of possession of Tenant or an
election by Landlord to terminate this Lease on account of such nonpayment. 
 6.6 Energy and Water Shortage. Should it become necessary or desirable
because of recommendations or directives of public authorities to reduce energy or water consumption within the Building, Tenant will reduce its energy and water consumption in accordance with reasonable, uniform and non-discriminatory standards
established by Landlord, provided it does not impair Tenant’s ability to conduct business. 
 6.7 Charge for Providing Extraordinary Property and
Services. If any property or services other than those required to be provided by Landlord to Tenant under this Lease are provided by Landlord at the request of Tenant or for the benefit of Tenant, Tenant shall pay Landlord for such
extraordinary property or services. Landlord shall notify Tenant of the amount of any such payment due from time to time, and Tenant shall make such payment to Landlord at Landlord’s office, on or before the first day of the calendar month
immediately following the calendar month in which any such notice is given. 

  
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 6.8 Limitation on Liability. Landlord shall not be liable for any damages caused by the services to be
provided by Landlord hereunder, or for interruption, malfunction or curtailment of any of said services caused by maintenance, labor disturbances or labor disputes (whether caused by Landlord or otherwise), accidents, repairs, wars, riots and other
causes beyond the reasonable control of Landlord, nor shall Landlord be liable, for loss of or injury to persons or property, or any consequential loss or damage, however occurring, through or in connection with or incidental to the furnishing of
any such service. No such interruption, malfunction or curtailment shall relieve Tenant from any of its obligations under this Lease or constitute or be construed as a constructive or other eviction of Tenant or disturbance of Tenant’s use and
possession of the Premises or Town Center or breach by Landlord of any of its obligations hereunder. 
 6.9 Service Contracts. Any service which
Landlord is required to furnish pursuant to the provisions of this Lease may, at Landlord’s option, be furnished in whole or in part by employees of Landlord or its managing agent for the Building, or by one or more third persons. 

ARTICLE 7 

IMPROVEMENTS, ALTERATIONS AND RENOVATIONS BY TENANT 

7.1 Preconditions to Improvements, Alterations and Renovations. The provisions of this Article shall apply to any alterations, improvements or
additions undertaken by Tenant subsequent to the Commencement Date. 
 7.2 Consent Required. Tenant shall be allowed to make cosmetic alterations
within the Premises without the consent of Landlord. Cosmetic alterations include painting, wall covering, and other similar activities. Tenant shall not make alterations, improvement or additions in or to the Premises which would be considered
structural in nature, such as moving walls or doors, modifications to the mechanical and electrical systems, or other similar activities, nor make any repairs requiring any such alterations, improvements or additions (hereinafter referred to as
“Tenant Work”), without the prior written consent of Landlord, which consent shall not be unreasonably withheld. As a condition to any such consent, Tenant shall comply with and/or satisfy each of the following conditions:
(a) Tenant shall obtain Landlord’s written approval of Tenant’s construction contractor(s) and architect, which approval shall not be unreasonably withheld; (b) Tenant shall submit plans and specifications for Tenant Work and
obtain Landlord’s written approval at least thirty (30) days prior to such date, (c) Tenant shall certify, either by Tenant’s architect and/or engineer or upon completion, that Tenant Work fully complies with all applicable laws,
ordinances, regulations, and rules, including without limitation, the Americans With Disabilities Act or any other similar federal, state or local laws or ordinances and the regulations promulgated there under. If, during the Term, any change,
alteration, addition or correction in or to the Premises or any portion thereof is required by any law, rule or regulation or any governmental authority, Landlord shall first give its written consent thereto and such change, alteration,

  
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addition or correction shall then be made by Tenant at its sole expense. Landlord shall not be liable for any failure by Tenant to comply with the requirements of the Disability Access Laws with
respect to the Premises during the Term hereof and Tenant expressly releases and agrees to hold Landlord harmless from any and all liability for any failure by Tenant to so comply. 

7.3 Governmental Permits. Tenant shall be responsible for and obtain all governmental approvals necessary to commence construction obtained, including
but not limited to a building permit. Any Tenant Work not acceptable to any governmental authority or agency having or exercising jurisdiction over such work shall be promptly replaced at Tenant’s sole expense, notwithstanding any failure by
Landlord to object to any such work, and Landlord shall have no responsibility therefor. 
 7.4 Insurance. In addition to any other insurance
required under this Lease, during construction of any Tenant Work, Tenant or Tenant’s contractor shall maintain a comprehensive general liability insurance policy satisfactory to Landlord in form, content and amount of coverage, insuring
Landlord, Tenant and such other parties as Landlord shall specify against loss or damage to third parties or their property from hazards normally insured against in the construction industry with respect to construction of the Tenant Work. Tenant
shall provide Landlord with certificates of insurance certifying that such insurance is effective prior to commencing construction. 
 7.5 Protection
Against Liens. Tenant shall promptly pay all contractors, subcontractors and material suppliers, and shall keep the Premises, the Building and the Town Center free from any liens or encumbrances arising out of any work performed by or for
Tenant, materials furnished for Tenant or obligations incurred by Tenant. As a condition precedent to Tenant’s payments of sums owed by Tenant to its contractors and material suppliers, Tenant shall require such contractors, their
subcontractors and material suppliers to submit lien releases to Tenant in form and content satisfactory to Landlord and Tenant shall include a provision in any contract for the performance of service, labor, and/or the provision of materials on the
Premises providing that, as a condition precedent to the performance of any such service Tenant’s contractor and its subcontractors and/or suppliers agree to waive any rights to claim a lien that may exist or may come to exist as a result of
their provision of services, labor, and/or material at the Premises. Tenant agrees to indemnify, defend, and hold Landlord harmless from and against any and all claims for mechanic’s, material suppliers or other liens in connection with any
Tenant Work. If a mechanic’s or material suppliers lien shall be filed against the Premises, the Building or the Town Center for or purporting to be for labor or material alleged to have been furnished or to be furnished to or for Tenant,
Tenant shall bond against or discharge said lien within five (5) days after the filing of same. If Tenant fails to bond against or discharge said lien as aforesaid, Landlord may pay the amount of such lien or discharge same by deposit or by
bonding against such lien. Any amount paid or expense incurred by Landlord pursuant to this Section shall be paid by Tenant to Landlord upon demand, together with interest thereon from the date of payment by Landlord at the rate provided below. 

  
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 7.6 Alterations Belong to Landlord. All alterations, additions, or improvements to the Premises, whether
temporary or permanent, made either by Landlord or Tenant shall be for the benefit of Tenant, shall be deemed to become an integral part of the Premises and at end of Term, shall remain or be removed as provided below. 

7.7 Exterior Improvements. Tenant shall not install any exterior light, shade, awning, satellite dish, antenna or any other device or make any exterior
decoration or painting, or make any changes to the store front without Landlord’s prior written consent which may be given or withheld in Landlord’s sole discretion. 

ARTICLE 8 
 REPAIRS BY
TENANT 
 8.1 Repairs by Tenant. Tenant will keep and maintain the Premises, and all improvements by whomsoever constructed at any time in
the Premises or outside the Premises to the extent that such improvements service the Premises only, in good, clean condition and repair. Tenant hereby waives any right to make repairs at Landlord’s expense or to deduct the cost thereof from
rent or any other sums to be paid hereunder by Tenant to Landlord. Tenant shall not make changes to locks on doors or add, disturb or in any way change any plumbing, heating and air-conditioning system, fire sprinkler system or wiring without first
obtaining the written consent of Landlord, which consent shall not be unreasonably withheld. All damage or injury done to the Premises by Tenant or by any persons who may be in or upon the Premises shall be promptly repaired by Tenant in quality and
style not less than as originally installed by Landlord or Tenant, at Tenant’s sole cost and expense, to the satisfaction of Landlord. All repairs to the structure of the Building, including the roof, mechanical, electrical and fire sprinkler
systems, shall be done by or under the direction of Landlord as provided herein. Except as otherwise provided in this Lease, Landlord shall have no obligation to repair the Premises or any improvements therein. 

8.2 Right to Cure Tenant’s Default. If Tenant fails to make proper repairs or alterations in accordance with this Lease and to the reasonable
satisfaction of Landlord as soon as reasonably possible after Landlord’s written demand, Landlord may make such repairs or alterations without liability to Tenant for any loss or damage which may accrue to Tenant’s stock or other property
or to Tenant’s business by reason thereof. Upon completion of such repairs or alterations, Landlord shall notify Tenant of the cost of any such repair or alteration expenses, and Tenant shall reimburse Landlord therefor pursuant to and in
accordance with the provisions of this Lease. 

  
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 ARTICLE 9 

IMPROVEMENTS AND REPAIRS BY LANDLORD 

9.1 Alterations, Additions or Capital Improvements by Landlord. Landlord may make any alterations, additions or capital improvements required by law or
which Landlord may deem necessary for the preservation, safety or improvement of the Premises, the Building or the Town Center. If such alterations or improvements are done solely for the purposes of reducing expenses which would otherwise be
included in Building Operating Expenses or the Town Center Operating Expenses, the cost thereof shall be deemed to be a part of the Building Operating Expenses or the Town Center Operating Expenses as described herein. 

9.2 Repairs by Landlord. Landlord shall repair or if required, replace the structural elements, including the roof, exterior enclosure, elevator,
mechanical, electrical and fire sprinkler systems of the Building, including, without limitation, those within the Premises, as the same may exist from time to time. The cost of repairs shall be deemed to be a part of the Building Operating
Expenses. The cost of total replacement shall be at Landlord’s cost and expense. Except for emergencies which directly affect the Tenant’s business operations, Landlord shall have no obligation to make repairs under this section until a
reasonable time after discovery of the need for such repairs. If such repairs are necessitated by the act or omission of Tenant or Tenant’s Affiliates, the cost of such repair shall be borne by Tenant. 

ARTICLE 10 

ASSIGNMENT, SUBLETTING AND MORTGAGING BY TENANT 

10.1 Intent. The Landlord desires a Lease with a singularly responsible party who will diligently fulfill the terms of the Lease. The Tenant desires to
be such a party for the life of the Lease. However, if at some future time, it would be mutually beneficial to have a substitute Tenant, or another party to share the Lease obligations of the Tenant; Landlord and Tenant will endeavor to negotiate a
mutually beneficial agreement which may include assignment of this Lease or subletting of all or a portion of the Premises. 
 10.2 Consent Required.
Tenant shall not, without the prior written consent of Landlord, sell, assign, mortgage, pledge, encumber or otherwise transfer or dispose of this Lease or any interest herein, or sublet the Premises or any part thereof. Landlord shall have the
right to withhold such consent in its sole discretion. Any of the foregoing acts without such consent shall be void and constitute a default under this Lease. A condition precedent to any consent of Landlord shall be Tenant’s agreement to pay
to Landlord any costs and expenses reasonably incurred by Landlord in connection with such consent, including for review by and consultation with Landlord’s legal counsel, securing credit reports, administrative overhead and the like. Any such
consent by Landlord shall not, unless otherwise agreed, release Tenant from any of Tenant’s obligations hereunder, or be deemed to be consent to any subsequent sale, assignment, mortgage, pledge, encumbrance, transfer, disposition or
subletting. No sale, assignment, subletting, mortgaging, pledge, encumbrance, transfer or disposition shall be allowed to be made by Tenant if there is any default by Tenant under the terms of this Lease. 

  
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 10.3 Assumption by Assignee. Each assignee or transferee shall assume and be deemed to have assumed this
Lease and shall be and remain liable jointly and severally with Tenant for the payment of the rent, additional rent and adjustments of rent, and for due performance of all the terms, covenants, conditions and agreements herein contained on
Tenant’s part to be performed for the Term. No assignment shall be binding on Landlord unless such assignee or Tenant shall deliver to Landlord a counterpart of such assignment and an instrument in recordable form and satisfactory to Landlord
which contains a covenant of assumption by the assignee, but the failure or refusal of the assignee to execute such instrument of assumption shall not release or discharge the assignee from its liability as set forth above. 

10.4 Continuing Liability. No sale, assignment or sublease of Tenant’s interest in the Premises, if approved by Landlord, shall in any way release
Tenant from any liability or responsibility assumed by Tenant under this Lease, unless otherwise agreed. 
 ARTICLE 11 

SUBORDINATION, ATTORNMENT AND MORTGAGE REQUIREMENTS 

11.1 Subordination and Attornment. This Lease shall be subject to and subordinate at all times to such liens and encumbrances as are now on or as
Landlord may hereafter impose on the Town Center, the Building or the Premises, and on Landlord’s interest or estate herein without the necessity of any further instrument or act on the part of Tenant to effectuate such subordination. In
confirmation of such subordination, Tenant agrees to promptly execute and deliver any instrument that any such lien holder may reasonably require to evidence such subordination provided that Tenant has twenty (20) days to review and propose
changes to such instrument. If any such holder of a lien or purchaser on foreclosure of such lien shall require, Tenant shall attorn to it and this Lease shall then continue in effect in the event of acquisition of the interest of Landlord by such
lien holder or purchaser on foreclosure of such lien. 
 11.2 Requirements of Landlord’s Mortgagee. If Landlord shall elect to transfer this
Lease or subject it to a mortgage or other interest of a third party, of if any proceedings are brought for the foreclosure of or sale of the Town Center, the Building or the Premises under any mortgage, whether or not this Lease is terminated by
such foreclosure or sale, Tenant agrees that it will, upon request by the Landlord and/or purchaser, attorn to the purchaser upon any foreclosure or sale and recognize such purchaser as Landlord under this Lease. Tenant agrees to execute on request
a nondisturbance and attornment agreement and any other necessary documents to effectuate Tenant’s agreement under this paragraph, provided that Tenant has twenty (20) days to review and propose changes to any such agreement, it being the
intent hereof that if this Lease should be terminated 

  
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by such foreclosure or sale, it shall, upon request by the purchaser, be reinstated as a Lease between the purchaser and Tenant. Tenant, upon request of any party in interest, shall execute such
instrument or instruments as shall be requested by Landlord to continue this Lease with respect to any subsequent interest acquired by any third party. 

11.3 Estoppel Certificates. Tenant shall, at any time and from time to time, upon not less than twenty (20) days’ prior written notice from
Landlord, execute, acknowledge and deliver to Landlord a statement in writing certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification and certifying that this Lease, as so
modified, is in full force and effect), the dates to which the rental and other charges, if any, are paid in advance, and acknowledging that there are not, to Tenant’s knowledge, any uncured defaults on the part of Landlord hereunder, and that
there are no events or conditions then in existence which, with the passage of time or notice or both, would constitute a default on the part of Landlord hereunder, or specifying such default, events or conditions, if any are claimed. It is
expressly understood and agreed that any such statement may be relied upon by any prospective purchaser or encumbrance of all or any portion of the Town Center, the Building or the Premises. 

ARTICLE 12 

INDEMNIFICATION 

Subject to all of the provisions of this Lease, Landlord and Tenant agree to indemnify, defend and save each other harmless from any and all
claims for bodily injury (including death) or property damage made against one party hereto if (1) arising from any breach or default by either party (including its agents, invitees, employees or contractors) in the performance of any covenant
or agreement on its part to be performed pursuant to the provisions of this Lease, or (2) occurring within or on the Property and arising from the misconduct or negligence of either party (including its agents, invitees, employees or
contractors). This indemnity shall include all court costs, environmental damages and losses, attorneys’ fees, expenses and liabilities incurred by either party and shall survive termination of this Lease. 

ARTICLE 13 

INSURANCE 
 13.1 Landlord’s
Insurance. 
 (a) Commercial General Liability Insurance. As an Operating Expense, Landlord shall at all times during the Term
maintain a policy or policies of “commercial general liability” insurance, with a general aggregate limit of not less than $2,000,000.00, and with a per occurrence limit of not less than $1,000,000.00. Provided that the amount of such
coverage or coverages does not decrease below the limits stated above, Landlord, in its sole and absolute discretion may periodically reevaluate the scope of the risks covered and the liability limits of such insurance policies and, if necessary,
increase or decrease such coverage or liability limits in order to provide coverage of risks and liability limits which a prudent businessman would provide under similar circumstances. 

  
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 (b) Property and Casualty Insurance. As an Operating Expense, Landlord shall at all times
during the Term keep all structural portions of the Building (excepting leasehold improvements, furniture, fixtures and equipment of any tenant of the Building) and all other improvements located adjacent thereto insured against (a) all of the
risks covered by a standard “Special Form” endorsement, and (b) such other hazards or risks Landlord, in its sole discretion, deems it necessary to insure against. This coverage shall be in an amount equal to the full replacement cost
of such improvements without deduction for depreciation, shall be written on an “Agreed Value” basis, and at Landlord’s option may have a further endorsement showing coverage for the loss of rental income and extra expenses incurred
after an insured occurrence during the period of restoration of the improvements. 
 13.2 Tenant’s Insurance. 

(a) Commercial General Liability Insurance. Tenant shall maintain at its own expense during the Term a policy or policies of
“commercial general liability” insurance in form and with coverage satisfactory to and approved by Landlord, with limits not less than those set forth above. The commercial general liability insurance shall specifically cover general
liability, personal and advertising liability, medical payments and products/completed operations liability. Such insurance shall be primary, shall name Landlord as an Additional Insured, and shall specifically insure performance by Tenant of the
provisions of this lease, including the indemnifications provided herein; provided, however, that the limits of such insurance shall not limit the liability of Tenant under, said Article 12 above. If required by Landlord, Tenant shall also
obtain pollution liability insurance if the same is commercially available. Tenant shall also increase the liability limits or the scope of the risks covered by such insurance policies to such higher levels or such broader scope of risks as Landlord
may from time to time reasonably specify. The coverage required hereunder shall state that Tenant’s insurance shall apply separately to each insured against whom a claim is made or a suit is brought, except with respect to the limits of the
insurer’s liability. If Tenant’s liability policy or policies cover locations other than the Premises, such policy or policies shall contain an endorsement stating that “general aggregate” limits of liability apply separately to
the Premises. If such insurance shall become reduced to fifty percent (50%) or less of the limits of liability set forth in this Lease, Tenant shall immediately at its own expense purchase insurance to reinstate the limits of liability required
by this Lease. 
 (b) Leasehold Improvements. Tenant shall at its own expense and at all times during the Term keep all of the
leasehold improvements (excepting only the structural components of the Building and demising partitions and including, but not limited to all electrical, mechanical and other fixtures and equipment located above Tenant’s ceiling, but below the
concrete slab of the floor above and below Tenant’s flooring, but above the 

  
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concrete slab of the floor below), and Tenant’s trade fixtures, merchandise and personal property from time to time in, on or upon the Premises, insured against (a) all of the risks
covered by a standard “Special Form” endorsement, and (b) such other hazards or risks which a prudent businessman would insure against. This coverage shall be in an amount equal to the full replacement cost of such leasehold
improvements, electrical, mechanical and other fixtures without deduction for depreciation and shall be written on an “Agreed Value” basis. Any policy proceeds shall be used for the, repair or replacement of the property damaged or
destroyed unless this Lease shall cease and terminate under its applicable provisions. If the Premises are not be repaired or restored following damage or destruction in accordance with other provisions herein, Landlord shall receive from such
insurance proceeds an amount equal to the Agreed Value of Tenant’s leasehold improvements. 
 (c) Worker’s Compensation and
Employer’s Liability Insurance. Tenant shall maintain at its own expense during the Term a policy or policies of “worker’s compensation” insurance with minimum limits as required by Nebraska Statutes and the rules and
regulations promulgated thereunder, and a policy or policies of “employer’s liability” insurance. Both policies shall be in form and with coverages satisfactory to and approved by Landlord. Tenant shall increase the liability limits
or the scope of the risks covered by such insurance policies to such higher levels or such broader scope of risks as Landlord may reasonably specify. 

13.3 Policy Forms. Policies shall be for the mutual and joint benefit and protection of Landlord, Tenant, Landlord’s mortgagee, if any, and others
hereinabove mentioned. All property damage policies shall name Landlord as an additional loss payee, and shall contain a provision that Landlord, although named as an additional loss payee shall nevertheless be entitled to recover under said
policies for any loss occasioned to it, its servants, agents and employees by reason of the acts, omissions and/or negligence of Tenant. As often as any such policy shall expire or terminate, renewal or additional policies shall be procured and
maintained by Tenant in like manner and to like extent. All policies of insurance delivered to Landlord must: 
 (a) provide that the
liability of the insurer thereunder shall not be affected by, and that the insurer shall not claim, any right of set-off, counterclaim, apportionment, proration, or contribution by reason of, any other insurance obtained by or for Landlord, Tenant,
or any person claiming by, through, or under any of them; 
 (b) contain no provision relieving the insurer from liability for loss
occurring while the hazard to buildings, improvements and fixtures is increased, whether or not within the knowledge or control of, or because of any breach of warranty or condition or any other act or neglect by Landlord, Tenant, or any person
claiming by, through, or under any of them; 

  
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 (c) provide that such policy may not be cancelled, whether or not requested by Tenant, except
upon the insurer giving at least sixty (60) days’ prior written notice thereof to Landlord, Tenant, and every other person in interest who has requested such notice; 

(d) contain a waiver by the insurer of any right of subrogation to any right of Tenant against Landlord for property damage, or any person
claiming by, through, or under Tenant; 
 (e) be written as primary policies, not contributing with and not in excess with any coverage that
Landlord may carry. 
 13.4 Certificates of Insurance. On or before the Commencement Date, or the date Landlord delivers possession of the Premises
to Tenant, whichever occurs first, Tenant shall deposit with Landlord current certificates of insurance issued by the insurance carriers certifying that Tenant has in effect all the insurance required in this Lease, if applicable. Tenant shall also
deposit current copies of all insurance policies and endorsements required by these Sections. Thereafter, all amendments and subsequent endorsements to such policies shall be delivered to Landlord as and when the same become effective. All
certificates of such insurance policies shall be delivered to Landlord at least thirty (30) days prior to the expiration of each such policy. 
 13.5
Increased Hazards. Upon demand, Tenant agrees to immediately pay Landlord the amount of any increase in Landlord’s property insurance premiums during the which result from Tenant doing any act in or about the Premises which increases
Landlord’s property insurance rates and/or premiums, whether or not Landlord has consented to such act on the part of Tenant. If Tenant installs in Premises any electrical equipment which constitutes an overload on the electrical lines of the
Premises, Tenant shall at its own expense make whatever changes are necessary to comply with the requirements of the insurance underwriters and any governmental authority having jurisdiction thereover, but nothing contained herein shall be deemed to
constitute Landlord’s consent to such overloading. 
 13.6 Waiver of Subrogation. Each of tenant’s insurance policies shall include a
waiver of the insurer’s rights of subrogation against Landlord. Tenant shall look solely to the proceeds of its respective casualty insurance policy (and to its own funds to the extent it is self-insured) to compensate it for any such loss,
damage or destruction. 

  
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 ARTICLE 14 

DAMAGE AND RESTORATION 
 14.1
Repairs by Landlord. 
 (a) If the Premises or any portion of the Building shall be damaged or destroyed by any casualty insurable
under standard fire and extended coverage policies, or if the Building shall be damaged by any other type of casualty to an extent less than twenty-five per cent (25%) of what had been the assessed value of the Building for real property tax
purposes immediately prior to such other type of casualty, Landlord shall, except as otherwise provided in this Lease and subject to any delay or inability from causes beyond its control, repair and/or rebuild the same substantially to what had been
the condition thereof immediately prior to such damage or destruction, and rent shall be abated proportionately as provided in this Lease. 

(b) If the Building shall be destroyed or shall be damaged to the extent of twenty-five per cent (25%) or more of what had been the
assessed value thereof for real property tax purposes immediately prior to the casualty, and such casualty shall not have been insurable under standard fire and extended coverage policies, then Landlord may, at its option, either terminate this
Lease or elect to repair such damage or rebuild the Building. If Landlord elects to repair or rebuild the Building, it shall perform such repair or rebuilding as provided in herein, and rent shall be abated proportionately as provided in this Lease.
Within thirty (30) days after any such casualty, Landlord shall notify Tenant whether Landlord intends to repair or rebuild the Building, accompanied by a schedule showing the time required for such rebuilding. If Landlord elects not to repair
or rebuild, this Lease shall terminate effective as of the date of Landlord’s notice that Landlord does not intend to rebuild, and all further obligations of both parties hereunder shall cease (other than those which shall theretofore have
accrued). 
 (c) Tenant’s Right to Terminate. If the damage to the Building materially affects the Tenant’s Premises, the
Tenant shall have the right to terminate this Lease if (1) the Landlord’s reconstruction schedule, reasonably and professionally created, indicates that the damage to the Premises cannot be repaired within ninety (90) days from the
date of the damage, or (2) Landlord commences and proceeds with due diligence but fails to complete the repair of the damage as required herein within the ninety (90) day period, subject to an extension of time by agreement of both parties
for an excusable delay. Tenant may terminate this Lease as follows: for the reason stated in clause (1) above, by notice to the Landlord within twenty (20) days from the date on which the reconstruction schedule is delivered to Tenant; or
if for the reason stated in clause (2) above, by such notice within twenty (20) days from the end of the ninety (90) day period, as it may have been extended by an excusable delay. 

  
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 14.2 Repairs by Tenant. Notwithstanding anything contained in Section 14.1 above to the
contrary, in the event of any damage or destruction affecting the Premises, Tenant shall, unless this Lease is terminated pursuant to Section 14.1(b) above, forthwith replace or fully repair all improvements, trade fixtures, equipment,
display cases and other property originally installed by Tenant in the Premises. Except as otherwise provided in this Lease, Landlord shall have no interest in the proceeds of any insurance carried by Tenant with respect to Tenant’s interest in
the Premises or this Lease, and Tenant shall have no interest in the proceeds of any insurance carried by Landlord. 
 14.3 Abatement of Rent. During
any period in which, by reason of any damage or destruction not resulting from the acts or omissions of Tenant or Tenant’s Affiliates, there is interference with the operation of Tenant’s business in the Premises, Base Rent and Operating
Expense Rent shall be appropriately abated for the proporation of the premises rendered untenable for the period commencing with such destruction or damage and ending with the completion by Landlord of such repair. 

ARTICLE 15 

CONDEMNATION 
 15.1 Termination
of Lease as to Portion Taken. Tenant hereby covenants and agrees with Landlord that in the event the Premises, or any part thereof, are taken, damaged consequentially or otherwise, or condemned by public authority, this lease shall terminate, as
to the part so taken, as of the date title shall vest in the said public authority, and the rental reserved shall be adjusted so that Tenant shall be required to pay rent equitably reduced for the portion of the Premises taken, damaged or rendered
inaccessible to Tenant. Tenant’s Proportionate Share of Building Operating Expenses and Town Center Operating Expenses shall also be equitably reduced to reflect such condemnation. On any such termination due to condemnation, the rent and other
charges, if any, payable hereunder shall be prorated as of the date of such termination, provided that rent shall be payable by Tenant to Landlord for any holdover tenancy according to the provisions of this Lease. 

15.2 Options to Terminate. In the event of any condemnation as contemplated in this Lease, Landlord shall have the right to terminate this Lease by
giving Tenant written notice of termination within sixty (60) days after such taking. If more than twenty-five percent (25%) of the Premises is taken by condemnation or not reasonably accessible to Tenant and if the remaining part is
thereby rendered unfit for Tenant’s use in Tenant’s sole determination, Tenant shall have the right to terminate this Lease by giving Landlord written notice of termination within thirty (30) days after possession is lost or title
passes, whichever shall first occur. Any such termination shall be effective as of the last day of the calendar month next following the month in which such notice is given. 

  
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 ARTICLE 16 

ENVIRONMENTAL MATTERS 
 16.1
Prudent Environmental Management Practices. Notwithstanding any contrary provisions of this Lease whatsoever, neither party shall use, nor permit the use of, the Premises, the Building or the Land so as to create or result in, directly or
indirectly, (a) any sudden or gradual spill, leak, discharge, escape, seepage, infiltration, abandonment, dumping, disposal or storage of any hazardous or industrial waste, substance or contamination, effluent, sewage, pollution or detrimental
or deleterious material or substance (including without limitation asbestos), nor the disposal, storage or abandonment on the Land of any material, tank or container holding or contaminated by any of the foregoing or residues thereof, nor the
installation of any material or product containing or composed of any of the foregoing, in, on, from under or above the Land (the foregoing occurrences being hereinafter collectively called “Environmental Hazard”), or (b) any
violation, or state of facts or condition which would result in a violation, of any federal, state or local statute, law, code, rule, regulation or order applicable to any Environmental Hazard (the foregoing being hereinafter collectively called
“Legal Violation”). In the event of the violation of the foregoing by either party, in additional to all other rights and remedies available under this Lease, regardless of when the existence of the Environmental Hazard or Legal
Violation is determined, the party responsible for such Legal Violation shall, immediately upon notice from the other party, at the party’s sole cost and expense, either (a) take all action necessary to test, identify, and monitor the
Environmental Hazard and to remove the Environmental Hazard from the Land and dispose of the same and restore the Land and/or Building to the condition existing prior to such removal, and/or to remedy any Legal Violation, all in accordance with
applicable federal, state and local statutes, laws, codes, rules, regulations or orders; or (b) reimburse the other party for all costs and expenses incurred in testing, investigating, identifying and monitoring the Environmental Hazard in
removing and disposing of the Environmental Hazard and in restoring the Land, and/or in remedying any Legal Violation. Each party shall defend with legal counsel reasonably acceptable to the other party, indemnify and save harmless the other party
against and from all liabilities, obligations, damages, penalties, claims, costs, charges and expenses, including architects’ and attorneys’ fees and disbursements which may be imposed upon or incurred by or asserted, whether by any
governmental authority, by reason of any violation or alleged violation of any of the foregoing provisions of this Section. 
 16.2 Survival. Each
covenant, agreement, representation, warranty and indemnification contained in this Article shall survive the termination of this Lease and shall remain effective until all such obligations have been completely performed and satisfied. 

  
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 ARTICLE 17 

DEFAULT BY TENANT 
 17.1
Anticipatory Repudiation. If Tenant notifies Landlord or otherwise unequivocally demonstrates an intention to repudiate this lease and Tenant’s obligations hereunder prior to the Commencement Date, Landlord may, at its option, deem such
action as a breach of this lease. In addition to any other rights or remedies available to Landlord hereunder or by law, Landlord may retain all Base Rent paid pursuant to the provisions of this Lease as damages incurred as a result of Tenant’s
repudiation of its obligations hereunder. Such damages shall include, without limitation, the costs and expenses of reletting the Premises including without limitation, the costs of alterations and repairs, dividing and subdividing of the Premises
in connection therewith, brokerage commissions or other similar expenses paid on account of this lease and any subsequent reletting of the Premises, reasonable attorneys’ fees incurred in the negotiating of this lease and any replacement lease.
In addition to the above Tenant shall pay to Landlord all costs and expenses incurred by Landlord for leasehold improvements made to the Premises in preparation of Tenant’s occupancy of the Premises to the extent such damages are not collected
through Landlord’s reasonable reletting efforts. 
 17.2 Definition of Default. In addition to other instances of default specifically set forth
in this Lease, Tenant is in default under this Lease if: (a) Tenant shall fail to pay rent or any part thereof within thirty (30) days after the same becomes due, after Landlord has provided thirty (30) days notice to Tenant of such
failure to pay rent; (b) Tenant shall fail to pay any other charge, assessment or amount it is obligated to pay hereunder within the time period specified, or if no time period is specified, within thirty (30) days after the same becomes
due provided that Landlord has provided thirty (30) days notice to Tenant; (c) Tenant shall fail to observe or perform any of the other covenants herein contained, and on Tenant’s part to be observed and performed, and such default
shall continue for thirty (30) days after written notice thereof is given to Tenant, or if such default in observance or performance of such other covenants cannot reasonably be cured within said thirty (30) day period, then such longer
time as may be required, provided that tenant shall within said period commence such cure and thereafter diligently prosecute the same to completion; (d) if Tenant then owning this Lease shall become bankrupt, or file any debtor proceedings, or
any case or proceeding, voluntary or involuntary, be filed by or against Tenant as debtor under any provision of the Federal Bankruptcy Code and such proceeding shall not be dismissed or discharged within thirty (30) days from the date of the
filing thereof, or if any case or proceeding be filed by or against Tenant under any State statute governing any debtor-creditor rights, seeking to have an order or decree rendered against Tenant directing any readjustment, arrangement, composition
or reduction of Tenant’s debts, liabilities or obligations, or making any assignment for the benefit of creditors; (e) Tenant shall vacate or abandon the Premises; (f) Tenant shall cease to occupy the Premises or shall remove
substantially all of Tenant’s personal property therefrom; (g) this Lease or any estate or interest of Tenant hereunder shall 

  
 28 

 
become subject to any attachment or judgment, or to any lien, charge or encumbrance not consented to by Landlord pursuant to the provisions of this Lease; (h) any guarantor of this Lease
shall default under any guaranty of this Lease, or shall repudiate or revoke any such guaranty of any obligation under such guaranty, or any event described above shall occur respecting any guarantor of this Lease. 

17.3 Landlord’s Remedies. In the event of default: 

(a) Right of Re-entry. Landlord may at once re-enter the Premises or any part thereof in the name of the whole and, upon or without such
entry, at its option, terminate this Lease and may expel and remove from the Premises Tenant and any persons claiming under Tenant and its and their effects without being deemed guilty of any trespass or becoming liable for any loss or damage
occasioned thereby, without prejudice to any other right or remedy of action, including summary possession, which Landlord may have for rent or any other indebtedness owing by Tenant hereunder, whether theretofore or thereafter accruing or to
accrue, or damages for any preceding or other breach of contract. 
 (b) Summary Possession. Whether or not Landlord shall have taken
any action above permitted, Landlord may bring an action for summary possession in case of such default, and in any such action, service of prior notice or demand is hereby expressly waived. Landlord, at its option, may assert its claim for unpaid
rents in such action or may institute a separate action for the recovery of rent. 
 (c) Removal of Persons and Property. In the
event of such resumption of possession under this Lease, whether by summary proceedings or otherwise, Landlord, or any receiver appointed by a court having jurisdiction, may dispossess and remove all persons and property from the Premises, and any
property so removed may be stored in any public warehouse or elsewhere at the cost of and for the account of Tenant. Landlord shall not be responsible for the care or safekeeping thereof, and Tenant hereby waives any and all claims against Landlord
and Landlord’s Affiliates for loss, destruction, and/or damages or injury which may be occasioned in the exercise of any of the aforesaid acts. 

(d) Damages, Attorneys’ Fees and Costs. Any party in default of this Lease shall be responsible for and shall pay all damages,
attorneys’ fees and costs which may have been incurred by the other party as a result of such default. 
 (e) Election to Terminate
Lease. No re-entry or taking of possession of the Premises by Landlord shall be construed as an election to terminate this Lease, unless a written notice that this Lease is terminated is given or an order is secured stating that this Lease is
terminated. The effective date of termination of this Lease shall be as of the date set forth or provided in the notice or order aforementioned, as the case may be. 

  
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 (f) Reletting of Premises. Landlord may from time to time, upon termination of this Lease,
relet the Premises or any part thereof for the account of Tenant or any part thereof, for all or any portion of the remainder of the Term to a tenant or tenants satisfactory to Landlord, and at such rental or rentals as may, in the exercise of
reasonable efforts, be obtained, with the right of Landlord to put the Premises in good order and condition and to make reasonable alterations and repairs to facilitate such reletting at Tenant’s expense. Landlord shall receive such rentals and
apply them, first to the payment of the expenses of recovering possession of the Premises and the re-renting thereof, including without limitation, all attorneys’ fees and brokers’ commissions, together with such expenses as Landlord may
have incurred in putting the Premises in good order and condition or in making such alterations and repairs, and then to the payment of rent and to the fulfillment of the covenants of Tenant, the balance, if any, to be paid over to Tenant, provided
that Tenant shall remain liable for any deficiency, which deficiency Tenant agrees to pay monthly as the same may accrue. Notwithstanding any such reletting without termination, Landlord may at any time thereafter elect to terminate this Lease for
such previous breach. 
 (g) Liquidated Damages. In the event this Lease is terminated by reason of any breach of the Lease by Tenant
or because of any other event entitling Landlord to so terminate as hereinabove set forth, all remaining lease payments contained herein shall become immediately due and payable to compensate Landlord for damages. Said damages shall include the cost
of putting the Premises in good order and condition, the cost (including commissions) of reletting the Premises and any deficiency between the remaining rent provided herein and the amount Landlord is able to lease the Premises to another tenant for
the remainder of the term. Landlord shall use its best efforts to relet the Premises. To the extent the accelerated lease payments exceed Landlord’s damages, the excess amount shall be returned to the Tenant. 

(h) Broker’s Fee. On any termination of this Lease under the provisions of this Lease, Tenant shall, without limitation as to any
other liability to Landlord hereunder, become liable to Landlord for the then unamortized portion of any broker’s or real estate agent’s commission paid by Landlord for or in connection with the execution of this Lease (amortization to be
computed on a straight-line basis over the full Term). 
 17.4 Remedies are Cumulative. Each and all of the remedies given to Landlord hereunder are
cumulative and the exercise of one right or remedy by Landlord shall not impair Landlord’s right to any other remedy. 

  
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 ARTICLE 18 

POSSESSION, SURRENDER AND TERMINATION 

18.1 Possession. If Landlord, for any reason whatsoever, cannot deliver possession of the Premises to Tenant at the commencement of the Term, this
lease shall not be void or voidable nor shall Landlord be liable to Tenant for any loss or damage resulting therefrom. No delay in delivery of possession shall operate to extend the Term hereof. 

18.2 Holding Over With Landlord’s Consent. Any holding over after the expiration of the Term with the consent of Landlord shall be construed to be
a tenancy from month-to-month at the then current monthly Basic Rent, and shall otherwise be on the terms and conditions herein specified. If at the expiration or other termination of this lease, without the consent of Landlord, Tenant continues in
possession of the Premises, either actually or constructively, then Tenant shall be liable to Landlord for any and all consequential damages sustained by Landlord as a result of such continued possession and shall pay monthly rent in an amount equal
to two hundred percent (200%) of the monthly Basic Rent due and paid or still owing by Tenant during the immediately preceding rent period in addition to Building Operating Expenses, additional rent and any other sums due and owing hereunder.

 18.3 Surrender. Unless Landlord specifically directs Tenant in writing to leave any leasehold improvements or fixtures in the Premises no later
than sixty (60) days prior to the Termination Date, upon the expiration of the Term (or sooner termination, if applicable), Tenant shall, at Tenant’s sole cost and expense, remove from the Premises all of Tenant’s leasehold
improvements, including without limitation, interior and exterior signs, trade fixtures and equipment, and other such items that have been installed or placed on the Premises by Tenant, by Tenant’s predecessors in interest, or which have been
installed or placed therein for the benefit of or on behalf of Tenant or Tenant’s predecessors (all of which are hereinafter referred to as “Tenant’s Property”), and Tenant shall repair all damage resulting from such
removal. Tenant shall thereupon surrender the Premises to Landlord together with all keys to the Premises at the place then fixed for the payment of rent and shall inform Landlord of all combinations on locks, safes and vaults, if any, in the
Premises. If this lease is terminated prior to its natural expiration due to Tenant’s failure to fully and faithfully perform all of the terms, covenants and conditions of this lease to be performed by Tenant, Tenant shall nevertheless remove
Tenant’s Property from the Premises in the manner aforesaid within thirty (30) days after receipt of written direction to do so from Landlord. If Tenant fails to remove any of Tenant’s Property as provided above, Landlord may, but is
not obligated to, at Tenant” expense, remove all of Tenant’s Property, not so removed and repair all damage to the Premises resulting from such removal and may, but is not obligated to, at Tenant’s expense, store the same in any
public or private warehouse. Landlord shall have no liability to Tenant for any loss or damage to Tenant’s Property, caused by or resulting from such removal or otherwise. Tenant’s obligation to observe or perform this covenant shall
survive the expiration or other termination of this lease. Any of Tenant’s Property which is unclaimed by Tenant subsequent to sixty (60) days after the termination of this lease shall be considered abandoned and may be disposed of at
Landlord’s discretion. 

  
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 18.4 Tenant’s Right to Terminate. Notwithstanding anything in this Lease to the Contrary, in the
event of a Material Change (as defined below), Tenant shall have the right to terminate the lease by providing Landlord ninety (90) days notice and paying Landlord a Termination Fee (as defined below). 

(a) Material Change. A material change in Tenant’s business plan or climate such as (i) the sale of all or a material portion
of Tenant, (ii) a change in control of Tenant, (iii) a significant downsizing of Tenant’s workforce to less than 10 people for two (2) consecutive calendar quarters, (iv) a relocation of Tenant’s business operations to
outside the State of Nebraska, or (v) a material reorganization of one or more of the product lines of Tenant. 
 (b) Termination
Fee. The Termination Fee shall equal the un-ammortized amount of the Tenant Improvement Allowance provided by Landlord as defined in Exhibit C, plus 6 months base rent at time of termination, plus 6 months Tenant’s share of Building
Operating Expenses. 
 18.5 Compliance with Applicable Law. Prior to surrender or earlier termination of this Lease, if requested by Landlord, Tenant
shall, provide Landlord with reasonable evidence satisfactory to Landlord, that Tenant has fully and completely complied with all laws, regulations, ordinances or orders of any governmental authority having jurisdiction therefor, including without
limitation, full compliance with all Environmental Laws which shall include taking all actions as are necessary to return the Premises and surrounding area to the condition existing prior to the introduction of any Hazardous Substances onto the
Premises. 
 18.6 Continuing Obligations. As a condition precedent to Tenant’s surrender of this Lease, Tenant shall fully comply with all of
its obligations, duties and responsibilities hereunder, the completion of which shall be reasonably determined by Landlord. Tenant shall not be deemed to have surrendered this Lease, nor shall this Lease be deemed to be terminated, nor shall
Landlord be required to accept Tenant’s purported surrender of possession of the Premises, unless and until Tenant shall have so complied with Tenant’s obligations under this Article and the failure to so comply shall be a material breach
of this Lease. Until the terms, covenants and conditions of this Lease are fully complied with, Tenant shall continue to pay monthly rent as provided in this Lease (regarding holdover tenants without the Landlord’s consent), shall continue to
pay all Operating Expenses and other additional rent and shall fully comply with the terms and conditions of this Lease until such time as the terms of this Article are fully complied with. Nothing contained in this Article shall diminish or
otherwise limit Tenant’s covenant and agreement to indemnify, defend and hold the Landlord harmless under any other provision of this Lease beyond the termination or surrender of this Lease. 

  
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 ARTICLE 19 

ACCESS OF LANDLORD TO THE PREMISES 

19.1 Right of Access. Tenant shall permit Landlord and its agents to enter the Premises at all reasonable times to inspect and examine the same and
determine the state of repair and condition thereof, to maintain the Building, to perform any service provided by Landlord to Tenant hereunder, and to make repairs, alterations and additions to, and to inspect and examine, any portion of the
Building, including duct work, utilities and similar facilities within the Premises, with the right to erect and maintain such scaffolding, canopies, fences and props as may be required, and all without any rebate of rent or liability to Tenant for
any loss of occupation or quiet enjoyment of the Premises thereby occasioned, provided, however, that all such work shall be done promptly and in such manner and during such hours as to cause as little interference as is reasonably possible. Tenant
will also permit the Landlord and Landlord’s agents, at all reasonable times during the Term, to enter the Premises to perform any inspections and/or analysis of the Premises to assure Landlord of Tenant’s compliance with applicable
Environmental Laws and with the requirements of this Lease, and to perform disability access surveys to assure Landlord of Tenant’s compliance with applicable Disability Access Laws, provided that such work shall be done in such a manner and
during such times as to cause minimal interruption with Tenant’s quiet enjoyment of the Premises. If such inspection or analysis indicates that Tenant’s occupancy or operation of its business on the Premises may be in violation of any
Environmental Laws or Disability Access Laws, then Tenant shall immediately take whatever action is required to bring the Premises and Tenant’s operations into compliance with all applicable laws, regulations, statutes, ordinances, and similar
regulatory rule and/or requirement. Landlord shall give Tenant prior notice of any such entry except in emergencies. 
 19.2 No Restricted Access. No
additional locks, other devices or systems which would restrict access to the Premises shall be placed upon any doors without the prior written consent of Landlord. Landlord’s consent to installation of anti-crime warning devices or security
systems shall not be unreasonably withheld; provided Landlord shall not be required to give such consent unless Tenant provides Landlord with a means of access to the Premises for emergency and routine maintenance purposes. If Landlord provides
cleaning, janitorial or recycling services to tenants of the Building, then unless access to the Premises is provided during the hours when such service are normally rendered, Landlord shall not be responsible for providing such services to the
Premises or to those portions thereof which are inaccessible. Landlord’s inability to provide cleaning services to inaccessible areas shall not entitle Tenant to any adjustment in rent. 

19.3 Prospective Tenants. Tenant will also permit Landlord to bring prospective tenants upon the Premises to view the same at reasonable times from
time to time within one hundred twenty (120) days prior to the expiration of the Term. 

  
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 ARTICLE 20 

WAIVER 
 20.1 Waiver.
Landlord’s failure to take advantage of any default or breach of covenant on the part of Tenant shall not be construed as a waiver thereof, nor shall any custom or practice which may grow up between Landlord and Tenant in the course of
administering this Lease be construed to waive or to lessen the right of Landlord to insist upon the performance by Tenant of any term, covenant or condition hereof, or to waive or lessen the right of Landlord to exercise any rights given Landlord
on account of any such default. A waiver by Landlord of a particular breach or default shall not be deemed to be a waiver of the same or any other subsequent breach or default. The acceptance of rent or any other sum due hereunder shall not be, or
be construed to be, a waiver of any breach of any term, covenant or condition of this Lease, whether or not Landlord has knowledge of such breach at the time of such acceptance. 

ARTICLE 21 

LANDLORD’S LIABILITY 
 21.1
Landlord’s Failure to Perform. Landlord shall not be deemed to be in default in the performance of any obligation required by it under this Lease unless and until it has failed to perform such obligation within fifteen (15) days
after written notice has been delivered by Tenant to Landlord, specifying wherein Landlord has failed to perform such obligation; provided that if the nature of Landlord’s obligation is such that more than fifteen (15) days are required
for its performance, Landlord shall complete performance of its obligation no later than thirty (30) days after receiving written notice of default from Tenant. Notwithstanding the above, Tenant shall have the right to terminate this lease if
Landlord fails to complete performance within thirty (30) days of notice from Tenant and Tenant in Tenant’s reasonable opinion cannot continue to operate its business on the leased premises. 

21.2 Non-Liability of Landlord. Landlord shall not be liable for any damage done or occasioned by or from the electrical system or appliance connected
thereto, odors, smoke, noise no matter what the source, plumbing, sewer or cesspool systems, upon or about the Premises, the Building, or the Town Center, nor for damages occasioned by water being upon or coming through the roof, trapdoor, walls,
windows, doors, pipes, water heaters or otherwise. Landlord shall not be liable for any damage to Tenant’s leasehold improvements, fixtures, personal property, business records, or merchandise resulting from fire or other insurable hazards,
regardless of the cause thereof; and Tenant hereby releases Landlord from all liability for such damage. In addition, Landlord shall not be liable for the failure of any utility service provider to supply utilities to Tenant, and any and all damages
arising from such failure shall be borne by Tenant, and Tenant specifically releases Landlord from any and all damages directly or indirectly caused by such failure of utility service to the Premises. 

  
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 21.3 Damage Caused by Other Tenants and Persons. Landlord shall not be liable or responsible for any loss
or damage sustained by Tenant, the Premises, Tenant’s Property, Tenant’s agents, employees, clients, business guests, invitees, or subtenants, by reason of the acts, omissions, negligence or malice of any other tenants, employees and
agents of such tenants, other occupants or licensees of the Building, or any owners or occupants of adjoining or contiguous properties, or of any other persons. 

21.4 Sale or Assignment by Landlord. The term “Landlord” as used in this Lease shall be limited to mean and include only the owner or
owners at the time in question of the Property of which the Building and the Premises are a part; each Landlord shall be automatically freed and relieved from all liability respecting the performance of any covenants or obligations on the part of
Landlord contained in this Lease upon a sale, conveyance or assignment of its interest in the Property, except as to obligations already accrued. Upon any such sale, conveyance or assignment, the buyer, grantee or assignee shall become responsible
for all of the covenants and conditions herein contained and on the part of Landlord to be observed or performed after the time of such sale or conveyance. 

21.5 Limitation on Liability. In the event Landlord is a trust or partnership, if Landlord fails to perform any covenant or obligation on the part of
Landlord contained in this Lease, Tenant may proceed only against the trust or partnership and may recover only from the assets of the trust or partnership or the interest of the general partners in the partnership, and any money judgment recovered
by Tenant shall be satisfied only out of the proceeds of sale recovered upon execution of such judgment and levied thereon against the right, title and interest of the Landlord in the Building or the Property. Tenant shall have no right to proceed
against or recover any deficiency from any trustee or partner of Landlord, individually or collectively, or Landlord’s Affiliates, except to the extent provided in the preceding sentence. The same is true for Tenant in the event that Tenant is
a partnership or corporation unless the officers, directors or partners have executed personal guarantees in connection with the obligations of this Lease. 

21.6 Commercial Purposes. The parties stipulate that the Premises is being leased exclusively for business, commercial, mercantile, restaurant or
retail purposes as such terms are consistent with local zoning ordinances or Nebraska statutes. 
 ARTICLE 22 

FORCE MAJEURE 

Unless otherwise specifically provided herein, if either Landlord or Tenant shall be delayed or hindered in or prevented from the performance
of any act required hereunder by reason of strikes, lockouts, labor disputes or disturbances, inability to procure materials, failure of power, restrictive governmental laws or regulations, riots, insurrection, war or any other reason of a like
nature not the fault of the party delayed in performing work or doing acts required by this Lease, then performance of such act shall be excused for the period of the delay, and the period for the performance of such act shall be extended for a
period equivalent to the period of such delay. 

  
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 ARTICLE 23 

INTEREST 
 Interest
shall be charged to Tenant on late payments of rent and other sums due hereunder from the date such payment becomes due until it is received by Landlord, at the rate of ten (10) percent annual interest. 

ARTICLE 24 

MISCELLANEOUS 
 24.1 Limitation
of Interests. Nothing herein shall be construed as creating or transferring to Tenant any interest in the Property or the Building not specifically identified in this Lease. Any diminution or shutting off of light or air by any structure which
may be erected on lands adjacent to or in the vicinity of the Building shall in no way affect this Lease, abate rent or otherwise impose any liability on Landlord. 

24.2 Time of Essence. Time is of the essence of this lease. 

24.3 Execution by Landlord. The submission of this examination does not constitute a reservation of or lease the Premises, and this Lease shall become
as a Lease only upon execution and delivery thereof by and between Tenant and Landlord. 
 24.4 Renewal. Except for Tenant’s rights to extend
granted hereunder, Landlord shall have no obligation to extend or renew this Lease upon termination or to enter into another lease of the Premises with Tenant upon termination of this Lease. Upon termination of this Lease, Landlord may lease the
Premises to whomever it chooses for the operation therein of a business that is the same as or different from that operated by Tenant in the Premises. 

24.5 Notices. All notices hereunder shall be given or served for all purposes by being sent as registered or certified mail, delivered to addressee
only, postage prepaid addressed to Tenant at its post office address hereinabove set forth or at such other post office address as Tenant may from time to time designate in writing by notice to Landlord, or to Landlord at its office hereinabove set
forth or at such other post office address as Landlord may from time to time designate to Tenant, or (b) delivered personally to Tenant (if Tenant is an individual), to a partner of Tenant (if Tenant is a partnership), or to an officer of
Tenant (if Tenant is a corporation), or (c) delivered to a partner or Landlord. Any such notice shall be deemed conclusively to have been given or served three (3) days after the date of such delivery, or upon the date of such personal
delivery. If there is more than one Tenant, mailing or personal service to anyone thereof shall be construed as notice to all Tenants. 

  
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 24.6 Reimbursement of Landlord’s Processing Costs. Tenant shall reimburse Landlord for all costs and
expenses (including attorneys’ and other professional fees) incurred by Landlord in processing all consents and approvals requested of Landlord by tenant including, but not limited to, the preparation and review of all documents, plans or
specifications in connection therewith. Provided that the Tenant has approved in advance, the amounts of such costs and expenses shall be payable to Landlord on demand and, if not paid, shall carry interest as above provided in this Lease. Failure
to pay such amounts shall also constitute a default under this Lease entitling the Landlord to exercise its rights upon default by Tenant. 
 24.7
Severability. If for any reason whatever any of the provisions hereof shall be unenforceable or ineffective, all other provisions shall be and remain in full force and effect. 

24.8 Entire Agreement. The provisions of this Lease constitute the entire agreement of Landlord and Tenant. No terms, conditions, warranties, promises
or undertakings of any nature whatever, express or implied, exist except as herein expressly set forth. 
 24.9 Successors. Except as provided in
this Lease, all of the covenants, agreements, terms and conditions contained herein shall apply to, accrue to and be binding upon Landlord and Tenant and their respective heirs, executors, administrators, successors and assigns. 

24.10 Joint and Several Obligations. In any case where this Lease is signed by more than one person as Tenant, the obligations of such persons
hereunder shall be joint and several. 
 24.11 Choice of Law. This Lease shall be governed by and construed in accordance with the laws of the State
of Nebraska and the exclusive venue for any action filed hereunder shall be courts State or Federal in Lancaster County Nebraska. 
 24.12 Article and
Section Headings. The article and section headings herein are for convenience of reference, and shall in no way define, limit or describe the scope or intent of any provisions of this Lease. 

24.13 Short-Form Lease. This Lease shall not be recorded by either Landlord or Tenant; provided, however, that upon request by either party, the other
party will execute and deliver to any party requesting the same a recordable short-form counterpart of this Lease, stating the names of the parties, the Term, the description of the Premises, and the nature of any options for renewal. Requesting
party shall provide the form and shall pay the reasonable costs associated with the preparation of the short-form lease. 

  
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 24.14 Dispute Resolution. 

(a) Negotiation. If, after their best efforts to settle any dispute, claim, question, or disagreement arising out of or relating to
this Agreement (“Dispute”), the parties cannot satisfactorily resolve the Dispute, either party may deliver written notice (a “Dispute Notice”) to the other describing the Dispute and requesting a remedy thereof.

 (b) Mediation. In the event a dispute shall arise between the parties to lease, the parties agree to participate in a mediation in
accordance with the mediation procedures of United States Arbitration & Mediation. If the parties cannot agree upon a mediator, each shall select one name from a list of mediators maintained by any bona fide dispute resolution provider; the
two selected will then choose a third person who will then serve as mediator. The parties agree to have business leaders from each company participate in the mediation, including being present in the mediation session(s). The parties will have
thirty (30) days in which to commence the first mediation session following the conclusion of their good faith negotiations. The parties agree that any mediated settlement agreement may be converted to an arbitration award or judgment and
enforced according to the governing rules of civil procedure. The parties further confirm that their motivating purpose in selecting mediation is find a solution that serves their respective and mutual interests, including their continuing business
and professional relationship. 
 24.15 Right of First Refusal. Tenant shall be given notice of further available space on the 2nd floor of the Premises within fifteen (15) days of Landlord’s knowledge of availability of any termination of any other lease on the 2nd
floor of the Premises. Notice will be provided with the intent to offer the space for lease by Tenant. Landlord shall provide to Tenant the first option to lease the space within the terms of this Section 24.15. Tenant shall have Ten
(10) business days to notify Landlord of intent to Lease available space and shall execute a Lease agreement on such space within Fifteen (15) days of said notice or forego the Right of First Refusal upon which Landlord may then Lease the
space to other parties. 
 END OF GENERAL CONDITIONS 

SIGNATURE PAGE FOLLOWS 

  
 38 

 All terms, covenants, and conditions contained in the Specific Provisions, the General Conditions and any
Exhibits attached hereto are made a part of this Lease and are hereby incorporated herein by this reference. 
 IN WITNESS WHEREOF, the parties hereto have
executed this lease as of the date first written above. 
  

							
	LANDLORD	 		 	NEBCO, INC., a Nebraska corporation
				
		 		 	By:	 	/s/ Robert E. Miller
		 		 		 	Robert E. Miller, Vice President

  

							
	TENANT	 		 	 FIDELITY & GUARANTY LIFE

BUSINESS SERVICES, INC., a Delaware Corporation

				
		 		 	By:	 	/s/ Christopher S. Heming
		 		 		 	Christopher S. Henming
		 		 		 	SVP, Operations & IT

  
 39

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