Document:

Exhibit
10.4

 

COMMERCIAL
LEASE AGREEMENT

 

This
Lease Agreement made the 19th day of April 2021, by and between:

 

Lessor:
Provisions Mushroom Farm LLC c/o Robert Kaelin, of 11634 Waddell Creek Rd. SW Olympia, WA. 98512 hereinafter referred to as “Lessor”,
and

 

Lessee:
Leiio Wellness Ltd., of 1840, 444-5 Ave SW, Calgary, AB, T2P 2T8 Canada [mailing address] hereinafter referred to as “Lessee”,
and collectively referred to herein as the “Parties”, agree as follows:

 

1.
DESCRIPTION OF LEASED PREMISES: The Lessor agrees to lease to the Lessee the following described 86,000 square feet of usable
space located at 11634 Waddell Creek Rd. SW Olympia, State of Washington which includes the equipment described hereinafter as Provisions
Farm Equipment. (See attached diagram)

 

Additional
Description: 4,700 sq. feet of covered space including: #1 - Barn 40’x50’ with 20’x20’office. #2 - Lab Shed 10’x16’.
#3 - Shipping Container 8’x40’. #4 & #5 - Greenhouses (2) 10’x30. #6 - Compost and Substrate Facility 15’x30’.
#7 - Bathroom with Shower 10’x16’. An additional 5,300 sq. feet of raw land is approved by the Lessor for immediate buildout
of additional covered space, I.E., green houses, shipping containers and storage space. The remainder of the designated usable space
may be revised and added to the lease by the Lessor, as needed and requested in writing by the Lessee.

 

Provisions
Farm Equipment Description: Autoclave 4’x8’, Barn HVAC system, 941 Pressure Sterilizer, Freeze Dryer, Refrigerator, Freezer,
(2) Dehumidifiers, (2) Humidifiers, (4) Propane Burners, (4) 7 gal Propane Tanks, Cement Mixer, (2) Wheel Barrows, (30) Drying Racks,
4’x4’ Soaking Reservoir, (4) 50 Gal Barrels, Large Scoop Shovel, Laboratory Equipment: Vertical HEPA Flow Hood (6’x3’),
HEPA Laminar Flow Hood (2’x2’), (2) OLPA Flow Hoods (2’x4’), (2) Stainless Steel Tables (12’x3’)
& (6’x3’),

 

(8)
Rolling Wire Racks, Bacticinerator, (3) Nalgene Flasks, Stirrer Plate, (100) Test Tubes, (2) Impulse Sealers, (2) Greenhouses: Metal
Hoops, Plastic Coverings, Racks, Fans and Thermostats.

 

Hereinafter
known as the “Premises”.

 

2.
USE OF LEASED PREMISES: The Lessor is leasing the Premises to the Lessee and the Lessee is hereby agreeing to lease the Premises
for the following use and purpose: Manufacturing and processing of mycelium and mushrooms for nutraceutical products. Any change in use
or purpose to the Premises other than as described above shall be upon prior written consent of Lessor only. Lessor acknowledges and
consents to the Premises being used by Lessee for the use and purpose described herein.

 

3.
TERM OF LEASE: The term of this Lease shall be for a period of two year(s) 0 month(s) commencing on the 15th day of
April, 2021 and expiring at Midnight on the 14th day of April, 2023. (“Initial Term”)

 

    		Page 1 of 10

     

    

 

4.
BASE RENT: The net monthly payment to begin shall be $3,178.00 dollars, (4,700 covered square feet @ $7.00 sq’ and 5,300
raw land square feet @ $1.00 sq’.) payable monthly with the first payment due upon the commencement of the Lease and each monthly
installment payable thereafter on the 1st day of each month beginning on May 1, 2021. Said net monthly payment is-hereafter
referred to as the “Base Rent”. Rent for any period during the term hereon, (such as April 19, 20201 through April 30, 2021),
which is for less than 1 month shall be a pro-rata portion of the monthly rent.

 

5.
OPTION TO RENEW:

 

☒
- Lessee may have the right to renew the Lease for a total of 2 renewal period(s) with each term being 2 year(s) 0 month(s) which may
be exercised by giving written notice to Lessor no less than 60 days prior to the expiration of the Lease or renewal period.

 

Rent
for each option period shall: (check one)

 

☐
- Not increase.

 

☒
- Increase as calculated by multiplying the Base Rent by the annual change in the Consumer Price Index (CPI) published by the Bureau
of Labor Statistics by the most recent publication to the option period start date.

 

	☐
    - Increase by	________%	 	 	 
	 	 	 	 	 
	☐
    - Increase by	 	dollars
    ($	 	)

 

6.
EXPENSES: [Check and Initial next to selection)

 

☒
- TRIPLE NET (NNN). Tenant’s Initials Landlord’s Initials

 

It
is the intention of the Parties that this Lease shall be considered a “Triple Net Lease”.

 

	 	I.	Operating
    Expenses. The Lessor shall have no obligation to provide any services, perform any acts, or pay expenses, charges, obligations
    or costs of any kind whatsoever with respect to the Premises. The Lessee hereby agrees to pay one-hundred percent (100%) of any and
    all Operating Expenses as hereafter defined for the entire term of the Lease and any extensions thereof in accordance with specific
    provisions hereinafter set forth. The term “Operating Expenses” shall include all costs to the Lessor of operating and
    maintaining the Premises, and shall include, without limitation, real estate and personal property taxes and assessments, management
    fee(s), heating, air conditioning, HVAC, electricity, water, waste disposal, sewage, operating materials and supplies, service agreements
    and charges, lawn care, snow removal, restriping, repairs, repaving, cleaning and custodial, security, insurance, the cost of contesting
    the validity or applicability of any governmental acts which may affect operating expenses, and all other direct operating costs
    of operating and maintaining the Premises and related parking areas, unless expressly excluded from operating expenses.

 

    		Page 2 of 10

     

    

 

	 	II.	Taxes.
    Lessee shall pay 1/5th of the property taxes during the term of this Lease, the real estate taxes including any special
    taxes or assessments (collectively, the “taxes”) attributable to the Premises and accruing during such term. Lessee,
    at Lessor’s option, shall pay to Lessor said taxes upon the receipt of the invoice from the tax collector. Taxes for any fractional
    calendar year during the term hereof shall be prorated. In the event the Lessee does not make any tax payment required hereunder,
    Lessee shall be in default of this Lease.

 

	 	III.	Insurance.
    Lessee shall maintain, at all times during the Term of this Lease, comprehensive general liability insurance in an insurance company
    licensed to do business in the State in which the Premises are located and that is satisfactory to Lessor, properly protecting and
    indemnifying Lessor with single limit coverage of not less than one million dollars ($1,000,000.00) for injury to or one million
    dollars ($1,000,000.00) death of persons and one million dollars ($1,000,000.00) for property damage. During the Term of this Lease,
    Lessee shall furnish the Lessor with certificate(s) of insurance, in a form acceptable to Lessor, covering such insurance so maintained
    by Lessee and naming Lessor and Lessor’s mortgagees, if any, as additional insured.

 

7.
SECURITY DEPOSIT: In addition to the above, a deposit in the amount of ($3,178.00 ), shall be due and payable in advance or at
the signing of this Lease, hereinafter referred to as the “Security Deposit”, and shall be held in escrow by the Lessor in
a separate, interest-bearing savings account as security for the faithful performance of the terms and conditions of the Lease. The Security
Deposit may not be used to pay the last month’s rent unless written permission is granted by the Lessor. Upon the expiration of
the lease term or of any renewal hereof, the security deposit shall be returned, with all accumulated interest to the Lessee within 30
days after said expiration.

 

8.
LEASEHOLD IMPROVEMENTS: The Lessee agrees that no leasehold improvements, alterations or changes of any nature, (except for those
listed on any attached addenda) shall be made to the leasehold premises or the exterior of the building without first obtaining the consent
of the Lessor in writing, which consent shall not be unreasonably withheld, and thereafter, any and all leasehold improvements made to
the Premises which become affixed or attached to the leasehold Premises shall remain the property of the Lessor at the expiration or
termination of this Lease Agreement. Furthermore, any leasehold improvements shall be made only in accordance with applicable federal,
state or local codes, ordinances or regulations, having due regard for the type of construction of the building housing the subject leasehold
Premises. If the Lessee makes any improvements to the Premises the Lessee shall be responsible payment, except the following: The primary
house.

 

    		Page 3 of 10

     

    

 

Nothing
in the Lease shall be construed to authorize the Lessee or any other person acting for the Lessee to encumber the rents of the Premises
or the interest of the Lessee in the Premises or any person under and through whom the Lessee has acquired its interest in the Premises
with a mechanic’s lien or any other type of encumbrance. Under no circumstance shall the Lessee be construed to be the agent, employee
or representative of Lessor. In the event a lien is placed against the Premises, through actions of the Lessee, Lessee will promptly
pay the same or bond against the same and take steps immediately to have such lien removed. If the Lessee fails to have the Lien removed,
the Lessor shall take steps to remove the lien and the Lessee shall pay Lessor for all expenses related to the Lien and removal thereof
and shall be in default of this Lease.

 

9.
LICENSES AND PERMITS: A copy of any and all local, state or federal permits acquired by the Lessee which are required for the
use of the Premises shall be kept on site at all times and shall be readily accessible and produced to the Lessor and/or their agents
or any local, state, or federal officials upon demand.

 

10.
OBLIGATIONS OF LESSEE: Whereas, the Landlord is solely responsible for the repair and maintenance of the structure of the Premises,
including but not limited to well, sewer and/or septic, the Lessee shall be primarily responsible whenever needed for the maintenance
and general pickup of the entranceway leading into the Premises, so that this is kept in a neat, safe and presentable condition. The
Lessee shall also be responsible for all minor repairs and maintenance of the leasehold Premises, particularly those items which need
immediate attention and which the Lessees, or their employees, can do and perform on their own, including but not limited to, the replacement
of light bulbs, as well as the normal repair and cleaning of windows, cleaning and clearing of toilets, etc., and the Lessee shall properly
maintain the Premises in a good, safe, and clean condition. The Lessee shall properly and promptly remove all rubbish and hazardous wastes
and see that the same are properly disposed of according to all local, state or federal laws, rules regulations or ordinances.

 

In
the event the structure of the Premises is damaged as a result of any neglect or negligence of Lessee, their employees, agents, business
invitees, or any independent contractors serving the Lessee or in any way as a result of Lessee’s use and occupancy of the Premises,
then the Lessee shall be primarily responsible for seeing that the proper claims are placed with the Lessee’s insurance company,
or the damaging party’s insurance company, and shall furthermore be responsible for seeing that the building is safeguarded with
respect to said damage and that all proper notices with respect to said damage, are made in a timely fashion, including notice to the
Lessor, and the party or parties causing said damage. Any damage that is not covered by an insurance company will be the liability of
the Lessee.

 

The
Lessee shall, during the term of this Lease, and in the renewal thereof, at its sole expense, keep the interior of the Premises in as
good a condition and repair as it is at the date of this Lease, reasonable wear and use excepted. This obligation would include the obligation
to replace any plate glass damaged as a result of the neglect or acts of Lessee or her guests or invitees. Furthermore, the Lessee shall
not knowingly commit nor permit to be committed any act or thing contrary to the rules and regulations prescribed from time to time by
any federal, state or local authorities and shall expressly not be allowed to keep or maintain any hazardous waste materials or contaminates
on the Premises. Lessee shall also be responsible for the cost, if any, which would be incurred to bring her contemplated operation and
business activity into compliance with any law or regulation of a federal, state or local authority.

 

    		Page 4 of 10

     

    

 

11.
INSURANCE: In the event the Lessee shall fail to obtain insurance required hereunder and fails to maintain the same in force continuously
during the term, Lessor may, but shall not be required to, obtain the same and charge the Lessee for same as additional rent. Furthermore,
Lessee agrees not to keep upon the Premises any articles or goods which may be prohibited by the standard form of fire insurance policy,
and in the event the insurance rates applicable to fire and extended coverage covering the Premises shall be increased by reason of any
use of the Premises made by Lessee, then Lessee shall pay to Lessor, upon demand, such increase in insurance premium as shall be caused
by said use or Lessee’s proportionate share of any such increase.

 

12.
SUBLET/ASSIGNMENT: The Lessee may not transfer or assign this Lease, or any right or interest hereunder or sublet said leased
Premises or any part thereof without first obtaining the prior written consent and approval of the Lessor.

 

13.
DAMAGE TO LEASED PREMISES: In the event the building housing the Premises shall be destroyed or damaged as a result of any fire,
or any other casualty which is not the result of the intentional acts or neglect of Lessee and which precludes or adversely affects the
Lessee’s occupancy of the Premises, then in every such cause, the rent herein set forth shall be abated or adjusted according to
the extent to which the leased Premises have been rendered unfit for use and occupation by the Lessee and until the demised Premises
have been put in a condition at the expense of the Lessor, at least to the extent of the value and as nearly as possible to the condition
of the Premises existing immediately prior to such damage. It is understood, however, in the event of total or substantial destruction
to the Premises that in no event shall the Lessor’s obligation to restore, replace or rebuild exceed an amount equal to the sum
of the insurance proceeds available for reconstruction with respect to said damage.

 

14.
DEFAULT AND POSSESSION: In the event that the Lessee shall fail to pay said rent, and expenses as set forth herein, or any part
thereof, when the same are due and payable, or shall otherwise be in default of any other terms of said Lease for a period of more than
30 days, after receiving notice of said default, then the parties hereto expressly agree and covenant that the Lessor may declare the
Lease terminated and may immediately re-enter said Premises and take possession of the same together with any of Lessee’s personal
property, equipment or fixtures left on the Premises which items may be held by the Lessor as security for the Lessee’s eventual
payment and/or satisfaction of rental defaults or other defaults of Lessee under the Lease. It is further agreed, that if the Lessee
is in default, that the Lessor shall be entitled to take any and all action to protect its interest in the personal property and equipment,
to prevent the unauthorized removal of said property or equipment which threatened action would be deemed to constitute irreparable harm
and injury to the Lessor in violation of its security interest in said items of personal property. Furthermore, in the event of default,
the Lessor may expressly undertake all reasonable preparations and efforts to release the Premises including, but not limited to, the
removal of all inventory, equipment or leasehold improvements of the Lessee’s, at the Lessee’s expense, without the need
to first procure an order of any court to do so, although obligated in the interim to undertake reasonable steps and procedures to safeguard
the value of Lessee’s property, including the storage of the same, under reasonable terms and conditions at Lessee’s expense,
and, in addition, it is understood that the Lessor may sue the Lessee for any damages or past rents due and owing and may undertake all
and additional legal remedies then available.

 

    		Page 5 of 10

     

    

 

In
the event any legal action has to be instituted to enforce any terms or provisions under this Lease, the legal action must be executed
in the state of Washington and the prevailing party in said action shall be entitled to recover a reasonable attorney’s fee in
addition to all costs of said action.

 

Rent
which is in default for more than 15 days after due date shall accrue a payment penalty of one of the following: (check one)

 

☐
- Interest at a rate of ________________________percent ( ______%) per annum on a daily basis until the amount is paid in full.

 

☒
- Late fee of one hundred dollars ($100.00) per day until the amount is paid in full.

 

In
this regard, all delinquent rental payments made shall be applied first toward interest due and the remaining toward delinquent rental
payments.

 

15.
INDEMNIFICATION: The Lessee hereby covenants and agrees to indemnify, defend and hold the Lessor harmless from any and all claims
or liabilities which may arise from any cause whatsoever as a result of Lessee’s use and occupancy of the Premises, and further
shall indemnify the Lessor for any losses which the Lessor may suffer in connection with the Lessee’s use and occupancy or care,
custody and control of the Premises. The Lessee also hereby covenants and agrees to indemnify and hold harmless the Lessor from any and
all claims or liabilities which may arise from any latent defects in the subject Premises that the Lessor is not aware of at the signing
of the lease or at any time during the lease term.

 

16.
BANKRUPTCY - INSOLVENCY: The Lessee agrees that in the event all or a substantial portion of the Lessee’s assets are placed
in the hands of a receiver or a Trustee, and such status continues for a period of 30 days, or should the Lessee make an assignment for
the benefit of creditors or be adjudicated bankrupt; or should the Lessee institute any proceedings under the bankruptcy act or any amendment
thereto, then such Lease or interest in and to the leased Premises shall not become an asset in any such proceedings and, in such event,
and in addition to any and all other remedies of the Lessor hereunder or by law provided, it shall be lawful for the Lessor to declare
the term hereof ended and to re-enter the leased land and take possession thereof and all improvements thereon and to remove all persons
therefrom and the Lessee shall have no further claim thereon.

 

17.
SUBORDINATION AND ATTORNMENT: Upon request of the Lessor, Lessee will subordinate its rights hereunder to the lien of any mortgage
now or hereafter in force against the property or any portion thereof, and to all advances made or hereafter to be made upon the security
thereof, and to any ground or underlying lease of the property provided, however, that in such case the holder of such mortgage, or the
Lessor under such Lease shall agree that this Lease shall not be divested or in any way affected by foreclosure, or other default proceedings
under said mortgage, obligation secured thereby, or Lease, so long as the Lessee shall not be in default under the terms of this Lease.
Lessee agrees that this Lease shall remain in full force and effect notwithstanding any such default proceedings under said mortgage
or obligation secured thereby.

 

    		Page 6 of 10

     

    

 

Lessee
shall, in the event of the sale or assignment of Lessor’s interest in the building of which the Premises form a part, or in the
event of any proceedings brought for the foreclosure of, or in the event of exercise of the power of sale under any mortgage made by
Lessor covering the Premises, attorn to the purchaser and recognize such purchaser as Lessor under this Lease.

 

18.
MISCELLANEOUS TERMS:

 

	I.	 Usage by Lessee: Lessee shall comply with all rules, regulations and laws of any governmental authority with respect to use and occupancy. Lessee shall not conduct or permit to be conducted upon the Premises any business or permit any act which is contrary to or in violation of any law, rules or regulations and requirements that may be imposed by any authority or any insurance company with which the Premises is insured, nor will the Lessee allow the Premises to be used in any way which will invalidate or be in conflict with any insurance policies applicable to the building. In no event shall explosives or extra hazardous materials be taken onto or retained on the Premises. Furthermore, Lessee shall not install or use any equipment that will cause undue interference with the peaceable and quiet enjoyment of the Premises by other tenants of the building.
	 	 
	II.	 Signs: Lessee shall not place on any exterior door, wall or window of the Premises any sign or advertising matter without Lessor’s prior written consent and the approval of the county of Thurston. Thereafter, Lessee agrees to maintain such sign or advertising matter as first approved by Lessor in good condition and repair. Furthermore, Lessee shall conform to any uniform reasonable sign plan or policy that the Lessor may introduce with respect to the building. Upon vacating the Premises, Lessee agrees to remove all signs and to repair all damages caused or resulting from such removal.
	 	 
	III.	 Condition of Premises/Inspection by Lessee: The Lessee has had the opportunity to inspect the Premises and acknowledges with its signature on this lease that the Premises are in good condition and comply in all respects with the requirements of this Lease. Furthermore, the Lessor makes no representation or warranty with respect to the condition of the Premises or its fitness or availability for any particular use, and the Lessor shall not be liable for any latent or patent defect therein. Furthermore, the Lessee represents that Lessee has inspected the Premises and is leasing and will take possession of the Premises with all current fixtures present in their “as is” condition as of the date hereof.
	 	 
	IV.	 Right of Entry: It is agreed and understood that the Lessor and its agents shall have the complete and unencumbered right of entry to the Premises at any time or times for purposes of inspecting or showing the Premises and for the purpose of making any necessary repairs to the building or equipment as may be required of the Lessor under the terms of this Lease or as may be deemed necessary with respect to the inspection, maintenance or repair of the building.

 

    		Page 7 of 10

     

    

 

19.
ESTOPPEL CERTIFICATE: Lessee at any time and from time to time, upon at least ten (10) days prior notice by Lessor, shall execute,
acknowledge and deliver to Lessor, and/or to any other person, firm or corporation specified by Lessor, a statement certifying that the
Lease is unmodified and in full force and effect, or if the Lease has been modified, then that the same is in full force and effect except
as modified and stating the modifications, stating the dates to which the fixed rent and additional rent have been paid, and stating
whether or not there exists any default by Lessor under this Lease and, if so, specifying each such default.

 

20.
HOLDOVER: Should Lessee remain in possession of the Premises after the cancellation, expiration or sooner termination of the Lease,
or any renewal thereof, without the execution of a new Lease or addendum, such holding over in the absence of a written agreement to
the contrary shall be deemed, if Lessor so elects, to have created and be construed to be a tenancy from month to month, terminable upon
thirty (30) days’ notice by either party.

 

21.
WAIVER: Waiver by Lessor of a default under this Lease shall not constitute a waiver of a subsequent default of any nature.

 

22.
GOVERNING LAW: This Lease shall be governed by the laws of the State of Washington.

 

23.
NOTICES: Payments and notices shall be addressed to the following:

 

Lessor

Provisions
Mushroom Farm LLC c/o Robert Kaelin 11634 Waddell Creek Rd. SW Olympia, WA. 98512

 

Lessee

Leiio
Wellness Ltd.

 

24.
AMENDMENT: No amendment of this Lease shall be effective unless reduced to writing and subscribed by the parties with all the
formality of the original.

 

25.
BINDING EFFECT: This Lease and any amendments thereto shall be binding upon the Lessor and the Lessees and/or their respective
successors, heirs, assigns, executors and administrators.

 

    		Page 8 of 10

     

    

 

IN
WITNESS WHEREOF, the parties hereto set their hands and seal this 26th day of April, 2021.

 

	Lessee’s
    Signature	 	Printed
    Name
		 	
	Lessor’s
    Signature 	 	Printed
    Name
	 	 	 
	 	 	Robert
    Kaelin

 

    		Page 9 of 10

     

    

 

LESSOR’S
ACKNOWLEDGMENT OF NOTARY PUBLIC

 

STATE
OF Washington, Thurston County, ss.

On
this ____day of ________________________________, 20 _____, before me appeared Robert Kaelin, as LESSOR of this Commercial Lease Agreement who proved to me through government
issued photo identification to be the above-named person, in my presence executed foregoing instrument and acknowledged that they executed
the same as their free act and deed.

 

	 	 	 
	 	Notary
    Public	 
	 	My commission expires:____________________	 

 

LESSEE’S
ACKNOWLEDGMENT OF NOTARY PUBLIC

 

STATE
OF _______________________________

_____________________ County,
ss.

On
this day ____of ________________________________, 20 _____, before me appeared ________________________, as LESSEE of this Commercial Lease Agreement who
proved to me through government issued photo identification to be the above-named person, in my presence executed foregoing
instrument and acknowledged that they executed the same as their free act and deed.

 

	 	 	 
	 	Notary
    Public	 
	 	My commission expires:____________________	 

 

    		Page 10 of 10Exhibit
10.5

 

 

 

MEMBERSHIP
AGREEMENT

 

HI
CORY ROSENBERG

 

 

Please
review your Membership Details below.

 

If
you have any questions or concerns, please don’t hesitate to reach out to us at WE-US-44492@wework.com

 

PRIMARY
MEMBER INFORMATION

 

 

cory
R

 

Primary
member: Cory Rosenberg

cory@leiio.com

+17329966210

 

JOINING

 

 

WeWork
The Tower

15-109
• 5 person office

$2,760.00/mo

Start
Date: March 1, 2021

Commitment
term: 6 months

 

Discounts

-$828.00/mo
from March 1, 2021 to August 31, 2021

 

Additional
Fees

Setup
Fee $0.00

 

    	 

    	WeWork Membership Agreement	1

    

 

	INCLUDED
    CREDIT ALLOTMENTS	 	SERVICE
    RETAINER SUMMARY
	 	 	 
	Conference
    room credits	 	Service
    retainer fees for WeWork The
	20
    credits per month will be added starting on March 1, 2021.	 	Tower
	 	 	$6,900.00
	Print
    credits	 	2.5x
    monthly membership fee
	600
    black & white prints and 100 color prints per month will be added starting on March 1, 2021.	 	 

 

TERMS
& CONDITIONS

 

 

By
electronically signing the(se) membership agreement(s) below, your company is entering into legally binding agreement(s). Please download
and read carefully prior to signing. Any Agreement(s), including the(se) Terms and Conditions and Membership Details form(s), and any
applicable Service Package Addendum(s), will be effective when signed by both parties. In the event of any conflict between the(se) Terms
and Conditions and the Membership Details form(s), the Membership Details form(s) shall prevail.

 

When
signing this (these) Agreement(s) you must have the proper authority to execute this (these) Agreement(s) on behalf of the company listed
above and incur the obligations described in this (these) Agreement(s) on behalf of such company.

 

	☒	I
    agree to the(se) Terms & Conditions, Payment Authorization Terms, Membership Details Terms, and any applicable Service Package
    Addendum in this (these) Membership Agreement(s). I additionally agree that in the event I have any pre-existing Membership Agreement(s)
    the terms of such Agreement(s) which are not revised, amended or terminated
herein remain unchanged.

 

	Community
    Manager’s signature	 	Electronic
    Signature
	 	 	 
	Heran
    Nadew	 	Cory
    Rosenberg
	3900
    W Alameda Ave Tenant LLC	 	cory
    R
	 	 	Signed
    on February 25, 2021

 

	WeWork	 
	3900
    W Alameda Ave Tenant LLC	 
	3900
    W Alameda Ave, Suite 1200	818-614-3204
	Burbank,
    CA, 91505, USA 	WE-US-44492@wework.com

 

     

    	WeWork Membership Agreement	2

    

 

TERMS
& CONDITIONS

 

1.
THE LINGO

 

“Agreement”
means, collectively, these Terms & Conditions (the “Terms and Conditions”), the attached Membership Details Form cover
page(s) (the “Membership Details Form”), and any other attachments, exhibits, and/or supplements.

 

“Authorized
Signatory” means an individual authorized to legally bind your company.

 

“Capacity”
means the maximum number of Memberships allotted to your Office Space as set forth in the Membership Details Form.

 

“Commitment
Term” means the period of time from the Start Date to the last day of the period set forth on the Membership Details Form under
“Commitment Term” with respect to each Individual Office Number, and which may be extended upon mutual agreement of the parties.

 

“Individual
Office Number” means each individual office number and/or workspace location as may beØspecified in the Membership Details
Form. If the symbol “ “ is included on the Membership Details Form, we will provide the Individual Office Number(s) for the
agreed upon Capacity prior to the Start Date.

 

“Landlord”
means our landlord(s) at the Main Premises.

 

“Lease”
means our lease with our Landlord at the Main Premises.

 

“Main
Premises” means the Premises in which the Office Space is located, as set forth in the Membership Details Form.

 

“Member”
means each person you authorize to receive the Services (defined below) (each Member granted a “Membership”).

 

“Member
Company” or “you” means the company, entity, or individual entering into this Agreement as listed in the Membership
Details Form.

 

“Office
Space” means the actual office or workspace corresponding to the Individual Office Number(s), taken together.

 

“Premises”
means a building or portion of a building in which WeWork offers offices, workstations, other workspaces, and/or other services to Members.

 

“Primary
Member” means the primary in-Premises Member contact for WeWork.

 

“Regular
Business Days” are all weekdays, except local bank/government holidays.

 

“Regular
Business Hours” are generally from 9:00 a.m. to 6:00 p.m. on Regular Business Days.

 

“Set-Up
Fee” means the fee you will be charged for each individual Membership included in the Capacity of your Office Space; you are obligated
to pay the Set-Up Fee for each Individual Office that you occupy, including such Set-up Fees as may be due upon transfer, including upgrade
or downgrade (i.e. transferring to an Office Space with a higher or lower Capacity), of Office Space.

 

“Start
Date” means the date set forth in the Membership Details Form upon which the Services will begin being provided with respect to
each Individual Office Number.

 

“WeWork,”
“we” or “us” means the WeWork entity you are contracting with.

 

“WeWork
Member Network” means the WeWork members-only online community accessed through the internet or our mobile app.

 

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2.
THE BENEFITS OF MEMBERSHIP

 

	a.	Services.
                                            Subject to the terms and conditions of this Agreement, and any other policies we make
                                            available to you with prior notice from time to time, during the Term (defined below), WeWork
                                            will use commercially reasonable efforts to provide you (and your Members, as applicable)
                                            the services described below. These services are referred to in this Agreement as the “Services.”

 

		i.	Non-exclusive
                                            access to and use of the Office Space.

 

		ii.	Regular
                                            maintenance of the Office Space.

 

		iii.	Furnishings
                                            for the Office Space of the quality and in the quantity typically provided to other member
                                            companies with similar office space, workstations, and/or other workspace, as applicable,
                                            in the Premises.

 

		iv.	Access
                                            to and use of the WeWork Member Network in accordance with the terms of services available
                                            on our website.

 

		v.	Access
                                            to and use of the shared Internet connection in accordance with the terms of services available
                                            on our website.

 

		vi.	Use
                                            of the printers, copiers and/or scanners available to our members and member companies, in
                                            accordance with the terms described herein.

 

		vii.	Use
                                            of the conference rooms in your Main Premises and use of conference rooms in any other WeWork
                                            Premises during Regular Business Hours, in each case subject to availability and your prior
                                            reservation of such conference rooms, in accordance with the terms described herein.

 

		viii.	Heat
                                            and air-conditioning in the Office Space during Regular Business Hours.

 

		ix.	Electricity
                                            for reasonably acceptable office use.

 

		x.	Use
                                            of kitchens and beverages made available to our members and member companies.

 

		xi.	Acceptance
                                            of mail and deliveries on behalf of your business during Regular Business Hours.

 

		xii.	Opportunity
                                            to participate in members-only events, benefits and promotions.

 

Other
services may be provided for an additional fee, such as car parking space, phone service, and IT services, subject to availability at
the Main Premises and any additional terms and expenses applicable to those services.

 

	b.	Our
                                            Reserved Rights. We are entitled to access your Office Space, with or without notice,
                                            in connection with our provision of the Services, for safety or emergency purposes or for
                                            any other purposes. We may temporarily move furnishings contained in your Office Space. We
                                            reserve the right to alter or relocate your Office Space, provided that we will not do so
                                            in a manner that substantially decreases the square footage of your assigned Office Space
                                            or related amenities. We may also modify or reduce the list of Services or furnishings provided
                                            for your Office Space at any time. The Services may be provided by us, an affiliate or a
                                            third party.

 

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                                                                                c.
	Office
                                            Space Not Timely Available. If we are unable to make the Office Space available by the
                                            Start Date we will not be subject to any liability related to such inability, nor will such
                                            inability affect the enforceability of this Agreement. This Agreement shall remain in full
                                            force and effect, provided that: (i) the failure to provide access to the Office Space
                                            does not last longer than two (2) months and (ii) at our sole discretion
                                            we will either (x) provide you with alternate office space (which may or may not be
                                            within a WeWork building) with reasonably comparable Capacity during such period and charge
                                            your Membership Fee or (y) not charge you the Membership Fee during the period
                                            the Office Space is not available to you. Following the two (2) month period set forth in
                                            (i) above, you shall have the ability to terminate this Agreement upon seven (7) days’
                                            prior notice to us. If we do provide you alternate office space as described in clause (x)
                                            above, during the period we provide you with such alternate office space, the individuals
                                            named as Members shall be deemed to be Members and otherwise shall be fully subject to the
                                            terms of this Agreement. Notwithstanding anything in this paragraph to the contrary, if the
                                            delay in providing the Office Space is due to your actions or inactions or due to changes
                                            in or work to the Office Space requested by you, we will not be subject to any liability
                                            related to such delay nor will such delay affect the validity of this Agreement and we shall
                                            have no obligations to provide you with the benefits described in subsections (x) and (y)
                                            of this paragraph and you shall not be entitled to terminate this Agreement and shall be
                                            liable for the payment of the Membership Fees from the Start Date.

 

	d.	Access
                                            Prior to Start Date. If we, in our sole discretion, provide you with access to your Office
                                            Space for any period of time prior to your Start Date (a “Soft Open Period”),
                                            during any such Soft Open Period you and your Members shall be fully subject to the terms
                                            of this Agreement, regardless of whether we choose to charge you the Membership Fee during
                                            any such Soft Open Period.

 

3.
YOUR MEMBERS

 

	a.	Member
                                            List. You are responsible for maintaining the accuracy of your list of Members on the
                                            WeWork Member Network (your “Member List”). Only those individuals included on
                                            the Member List will be deemed to be “Members” and entitled to receive the Services
                                            described in this Agreement. To the extent permitted by law, all of your Members shall be
                                            required to provide valid government issued identification in order to be issued an activated
                                            key card to access the Premises. If the number of Members or other individuals regularly
                                            using your Office Space exceeds the Capacity, you will be required to pay the then current
                                            additional fee as set forth on our website. In no event will the number of Members exceed
                                            1.5 times the Capacity, regardless of additional fees paid; however affiliated members with
                                            other active memberships offered by WeWork such as We Membership, Hot Desk, and/or separate
                                            Dedicated Desk Memberships using desks outside of the Office Space will not count towards
                                            this limit. We reserve the right to further limit the number of Members allowed at any point.

 

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Upon
the addition of a Member to the Member List, WeWork will create a profile for such Member on the WeWork Member Network. Such profile
will be viewable by us, our employees and agents, and other members. The created profile will include only the Member’s name and
the Member Company; any additional information, including a photograph, shall be added solely as determined by you or your Members.

 

	b.	Changes
                                            to or Removal of Primary Member or Authorized Signatory. An Authorized Signatory generally
                                            has the sole authority to make changes to or terminate this Agreement. A Primary Member will
                                            generally serve as WeWork’s primary contact regarding matters that involve your Members,
                                            the physical Office Space or the Premises. If no Authorized Signatory other than the Primary
                                            Member is designated by you on the Membership Details Form, the Primary Member will serve
                                            as the Authorized Signatory. We will be entitled to rely on communications to or from the
                                            Authorized Signatory or Primary Member as notice to or from the applicable Member Company.
                                            However, an executive officer of the applicable Member Company (“Executive Officer”)
                                            will have the authority to override the request of an Authorized Signatory or Primary Member,
                                            as applicable, provided that we receive such a request within 24 hours following such Authorized
                                            Signatory’s or Primary Member’s request. We will be entitled to request reasonable
                                            documentation to confirm that an individual claiming to be an Executive Officer truly is
                                            one and to exercise our discretion in determining whether a particular position constitutes
                                            an “Executive Officer.” An Executive Officer will also have the authority to
                                            remove or replace the individual serving as the Authorized Signatory and/or Primary Member.
                                            Unless we receive instructions from the Authorized Signatory or Executive Officer, if the
                                            individual designated as the Primary Member ceases to provide services to the Member Company
                                            or ceases using the Office Space regularly, we will use our reasonable judgment in designating
                                            a replacement Primary Member.

 

4. MEMBERSHIP FEES; PAYMENTS

 

	a.	Payments
                                            Due Upon Signing. Upon submitting a signed and completed Agreement, you will be obligated
                                            to deliver to us, in the amount(s) set forth on your Membership Details Form, (i) the Service
                                            Retainer and (ii) the Set-Up Fee.

 

	b.	Membership
                                            Fee. During the Term (defined below) of this Agreement, your Membership Fee will be due
                                            monthly and in advance as of the first (1st) day of each month. You are obligated to make
                                            payment of all Membership Fees owed throughout the Commitment Term (“Membership Fee
                                            Obligations”). You agree to pay promptly: (i) all sales, use, excise, value added,
                                            and any other taxes which you are required to pay to any other governmental authority (and,
                                            at our request, will provide to us evidence of such payment) and (ii) all sales, use, excise,
                                            value added and any other taxes attributable to your Membership as shown on your invoice.
                                            The Membership Fee set forth on the Membership Details Form covers the Services for only
                                            the number of Members indicated in the Membership Details Form. Additional Members will result
                                            in additional fees as set forth on our website.

 

On
each anniversary of the Start Date (including during any Commitment Term) the Membership Fee will be subject to an automatic three and
a half percent (3.5%) increase over the then current Membership Fee. Following any Commitment Term, we reserve the right to further increase
or decrease the Membership Fee at our sole discretion upon thirty (30) days’ prior notice to you in advance of and in accordance
with the Termination Notice Period described below in Section 5(d).

 

	c.	Invoices;
                                            Financial Information. WeWork will send or otherwise provide invoices and other billing-related
                                            documents, information and notices to the Primary Member or, if a Billing Contact is indicated
                                            on the Membership Details Form, the Billing Contact. Change of the Billing Contact will require
                                            notice from the Authorized Signatory in accordance with this Agreement.

 

	d.	Credits;
                                            Overage Fees. Each month, you will receive a certain number of credits for conference
                                            room use and a certain number of credits for color and black and white copies and printouts,
                                            as specified on the Membership
Details Form. These allowances may not be rolled over from month to month. If these allocated amounts are exceeded, you will be responsible
for paying fees for such overages. The current overage fee schedule is listed on our website. All overage fees are subject to increase
from time to time at our sole discretion.

 

	e.	Late
                                            Fees. If payment for the Membership Fee or any other accrued and outstanding fee is not
                                            made by the tenth (10th) of the month in which such payment is due, you will be responsible
                                            for paying the then-current late charge. The current late fee schedule is listed on our website.
                                            All late fees are subject to increase from time to time at our sole discretion.

 

	f.	Form
                                            of Payment. We accept payment of all amounts specified in this Agreement solely by the
                                            methods we communicate to you during the membership sign up process or from time to time
                                            during the Term. You are required to inform us promptly of any changes to your payment information.
                                            Changing your payment method may result in a change in the amount required under this Agreement
                                            to be held as the Service Retainer.

 

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	g.	Outstanding
                                            Fees. Any outstanding fees will be charged in arrears on a monthly basis. When we receive
                                            funds from you, we will first apply funds to any balances which are in arrears (including
                                            any outstanding late fees) and to the earliest month due first.
Once past balances are satisfied, any remaining portion of the funds will be applied to current fees due. If any payments remain outstanding
after we provide notice to you, we may, in our sole discretion, withhold Services or terminate this Agreement in accordance with Section
5.

 

	h.	No
                                            Refunds. Except as otherwise provided for herein, there are no refunds of any fees or
                                            other amounts paid by you or your Members in connection with the Services.

 

5. TERM AND TERMINATION

 

	a.	Term.
                                            This Agreement will be effective when signed by both parties (“Effective Date”);
                                            provided that we have no obligations to provide you with the Services until the later of
                                            (i) the date on which payment of your Service Retainer, Set-Up Fee and first month’s
                                            Membership Fee has been received by us or (ii) the Start Date. Unless otherwise set forth
                                            on the Membership Details Form, following the Commitment Term, this Agreement shall be automatically
                                            extended (any term after the Commitment Term, a “Renewal Term”), subject to the
                                            applicable termination notice period set forth below (the “Termination Notice Period”).
                                            The Commitment Term and all subsequent Renewal Terms shall constitute the “Term.”
                                            If no Commitment Term is indicated on your Membership Details Form, the default Commitment
                                            Term shall commence on the Start Date and end one (1) full calendar month after the Start
                                            Date. This Agreement will continue until terminated in accordance with this Agreement.

 

	b.	Move
                                            In / Move Out. If the Start Date is a Regular Business Day, you will be entitled to move
                                            into the Office Space no earlier than 11:00 a.m. on the Start Date, provided you have complied
                                            with the payment obligations described in Section 5(a). If the Start Date is not a Regular
                                            Business Day, you will be entitled to move into the Office Space no earlier than 11:00 a.m.
                                            on the first Regular Business Day after the Start Date. On
the last Regular Business Day of the Termination Effective Month (defined below), you must vacate the Office Space by no later than 4:00
p.m.

 

	c.	No
                                            Termination by You prior to the end of the Commitment Term. This Agreement is a binding
                                            agreement, effective as of the date of signing, and may not be terminated by you prior to
                                            the end of the Commitment Term, including that you may not partially terminate the Agreement
                                            or downgrade the Office Space (i.e. transfer to an office space with a lower Capacity) prior
                                            to the end of the Commitment Term. Any purported termination by you between the date of signing
                                            to the end of the Commitment Term shall not be effective and shall constitute a breach of
                                            this Agreement (except pursuant to Section 2(c)). In the event of such purported termination
                                            and breach, the damages to WeWork would be difficult or impossible to ascertain, and as such
                                            the Member Company will be required to pay to WeWork within thirty (30) days of such purported
                                            termination, an amount equal to (i) the Membership Fee Obligations, plus any other payment
                                            obligations due by you to WeWork for the remainder of the Commitment Term, including any
                                            amounts expended by WeWork at your request to prepare or modify the Office Space for your
                                            use (including with respect to IT/AV/Security installations) and any related restoration
                                            costs, and (ii) any reimbursement of fees paid by WeWork to a broker in accordance with the
                                            terms of this Agreement (collectively, the “Termination Fee”). The Termination
                                            Fee shall constitute liquidated damages and not a penalty and is a reasonable approximation
                                            by the parties of the actual damages likely to be sustained by WeWork in the event of a termination
                                            under this section. Your Service Retainer shall be applied to set off such Termination Fee,
                                            and we reserve the right to pursue additional rights, claims, or remedies in our discretion.

 

	d.	Termination
                                            by You at the end of or after the Commitment Term. If you intend to terminate this Agreement
                                            following the expiration of the Commitment Term or during any Renewal Term, you are required
                                            to serve WeWork notice of such termination in accordance with the Termination Notice Periods
                                            set out in the table below (the “Termination Notice”). If you do not serve the
                                            Termination Notice, the Agreement shall be automatically extended until you do serve a Termination
                                            Notice. Any termination will be effective on the later of (i) the last Regular Business Day
                                            of the calendar month at the end of the Termination Notice Period; or (ii) the last day of
                                            the relevant Commitment Term. For clarity, the applicable Termination Notice Period shall
                                            be determined by the Commitment Term and Capacity for the entire Office Space at the time
                                            the Termination Notice is served.

 

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	○	Member
                                            Company Termination Notice Periods Required:

 

	Commitment
    	 	 
	Term	 	Capacity
	 	 	 	 	 	 	 
	 	 	0-24	 	25-74	 	75
    +
	 	 	 	 	 	 	 
	1
    - 11 months	 	1
    month	 	2
    months	 	3
    months
	 	 	 	 	 	 	 
	12
    - 23 months	 	2
    months	 	3
    months	 	6
    months
	 	 	 	 	 	 	 
	24
    + months	 	3
    months	 	6
    months	 	6
    months

 

		●	Example:
                                            If the Capacity for the Office Space is between twenty-five (25) and seventy-four (74) Members,
                                            and the Commitment Term is between one (1) and eleven (11) months, the applicable Termination
                                            Notice Period would be two (2) months, and to terminate this Agreement effective the last
                                            Regular Business Day of April (provided that the Commitment Term shall have expired by such
                                            date) the last opportunity to provide notice to us would be during Regular Business Hours
                                            on the last Regular Business Day of February.

 

	e.	Termination
                                            or Suspension by Us. We may withhold Services or immediately terminate this Agreement: (i)
upon breach of this Agreement by you or any Member; (ii) upon termination, expiration or material loss of our rights in the
Premises; (iii) if any outstanding fees are still due after we provide notice to you; (iv) if you or any of your Members fail to
comply with the terms and conditions of the WeWork Member Network Terms of Service, our Wireless Network Terms of Service, or any
other policies or instructions provided by us or applicable to you; or (v) at any other time, when we, in our sole discretion, see
fit to do so. You will remain liable for past due amounts, and we may exercise our rights to collect due payment, despite
termination or expiration of this Agreement.

 

An
individual Member will no longer receive the Services and is no longer authorized to access the Main Premises or other Premises upon
the earlier of (x) the termination or expiration of this Agreement; (y) your removal of
such Member from the Member List or (z) our notice to you that such Member violated this Agreement. We may withhold or terminate
Services of individual Members for any of the foregoing reasons; in such circumstances this Agreement will continue in full force
and effect to the exclusion of the relevant Member.

 

	f.	Service
                                            Retainer. The Service Retainer will be held as a retainer for performance of all your
                                            obligations under this Agreement, including the Membership Fee Obligations, and is not intended
                                            to be a reserve from which fees may be paid. In the event you owe us other fees, you may
                                            not rely on deducting them from the Service Retainer, but must pay them separately. We are
                                            entitled to offset amounts owed by you under this Agreement with the amounts we hold with
                                            respect to your Service Retainer, following notice from us that such amounts are owed and
                                            outstanding, and if we elect to do so, you shall be requested to pay to us any amounts required
                                            to reinstate the total amounts due with respect to the Service Retainer under this Agreement
                                            within seven (7) days of receiving a notice from us. Upon termination of the Agreement, we
                                            will return the Service Retainer, or any balance after deducting outstanding fees and other
                                            costs due to us, including any unsatisfied Membership Fee Obligations, to you by bank transfer
                                            or other method that we communicate to you within thirty (30) days (or earlier if required
                                            by applicable law) after the later of (i) the termination or expiration of this Agreement
                                            and (ii) the date on which you provide to us all account information necessary for us to
                                            make such payment. Return of the Service Retainer is also subject to your complete performance
                                            of all your obligations under this Agreement, including full satisfaction of your Membership
                                            Fee Obligations and any additional obligations applicable following termination or expiration
                                            of this Agreement.

 

	g.	Removal
                                            of Property Upon Termination. Prior to the termination or expiration of this Agreement,
                                            you will remove all of your, your Members’, and your or their guests’ property
                                            from the Office Space and Premises. After providing you with reasonable notice, we will be
                                            entitled to dispose of any property remaining in or on the Office Space or Premises after
                                            the termination or expiration of this Agreement and will not have any obligation to store
                                            such property, and you waive any claims or demands regarding such property or our handling
                                            or disposal of such property. You will be responsible for paying any fees reasonably incurred
                                            by us regarding such removal. We shall have no implied obligations as a bailee or custodian,
                                            and you hereby indemnify us and agree to keep us indemnified in respect of any claims of
                                            any third parties in respect of such property. Following the termination or expiration of
                                            this Agreement, we will not forward or hold mail or other packages delivered to us.

 

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6. HOUSE RULES

 

In
addition to any rules, policies and/or procedures that are specific to a Premises used by you:

 

	a.	You
                                            acknowledge and agree that:

 

		i.	keys,
                                            key cards and other such items used to gain physical access to the Premises, or the Office
                                            Space remain our property. You will cause your Members to safeguard our property and you
                                            shall promptly notify us and be liable for replacement fees should any such property be lost,
                                            stolen or destroyed;

 

		ii.	you
                                            shall promptly notify us of any change to your contact and/or payment information;

 

		iii.	we
                                            will provide notice to you of any changes to Services, fees, or other updates via email.
                                            It is your responsibility to read such emails and to ensure your Members are aware of any
                                            changes, regardless of whether we notify such Members directly;

 

		iv.	carts,
                                            dollies and other freight items which may be made available may not be used in the passenger
                                            elevator except at our discretion;

 

		v.	for
                                            security reasons, we may, but have no obligation to, regularly record certain areas in the
                                            Premises via video;

 

		vi.	all
                                            of your Members are at least 18 years of age;

 

		vii.	you
                                            shall be solely and fully responsible for ensuring that alcohol is consumed responsibly by
                                            your individual Members and that no alcohol is consumed by any of your Members or guests
                                            who is younger than the legal age for consuming alcohol in the applicable jurisdiction;

 

		viii.	common
                                            spaces are to be enjoyed by all our member companies, members and guests unless otherwise
                                            instructed by us, and are for temporary use and not as a place for continuous, everyday work;

 

		ix.	you
                                            will provide us with reasonable notice of and complete all required paperwork prior to hosting
                                            any event at the Premises;

 

		x.	you
                                            will be responsible for any damage to your Office Space other than normal wear and tear;

 

		xi.	you
                                            will be responsible for replacement fees for any item(s) provided to you by the WeWork community
                                            team for temporary use should any such property be lost, stolen or destroyed;

 

		xii.	we
                                            are not liable for any mail or packages received without a WeWork employee’s signature
                                            indicating acceptance;

 

		xiii.	you
                                            may not make any structural or nonstructural alterations or installations (including, but
                                            not limited to, wall attachments, furniture, IT equipment, and/or glass paneling) in the
                                            Office Space or elsewhere in the Premises without prior approval by us. In the event that
                                            any alterations or installations are made, you shall be responsible for the full cost and
                                            expense of the alteration or installation and, prior to the termination of this Agreement,
                                            the removal of such items and the restoration necessitated by
any such alterations, and we shall deduct any such costs not otherwise paid by you from the Service Retainer. In no event are you permitted
to perform any of these actions. Only a member of our facilities staff is entitled to perform an alteration, installation, removal
or restoration. Reach out to a member of your community team for more information;

 

		xiv.	you
                                            and your Members’ computers, tablets, mobile devices and other electronic equipment
                                            must be (a) kept up-to-date with the latest software updates provided by the software vendor
                                            and (b) kept clean of any malware, viruses, spyware, worms, Trojans, or anything that is
                                            designed to perform malicious, hostile and/or intrusive operations. We reserve the right
                                            to remove any device from our networks that poses a threat to our networks or users until
                                            the threat is remediated; and

 

		xv.	you
                                            consent to our non-exclusive, non-transferable use of your Member Company name and/or logo
                                            in connection with identifying you as a Member Company of WeWork, alongside those of other
                                            member companies, on a public-facing “Membership” display on our website, as
                                            well as in video and other marketing materials. You warrant that your logo does not infringe
                                            upon the rights of any third party and that you have full authority to provide this consent.
                                            You may terminate this consent at any time upon thirty (30) days’ prior notice.

 

	b.	No
                                            Member will:

 

		i.	perform
                                            any activity or cause or permit anything that is reasonably likely to be disruptive or dangerous
                                            to us or any other member companies, or our or their employees, guests or property, including
                                            without limitation the Office Space or the Premises;

 

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		ii.	use
                                            the Services, the Premises or the Office Space to conduct or pursue any illegal or offensive
                                            activities or comport themselves to the community in a similar manner; all Members shall
                                            act in a respectful manner towards other member companies and our and their employees and
                                            guests;

 

		iii.	misrepresent
                                            himself or herself to the WeWork community, either in person or on the WeWork Member Network;

 

		iv.	take,
                                            copy or use any information or intellectual property belonging to other member companies
                                            or their members or guests, including without limitation any confidential or proprietary
                                            information, personal names, likenesses, voices, business names, trademarks, service marks,
                                            logos, trade dress, other identifiers or other intellectual property, or modified or altered
                                            versions of the same, and this provision will survive termination of this Agreement;

 

		v.	take,
                                            copy or use for any purpose (a) the name “We”, “WeWork” or any of
                                            our other business names, trademarks, service marks, logos, designs, copyrights, patents,
                                            trade secrets, trade dress, marketing material, other identifiers or other intellectual property
                                            (“Intellectual Property”); (b) any derivations, modifications or similar versions
                                            of the same; or (c) any photographs or illustrations of any portion of a Premises, for any
                                            purpose, including competitive purposes, without our prior consent, provided that during
                                            the term of this Agreement you will be able to use “WeWork” in plain text to
                                            accurately identify an address or office location. You acknowledge that WeWork owns all right,
                                            title and interest in and to its Intellectual Property. You may not file for ownership rights
                                            of any of our Intellectual Property with any governmental authority or use our Intellectual
                                            Property in any advertising, including domain names, social media handles, or any form of
                                            media invented in the future. You may not, directly or indirectly, interfere with or object
                                            to, in any manner, our ownership rights or the use of our Intellectual Property or engage
                                            in any conduct that is likely to cause confusion between WeWork and yourself, without our
                                            prior consent, and this provision will survive termination of this Agreement;

 

		vi.	film
                                            within any Premises, including within the Office Space, without completing all required paperwork
                                            and receiving express written consent from WeWork;

 

		vii.	use
                                            the Office Space in a retail, medical, or other capacity involving frequent visits by members
                                            of the public, as a residential or living space, or for any exclusively non-business purpose;

 

		viii.	sell,
                                            manufacture or distribute any controlled substance, including alcoholic beverages, from the
                                            Office Space, or obtain a license for such sale, manufacture, importation, or distribution
                                            using the Office Space or the address of the Main Premises;

 

		ix.	use
                                            our mail and deliveries services for fraudulent or unlawful purposes, and we shall not be
                                            liable for any such use;

 

		x.	store
                                            significant amounts of currency or other valuable goods or commodities in the Office Space
                                            that are not commonly kept in commercial offices; in the event that you do so, we will not
                                            be liable for any such loss;

 

		xi.	make
                                            any copies of any keys, keycards or other means of entry to the Office Space or the Premises
                                            or lend, share or transfer any keys or keycards to any third party, unless authorized by
                                            us in advance;

 

		xii.	install
                                            any locks to access the Office Space or anywhere within the Premises, unless authorized by
                                            us in advance;

 

		xiii.	allow
                                            any guest(s) to enter the building without registering such guest(s) and performing any additional
                                            required steps according to our policies;

 

		xiv.	operate
                                            any equipment within the Premises that has a higher heat output or electrical consumption
                                            than in a typical personal office environment, or places excessive strain on our electrical,
                                            IT, HVAC or structural systems, with such determination to be made in our sole discretion,
                                            without our prior approval; or

 

		xv.	bring
                                            any weapons of any kind, or any other offensive, dangerous, hazardous, inflammable or explosive
                                            materials into the Office Space or the Premises.

 

You
are responsible for ensuring your Members comply with all House Rules and with all rules, policies and/or procedures that are specific
to a Premises used by you, and agree that in the event of any penalty or fine resulting from the breach of any such rules, policies and/or
procedures, you will be responsible for paying such penalty or fine.

 

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7.
ADDITIONAL AGREEMENTS

 

	a.	Information
                                            Technology. In order to utilize all the functionalities offered by us, it may be necessary
                                            to install software onto a Member’s computer, tablet, mobile device or other electronic
                                            equipment. In addition, a Member may request that we troubleshoot problems a Member may have
                                            with respect to printing, accessing the network connection or other issues. If we provide
                                            such services, we will not be responsible for any damage to your equipment.

 

	b.	Network
                                            Connection. WeWork provides shared Internet access to Members via a wireless or wired
                                            network connection. For those Members wishing to implement a private wired network, WeWork
                                            may allow you to install a firewall device for your exclusive access and use, subject to
                                            WeWork IT approval, and you will be responsible for removal of the same. Prior to any such
                                            installation or removal, you shall coordinate with the WeWork IT team to discuss the actual
                                            setup, appropriate time, manner and means for such installation or removal and any additional
                                            fees that may result from the request. To the extent that we incur any costs in connection
                                            with such installation or removal, which are not otherwise paid by you, we shall deduct such
                                            costs from the Service Retainer. You shall also be responsible for any monthly fees incurred
                                            relating to your private, secured wired network.

 

	c.	Waiver
                                            of Claims. To the extent permitted by law, you, on your own behalf and on behalf of your
                                            Members, employees, agents, guests and invitees, waive any and all claims and rights against
                                            us and our affiliates, parents, and successors and each of our and their employees, assignees,
                                            officers, agents and directors (collectively, the “WeWork Parties”) and our landlords
                                            at the Premises resulting from injury or damage to, or destruction, theft, or loss of, any
                                            property, person or pet, except to the extent caused by the gross negligence, willful misconduct
                                            or fraud of the WeWork Parties.

 

	d.	Limitation
                                            of Liability. To the extent permitted by law, the aggregate monetary liability of any
                                            of the WeWork Parties to you or your Members, employees, agents, guests or invitees for any
                                            reason and for all causes of action, will not exceed the total Membership Fees paid by you
                                            to us under this Agreement in the twelve (12) months prior to the claim arising. None of
                                            the WeWork Parties will be liable under any cause of action, for any indirect, special, incidental,
                                            consequential, reliance or punitive damages, or any loss of profits or business interruption.
                                            You acknowledge and agree that you may not commence any action or proceeding against any
                                            of the WeWork Parties, whether in contract, tort, or otherwise, unless the action, suit,
                                            or proceeding is commenced within one (1) year of the cause of action’s accrual. Notwithstanding
                                            anything contained in this Agreement to the contrary, you acknowledge and agree that you
                                            shall not commence any action or proceeding against any of the WeWork Parties other than
                                            the WeWork Party you are directly contracting with hereunder and the assets of such entity
                                            for any amounts due or for the performance of any obligations in connection with this Agreement.

 

	e.	Indemnification.
                                            You will indemnify the WeWork Parties from and against any and all claims, including
                                            third party claims, liabilities, and expenses including reasonable attorneys’ fees,
                                            resulting from any breach or alleged breach of this Agreement by you or your Members or your
                                            or their guests, invitees or pets or any of your or their actions or omissions, except to
                                            the extent a claim results from the gross negligence, willful misconduct or fraud of the
                                            WeWork Parties. You are responsible for the actions of and all damages caused by all persons
                                            and pets that you, your Members or your or their guests invite to enter any of the Premises,
                                            including but not limited to any vendors hired by you that enter the Premises. You shall
                                            not make any settlement that requires a materially adverse act or admission by us or imposes
                                            any obligation upon any of the WeWork Parties unless you have first obtained our or the relevant
                                            WeWork Party’s written consent. None of the WeWork Parties shall be liable for any
                                            obligations arising out of a settlement made without its prior written consent.

 

	f.	Insurance.
                                            You are responsible for maintaining, at your own expense and at all times during the
                                            Term, personal property insurance and commercial general liability insurance covering you
                                            and your Members for property loss and damage, injury to your Members and your Members’
                                            guests or pets and prevention of or denial of use of or access to, all or part of the Premises,
                                            in form and amount appropriate to your business. In addition you are responsible for maintaining,
                                            at your own expense and at all times during the Term, workers’ compensation insurance
                                            providing statutory benefits in accordance with the law and employer’s liability in
                                            an amount appropriate to your business. You will ensure that WeWork and the Landlord shall
                                            each be named as additional insureds on your commercial general liability policy and that
                                            all insurance policies shall include a clause stating that the insurer waives all rights
                                            of recovery, under subrogation or otherwise, you may have against WeWork and the Landlord.
                                            You shall provide proof of insurance upon our request.

 

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	g.	Pets.
                                            If the Office Space is in Premises designated by us to be one in which pets are permitted,
                                            and if any Member plans on regularly bringing a pet into the Office Space or otherwise into
                                            the Premises, we may require this Member to produce proof of vaccination for such pet and
                                            evidence of compliance with applicable local regulations. If any of your Members brings a
                                            pet into the Premises, you will be responsible for any injury or damage caused by this pet
                                            to other members or guests or other occupants of the Premises or to the property of (i) WeWork
                                            or any employees, members or guests or (ii) the owner(s) or other occupants of the Premises.
                                            None of the WeWork Parties will be responsible for any injury to such pets. We reserve the
                                            right to restrict any Member’s right to bring a pet into the Premises in our sole discretion.

 

	h.	Other
                                            Members. We do not control and are not responsible for the actions of other Member Companies,
                                            Members, or any other third parties. If a dispute arises between Member Companies, members
                                            or their invitees or guests, we shall have no responsibility or obligation to participate,
                                            mediate or indemnify any party.

 

	i.	Third
                                            Party Services. Services do not include, and we are not involved in or liable for, the
                                            provision of products or services by third parties (“Third Party Services”) that
                                            you may elect to purchase in connection with your Membership, including via the WeWork Services
                                            Store, even if they appear on your WeWork invoice. Third Party Services are provided solely
                                            by the applicable third party (“Third Party Service Providers”) and pursuant
                                            to separate arrangements between you and the applicable Third Party Service Providers. These
                                            Third Party Service Providers’ terms and conditions will control with respect to the
                                            relevant Third Party Services. By adding a Member to the Member List, you are thereby authorizing
                                            that Member to access and use the WeWork Services Store in accordance with the terms of service
                                            available on our website.

 

	j.	Privacy.
                                            We collect, process, transfer and secure personal data about you and your Members pursuant
                                            to the terms of our Privacy Policy, which can be found on our website (www.wework.com/legal/privacy),
                                            and in accordance with all applicable data protection laws. Note that you are not obligated
                                            to provide us with personal information and any information collected by us will be provided
                                            by you at your own will and with your explicit consent granted herein by execution of this
                                            Agreement. You hereby (i) undertake, where necessary, to obtain consent from such Member
                                            to the collection, processing, transferring and securing of data described herein and (ii)
                                            confirm that you in fact collect and process such Member’s personal data in accordance
                                            with applicable law.

 

	k.	Extraordinary
                                            Events. WeWork will not be liable for, and will not be considered in default or breach
                                            of this Agreement on account of, any delay or failure to perform arising out of or caused
                                            by, directly or indirectly, forces that are beyond WeWork’s reasonable control, including,
                                            without limitation, any delays or changes in construction of, or WeWork’s ability to
                                            procure any space in, any Premises; any conditions under the control of our landlord at the
                                            applicable Premises; acts or orders of Government; acts of God; epidemics or pandemics; or
                                            public health emergencies.

 

8. ARBITRATION AND CLASS ACTION WAIVER

 

	a.	Governing
                                            Law. This Agreement and the transactions contemplated hereby shall be governed by and
                                            construed under the law of the State of New York, U.S.A. and the United States without regard
                                            to conflicts of laws provisions thereof and without regard to the United Nations Convention
                                            on Contracts for the International Sale of Goods.

 

	b.	Venue.
                                            Except that either party may seek equitable or similar relief from any court of competent
                                            jurisdiction, any dispute, controversy or claim arising out of or in relation to this Agreement,
                                            or at law, or the breach, termination or invalidity of this Agreement, that cannot be settled
                                            amicably by agreement of the parties to this Agreement shall be finally settled in accordance
                                            with the arbitration rules of JAMS then in force, by one or more arbitrators appointed in
                                            accordance with said rules. The place of arbitration shall be New York, New York, U.S.A.

 

	c.	Proceedings;
                                            Judgment. The proceedings shall be confidential and in English. The award rendered shall
                                            be final and binding on both parties. Judgment on the award may be entered in any court of
                                            competent jurisdiction. In any action, suit or proceeding to enforce rights under this Agreement,
                                            the prevailing party shall be entitled to recover, in addition to any other relief awarded,
                                            the prevailing party’s reasonable attorneys’ fees and other fees, costs and expenses
                                            of every kind in connection with the action, suit or proceeding, any appeal or petition for
                                            review, the collection of any award or the enforcement of any order, as determined by the
                                            arbitrator(s) or court, as applicable. This Agreement shall be interpreted and construed
                                            in the English language, which is the language of the official text of this Agreement.

 

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	d.	Class
                                            Action Waiver. Any proceeding to resolve or litigate any dispute in any forum will be
                                            conducted solely on an individual basis. Neither you nor we will seek to have any dispute
                                            heard as a class action or in any other proceeding in which either party acts or proposes
                                            to act in a representative capacity. No proceeding will be combined with another without
                                            the prior written consent of all parties to all affected proceedings. You also agree not
                                            to participate in claims brought in a private attorney general or representative capacity,
                                            or any consolidated claims involving another person’s account, if we are a party to
                                            the proceeding. YOU ARE GIVING UP YOUR RIGHT TO PARTICIPATE AS A CLASS REPRESENTATIVE OR
                                            CLASS MEMBER ON ANY CLASS CLAIM YOU MAY HAVE AGAINST US INCLUDING ANY RIGHT TO CLASS ARBITRATION
                                            OR ANY CONSOLIDATION OF INDIVIDUAL ARBITRATIONS.

 

9.
MISCELLANEOUS

 

	a.	Nature
                                            of the Agreement; Relationship of the Parties. The whole of the Premises and Office Space
                                            remains in our possession and control. Your agreement with us is a contract for the provision
                                            of services and we are giving you the right to share with us the use of the Office Space
                                            so that we can provide the Services to you. Notwithstanding anything in this Agreement to
                                            the contrary, you and we agree that our relationship is not that of landlord-tenant or lessor-lessee
                                            and this Agreement in no way shall be construed as to grant you or any Member any title,
                                            easement, lien, possession or related rights in our business, the Premises, the Office Space
                                            or anything contained in or on the Premises or Office Space. This Agreement creates no tenancy
                                            interest, leasehold estate, or other real property interest. The parties hereto shall each
                                            be independent contractors in the performance of their obligations under this Agreement,
                                            and this Agreement shall not be deemed to create a fiduciary or agency relationship, or partnership
                                            or joint venture, for any purpose. You acknowledge and agree that you are entering into this
                                            Agreement for the purposes of and in the course of your trade, business and/or profession,
                                            and not as a consumer. Neither party will in any way misrepresent our relationship.

 

	b.	Updates
                                            to the Agreement. Changes to membership and overage fees, will be governed by Section
                                            4(b) and 4(d) of this Agreement, respectively. We may from time to time update this Agreement
                                            and will provide notice to you of these updates. You will be deemed to have accepted the
                                            new terms of the Agreement following the completion of two (2) full calendar months after
                                            the date of notice of the update(s). Continued use of the Office Space or Services beyond
                                            this time will constitute acceptance of the new terms.

 

	c.	Waiver.
                                            Neither party shall be deemed by any act or omission to have waived any of its rights
                                            or remedies hereunder unless such waiver is in writing and signed by the waiving party.

 

	d.	Subordination.
                                            This Agreement is subject and subordinate to our Lease and to any supplemental documentation
                                            and to any other agreements to which our Lease is subject or subordinate. However, the foregoing
                                            does not imply any sublease or other similar relationship involving an interest in real property.

 

	e.	Severable
                                            Provisions. Each provision of this Agreement shall be considered severable. To the extent
                                            that any provision of this Agreement is prohibited or otherwise limited, this Agreement shall
                                            be considered amended to the smallest degree possible in order to make the Agreement effective
                                            under applicable law.

 

	f.	Survival.
                                            Sections 1, 2(b), 4 (to the extent any payments remain outstanding), 5(c), 5(d), 5(f),
                                            5(g), 6(b), 7(a) through 7(f), 7(h), 7(k), 8, and 9 and all other provisions of this Agreement
                                            reasonably expected to survive the termination or expiration of this Agreement will do so.

 

	g.	Notices.
                                            Any and all notices under this Agreement will be given via email, and will be effective
                                            on the first business day after being sent. All notices will be sent via email to the email
                                            addresses specified on the Membership Details Form, except as otherwise provided in this
                                            Agreement. WeWork may send notices to either (or both) the Primary Member or the Authorized
                                            Signatory, as WeWork determines in its reasonable discretion. Notices related to the physical
                                            Office Space, Premises, Members, other Member Companies or other issues in the Premises should
                                            be sent by the Primary Member. Notices related to this Agreement or the business relationship
                                            between you and WeWork should be sent by your Authorized Signatory. In the event that we
                                            receive multiple notices from different individuals within your company containing inconsistent
                                            instructions, the Authorized Signatory’s notice will control unless we decide otherwise
                                            in our reasonable discretion.

 

	h.	Headings;
                                            Interpretation. The headings in this Agreement are for convenience only and are not to
                                            be used to interpret or construe any provision of this Agreement. Any use of “including,”
                                            “for example” or “such as” in this Agreement shall be read as being
                                            followed by “without limitation” where appropriate. References to any times of
                                            day in this Agreement refer to the time of day in the Office Space’s time zone.

 

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	i.	No
                                            Assignment. Except in connection with a merger, acquisition, corporate reorganization,
                                            or sale of all or substantially all of the shares or assets of you or your parent corporation,
                                            you may not transfer or otherwise assign any of your rights or obligations under this Agreement
                                            (including by operation of law) without our prior consent. We may assign this Agreement without
                                            your consent.

 

	j.	Sanctions.
                                            You hereby represent and warrant that (i) during the term of this Agreement you and your
                                            Members will comply with all applicable U.S. and non-U.S. economic sanctions and export control
                                            laws and regulations, including but not limited to the economic sanctions regulations implemented
                                            under statutory authority and/or Executive Orders and administered by the U.S. Treasury Department’s
                                            Office of Foreign Assets Control (“OFAC”) (31 C.F.R. Part 500 et seq.), the U.S.
                                            Commerce Department’s Export Administration Regulations (15 C.F.R. Part 730 et seq.),
                                            the economic sanctions rules and regulations of the European Council, United Kingdom, and
                                            EU Member States, and EU’s Dual-use Regulation 428/2009 (collectively, “Trade
                                            Control Laws”); (ii) neither you nor any of your Members, subsidiaries or affiliates,
                                            nor directors or officers is (a) a citizen or resident of, an entity organized under the
                                            laws of, or otherwise located in, a country subject to comprehensive territorial sanctions
                                            maintained by OFAC (hereinafter referred to as “Sanctioned Countries”), (b) identified
                                            on U.S. Government restricted party lists including the Specially Designated Nationals List
                                            and Foreign Sanctions Evaders List administered by OFAC; the Denied Parties List, Unverified
                                            List or Entity List maintained by the U.S. Commerce Department Bureau of Industry and Security;
                                            or the List of Statutorily Debarred Parties maintained by the U.S. State Department Directorate
                                            of Defense Trade Controls, (c)
a listed person or entity on the Consolidated List of persons and entities subject to asset-freezing measures or other sanctions maintained
by the European Union, and by the Member States of the European Union, or (d) a person or entity subject to asset-freezing measures or
other sanctions maintained by the United Kingdom’s HM Treasury (collectively referred to herein as “Restricted Parties”);
(iii) neither you nor any of your Members, subsidiaries and/or affiliates are 50% or more owned, individually or in the aggregate, directly
or indirectly by one or more Restricted Parties or otherwise controlled by Restricted Parties; (iv) less than 10% of your total annual
revenues are, and will continue to be for the duration of the Agreement, generated from activities involving, directly or indirectly,
one or more of the Sanctioned Countries; and (v) neither you nor any of your Members will, at any time during the Term, engage in any
activity under this Agreement, including the use of Services provided by WeWork in connection with this Agreement, that violates applicable
Trade Control Laws or causes WeWork to be in violation of Trade Control Laws.

 

	k.	Anti-Money
                                            Laundering. You hereby represent and warrant that at all times you and your Members have
                                            conducted and will conduct your operations in accordance with all laws that prohibit commercial
                                            or public bribery and money laundering (the “Anti-Money Laundering Laws”), and
                                            that all funds which you will use to comply with your payments obligations under this Agreement
                                            will be derived from legal sources, pursuant to the provisions of Anti-Money Laundering Laws.
                                            You will provide us with all information and documents that we from time to time may request
                                            in order to comply with all Anti-Money Laundering Laws.

 

	l.	Anti-Corruption
                                            Laws. Neither you nor any of your Members, your directors, officers, employees, agents,
                                            subcontractors, representatives or anyone acting on your behalf, (i) has, directly or indirectly,
                                            offered, paid, given, promised, or authorized the payment of any money, gift or anything
                                            of value to: (A) any Government Official or any commercial party, (B) any person while knowing
                                            or having reason to know that all or a portion of such money, gift or thing of value will
                                            be offered, paid or given, directly or indirectly, to any Government Official or any commercial
                                            party, or (C) any employee or representative of WeWork for the purpose of (1) influencing
                                            an act or decision of the Government Official or commercial party in his or her official
                                            capacity, (2) inducing the Government Official or commercial party to do or omit to do any
                                            act in violation of the lawful duty of such official, (3) securing an improper advantage
                                            or (4) securing the execution of this Agreement, (ii) will authorize or make any payments
                                            or gifts or any offers or promises of payments or gifts of any kind, directly or indirectly,
                                            in connection with this Agreement, the Services or the Office Space. For purposes this section,
                                            “Government Official” means any officer, employee or person acting in an official
                                            capacity for any government agency or instrumentality, including state-owned or controlled
                                            companies, and public international organizations, as well as a political party or official
                                            thereof or candidate for political office.

 

	m.	Compliance
                                            with Laws. You hereby represent and warrant that at all times you and your Members have
                                            conducted and will conduct your operations ethically and in accordance with all applicable
                                            laws.

 

	n.	Brokers.
                                            Except as may be provided for through the WeWork broker referral program, you hereby
                                            represent and warrant that you have not used a broker or realtor in connection with the membership
                                            transaction covered by this Agreement. If you seek to terminate this Agreement or cease to
                                            pay your monthly Membership Fee except as otherwise explicitly permitted herein (each, an
                                            “Early Exit”), within fifteen (15) days of doing so, you shall reimburse WeWork
                                            for any fees previously paid by WeWork to a broker or realtor corresponding to the period
                                            following such Early Exit. You hereby indemnify and hold us harmless against any claims arising
                                            from the breach of any warranty or representation of this paragraph.

 

	o.	Counterparts
                                            and Electronic Signature. This Agreement may be executed in any number of counterparts
                                            by either handwritten or electronic signature, each of which when executed shall constitute
                                            a duplicate original, but all the counterparts shall together constitute the one agreement,
                                            and each of which counterparts may be delivered by emailing the other party to this Agreement
                                            signed scanned document or electronically signed portable document format (pdf) version of
                                            the contract (as applicable). Each party agrees to the execution of this Agreement in this
                                            manner, and the parties acknowledge that execution in this manner creates a binding contract
                                            between the parties on the Effective Date.

 

	p.	Entire
                                            Agreement. This Agreement constitutes the entire agreement between the parties relating
                                            to the subject matter hereof and shall not be changed in any manner except by a writing executed
                                            by both parties or as otherwise permitted herein. All prior agreements and understandings
                                            between the parties regarding the matters described herein have merged into this Agreement.

 

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