Document:

Additional Borrower Joinder Supplement

 Exhibit 10.2 
  
 ADDITIONAL BORROWER JOINDER SUPPLEMENT 
 (Napster, LLC) 
  
 THIS ADDITIONAL BORROWER JOINDER SUPPLEMENT (this “Agreement”) is made this 17th day of December, 2004, by and among ROXIO, INC., a corporation organized under the laws of the State of Delaware
(“Company”), NAPSTER, LLC, a Limited Liability Company organized under the laws of the State of Delaware (the “Additional Borrower”), and wholly-owned subsidiary of Company, and SILICON VALLEY BANK, a California chartered bank
(the “Bank”). 
  
 NOW, THEREFORE, for value received the
undersigned agree as follows: 
  
 1. Reference is hereby made to
the Loan and Security Agreement dated as of March 25, 2004 (as amended, modified, restated, substituted, extended and renewed at any time and from time to time, the “Loan Agreement”) by and between the Company and the Bank. Capitalized
terms not otherwise defined in this Agreement shall have the meanings given to them in the Loan Agreement. 
  
 2. (a) The Additional Borrower and the Company hereby acknowledge, confirm and agree that on and as of the date of this Agreement the Additional Borrower
has become a “Borrower” (as that term is defined in the Loan Agreement), and, along with the Company, is included in the definition of “Borrower” under the Loan Agreement and the other Loan Documents for all purposes thereof, and
as such shall be jointly and severally liable, as provided in the Loan Documents, for all Obligations thereunder (whether incurred or arising prior to, on, or subsequent to the date hereof) and otherwise bound by all of the terms, provisions and
conditions thereof. 
  
 (b) Without in any way implying any
limitation on any of the provisions of this Agreement, the Loan Agreement, or any of the other Loan Documents, the Additional Borrower hereby assigns, pledges and grants to the Bank as security for the Obligations, and agrees that the Bank shall
have a perfected and continuing security interest in, and Lien on, (i) all of the Borrower’s Collateral, whether now owned or existing or hereafter acquired or arising, and (ii) all returned, rejected or repossessed goods, the sale or lease of
which shall have given or shall give rise to an account or chattel paper. The Additional Borrower further agrees that the Bank shall have in respect thereof all of the rights and remedies of a secured party under the Uniform Commercial Code as well
as those provided in this Agreement, under each of the other Loan Documents and under applicable laws. 
  
 (c) Without in any way implying any limitation on any of the provisions of this Agreement, the Additional Borrower agrees to execute such financing
statements, instruments, and other documents as the Bank may require 
  
 (d) Without in any way implying any limitation on any of the provisions of this Agreement, the Additional Borrower hereby represents and warrants that all of the representations and warranties contained in the Loan Documents are true and
correct on and as of the date hereof as if made on and as of such date, both before and after giving effect to this Joinder Supplement, and that no Event of Default or Default has occurred and is continuing or exists or would occur or exist after
giving effect to this Joinder Supplement. 

 3. Each Person included in the term “Borrower” hereby covenants and agrees with the Bank as
follows: 
  
 (a) The Obligations include all present and future
indebtedness, duties, obligations, and liabilities, whether now existing or contemplated or hereafter arising, of any one or more of the Additional Borrower or the Company. 
  
 (b) Reference in this Agreement to the Loan Agreement and the other Loan Documents to the “Borrower” or otherwise
with respect to any one or more of the Persons now or hereafter included in the definition of “Borrower” shall mean each and every such Person and any one or more of such Persons, jointly and severally, unless the context requires
otherwise (by way of example, and not limitation, if only one such Person is the owner of the real property which is the subject of a mortgage or if only one such Person files reports with the Securities and Exchange Commission). 
  
 (c) Each Person included in the term “Borrower” in the discretion
of its respective management is to agree among themselves as to the allocation of the benefits of Letters of Credit and the proceeds of Loans, provided, however, that each such Person be deemed to have represented and warranted to the Bank at the
time of allocation that each benefit and use of proceeds is permitted under the terms of the Loan Agreement and Loan Documents. 
  
 (d) For administrative convenience, each Person included in the term “Borrower” hereby irrevocably appoints Company as the Borrower’s
attorney-in-fact, with power of substitution (with the prior written consent of the Bank in the exercise of its sole and absolute discretion), in the name of Company or in the name of the Borrower or otherwise to take any and all actions with
respect to the this Agreement, the other Loan Documents, the Obligations and/or the Collateral (including, without limitation, the proceeds thereof) as Company may so elect from time to time, including, without limitation, actions to (i) request
Loans, apply for and direct the benefits of Letters of Credits, and direct the Bank to disburse or credit the proceeds of any Loans directly to an account of Company, any one or more of such Persons or otherwise, which direction shall evidence the
making of such Loan and shall constitute the acknowledgement by each such Person of the receipt of the proceeds of such Loan or the benefit of such Letter of Credit, (ii) enter into, execute, deliver, amend, modify, restate, substitute, extend
and/or renew this Agreement, any Additional Borrower Joinder Supplement, any other Loan Documents, security agreements, mortgages, deposit account agreements, instruments, certificates, waivers, letter of credit applications, releases, documents and
agreements from time to time, and (iii) endorse any check or other item of payment in the name of such Person or in the name of Company. The foregoing appointment is coupled with an interest, cannot be revoked without the prior written consent of
the Bank, and may be exercised from time to time through Company’s duly authorized officer, officers or other Person or Persons designated by Company to act from time to time on behalf of Company. 
  
 (e) Each Person included in the term “Borrower” hereby irrevocably
authorizes the Bank to make Loans to any one or more of such Person, and hereby irrevocably authorizes the Bank to issue or cause to be issued Letters of Credit for the account of any or all of such Persons, pursuant to the provisions of this
Agreement upon the written, oral or telephone request any one or more of the Persons who is from time to time authorized to do so under the 

  

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provisions of the most recent certificate of corporate resolutions and/or incumbency of the Person included in the term “Borrower” on file with the
Bank and also upon the written, oral or telephone request of any one of the Persons who is from time to time authorized to do so under the provisions of the most recent certificate of corporate resolutions and/or incumbency for Company on file with
the Bank. 
  
 (f) The Bank assumes no responsibility or liability
for any errors, mistakes, and/or discrepancies in the oral, telephonic, written or other transmissions of any instructions, orders, requests and confirmations between the Bank and any one or more of the Persons included in the term
“Borrower” or the Bank in connection with any Loan, any Letter of Credit or any other transaction in connection with the provisions of this Agreement. 
  

4. Without implying any limitation on the joint and several nature of the Obligations, the Bank agrees that, notwithstanding any other provision of
this Agreement, the Persons included in the term “Borrower,” may create reasonable inter-company indebtedness between or among the Borrowers with respect to the allocation of the benefits and proceeds of the Loans under this Agreement. The
Borrowers agree among themselves, and the Bank consents to that agreement, that each Borrower shall have rights of contribution from all of the other Borrowers to the extent such Borrower incurs Obligations in excess of the proceeds of the Loans
received by, or allocated to purposes for the direct benefit of, such Borrower. All such indebtedness and rights shall be, and are hereby agreed by the Borrowers to be, subordinate in priority and payment to the indefeasible repayment in full in
cash of the Obligations, and, unless the Bank agrees in writing otherwise, shall not be exercised or repaid in whole or in part until all of the Obligations have been indefeasibly paid in full in cash. The Borrowers agree that all of such
inter-company indebtedness and rights of contribution are part of the Collateral and secure the Obligations. Each Borrower hereby waives all rights of counterclaim, recoupment and offset between or among themselves arising on account of that
indebtedness and otherwise. Each Borrower shall not evidence the inter-company indebtedness or rights of contribution by note or other instrument, and shall not secure such indebtedness or rights of contribution with any Lien or security.
Notwithstanding anything contained in this Agreement to the contrary, the amount covered by each Borrower under the Obligations shall be limited to an aggregate amount (after giving effect to any collections from, rights to receive contribution from
or payments made by or on behalf of any other Borrower in respect of the Obligations) which, together with other amounts owing by such Borrowers to the Bank under the Obligations, is equal to the largest amount that would not be subject to avoidance
under any Insolvency Proceeding or any applicable provisions of any applicable, comparable state or other laws. As used in this Agreement, “Insolvency Proceeding” shall mean proceedings by or against any Person under the United States
Bankruptcy Code, or any other bankruptcy or insolvency law, including assignments for the benefit of creditors, compositions, extensions generally with its creditors, or proceedings seeking reorganization, arrangement, or other relief. 

 
 5. (a) Each Person included in the term “Borrower” hereby
represents and warrants to the Bank that each of them will derive benefits, directly and indirectly, from each Letter of Credit and from each Loan, both in their separate capacity and as a member of the integrated group to which each such Person
belongs and because the successful operation of the integrated group is dependent upon the continued successful performance of the functions of the integrated group as a whole, because (i) the terms of the consolidated financing provided under this

  

 3 

 
Agreement are more favorable than would otherwise would be obtainable by such Persons individually, and (ii) the additional administrative and other costs
and reduced flexibility associated with individual financing arrangements which would otherwise be required if obtainable would substantially reduce the value to such Persons of the financing. 
  
 (b) Each Person included in the term “Borrower” hereby represents
and warrants that all of the representations and warranties contained in the Loan Documents are true and correct on and as of the date hereof as if made on and as of such date, both before and after giving effect to this Agreement, and that no Event
of Default or Default has occurred and is continuing or exists or would occur or exist after giving effect to this Agreement. 
  
 6. Guaranty. 
  
 (a) Each Person included in the term “Borrower” hereby unconditionally and irrevocably, guarantees to the Bank: 
  
 (i) the due and punctual payment in full (and not merely the
collectibility) by the other Persons included in the term “Borrower” of the Obligations, including unpaid and accrued interest thereon, in each case when due and payable, all according to the terms of this Agreement and the other Loan
Documents; 
  
 (ii) the due and punctual payment
in full (and not merely the collectibility) by the other Persons included in the term “Borrower” of all other sums and charges which may at any time be due and payable in accordance with this Agreement or any of the other Loan Documents;

  
 (iii) the due and punctual performance by the
other Persons included in the term “Borrower” of all of the other terms, covenants and conditions contained in the Loan Documents; and 
  
 (iv) all the other Obligations of the other Persons included in the term “Borrower”. 
  
 (b) The obligations and liabilities of each Person included in the term
“Borrower” as a guarantor under this paragraph 6 shall be absolute and unconditional and joint and several, irrespective of the genuineness, validity, priority, regularity or enforceability of this Agreement or any of the Loan Documents or
any other circumstance which might otherwise constitute a legal or equitable discharge of a surety or guarantor. Each Person included in the term “Borrower” in its capacity as a guarantor expressly agrees that the Bank may, in its sole and
absolute discretion, without notice to or further assent of such Borrower and without in any way releasing, affecting or in any way impairing the joint and several obligations and liabilities of such Person as a guarantor hereunder: 
  
 (i) waive compliance with, or any defaults under, or grant
any other indulgences under or with respect to any of the Loan Documents; 
  
 (ii) modify, amend, change or terminate any provisions of any 
  

 4 

 of the Loan Documents (provided Bank obtains the consent of the other parties to any such Loan Document
if such consent is required by the terms of the applicable Loan Documents); 
  
 (iii) grant extensions or renewals of or with respect to the Loans or any of the Loan Documents; 
  
 (iv) effect any release, subordination, compromise or settlement in connection with this Agreement or any of the other Loan Documents;

  
 (v) agree to the substitution, exchange,
release or other disposition of the Collateral or any part thereof, or any other collateral for the Loans or to the subordination of any lien or security interest therein; 
  
 (vi) make Loans for the purpose of performing any term, provision or covenant contained in this Agreement or
any of the other Loan Documents with respect to which the Borrower shall then be in default; 
  
 (vii) make future Loans pursuant to the Loan Agreement or any of the other Loan Documents; 
  
 (viii) assign, pledge, hypothecate or otherwise transfer the
Obligations, any of the other Loan Documents or any interest therein, all as and to the extent permitted by the provisions of this Agreement; 
  
 (ix) deal in all respects with the other Persons included in the term “Borrower” as if this paragraph 6 were not in effect;

  
 (x) effect any release, compromise or
settlement with any of the other Persons included in the term “Borrower”, whether in their capacity as a Borrower or as a guarantor under this paragraph 6 or any other guarantor; and 
  
 (xi) provide debtor-in-possession financing or allow use of
cash collateral in proceedings under any Insolvency Proceeding, it being expressly agreed by all Persons included in the term “Borrower” that any such financing and/or use would be part of the Obligations. 
  
 (c) The obligations and liabilities of each Person included in the term
“Borrower”, as guarantor under this paragraph 6 shall be primary, direct and immediate, shall not be subject to any counterclaim, recoupment, set off, reduction or defense based upon any claim that such Person may have against any one or
more of the other Persons included in the term “Borrower” and/or any other guarantor and shall not be conditional or contingent upon pursuit or enforcement by the Bank of any remedies it may have against Persons included in the term
“Borrower” with respect to this Agreement, or any of the other Loan Documents, whether pursuant to the terms thereof or by operation of law. Without limiting the generality of the foregoing, the Bank shall not be required to make any
demand upon any of the Persons included in the term “Borrower”, or to sell the Collateral or otherwise pursue, enforce or exhaust its or their remedies against the Persons included in the term “Borrower” or the Collateral either

  

 5 

 
before, concurrently with or after pursuing or enforcing its rights and remedies hereunder. Any one or more successive or concurrent actions or proceedings
may be brought against each Person included in the term “Borrower” under this paragraph 6, either in the same action, if any, brought against any one or more of the Persons included in the term “Borrower” or in separate actions
or proceedings, as often as the Bank may deem expedient or advisable. Without limiting the foregoing, it is specifically understood that any modification, limitation or discharge of any of the liabilities or obligations of any one or more of the
Persons included in the term “Borrower”, any other guarantor or any obligor under any of the Loan Documents, arising out of, or by virtue of, any bankruptcy, arrangement, reorganization or similar proceeding for relief of debtors under
federal or state law initiated by or against any one or more of the Persons included in the term “Borrower”, in their respective capacities as borrowers and guarantors under this paragraph 6, or under any of the Loan Documents shall not
modify, limit, lessen, reduce, impair, discharge, or otherwise affect the liability of each Borrower under this paragraph 6 in any manner whatsoever, and this paragraph 6 shall remain and continue in full force and effect. It is the intent and
purpose of this paragraph 6 that each Person included in the term “Borrower” shall and does hereby waive all rights and benefits which might accrue to any other guarantor by reason of any such proceeding, and the Persons included in the
term “Borrower” agree that they shall be liable for the full amount of the obligations and liabilities under this paragraph 6 regardless of, and irrespective to, any modification, limitation or discharge of the liability of any one or more
of the Persons included in the term “Borrower”, any other guarantor or any obligor under any of the Loan Documents, that may result from any such proceedings. 
  
 (d) Each Person included in the term “Borrower”, as guarantor under this paragraph 6, hereby unconditionally,
jointly and severally, irrevocably and expressly waives: 
  
 (i) presentment and demand for payment of the Obligations and protest of non-payment; 
  
 (ii) notice of acceptance of this paragraph 6 and of presentment, demand and protest thereof; 
  
 (iii) notice of any default hereunder or under or any of the
Loan Documents and notice of all indulgences; 
  
 (iv) notice of any increase in the amount of any portion of or all of the indebtedness guaranteed by this paragraph 6; 
  
 (v) demand for observance, performance or enforcement of any of the terms or provisions of this paragraph 6 or any of the other Loan
Documents; 
  
 (vi) all errors and omissions in
connection with the Bank’s administration of all indebtedness guaranteed by this paragraph 6; 
  
 (vii) any right or claim of right to cause a marshalling of the assets of any one or more of the other Persons included in the term
“Borrower”; 
  

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 (viii) any act or omission of the Bank which changes the scope of the risk as guarantor
hereunder; and 
  
 (ix) all other notices and
demands otherwise required by law which such Person may lawfully waive. 
  
 (e) Within ten (10) days following any request of the Bank so to do, each Person included in the term “Borrower” will furnish the Bank and such other persons as the Bank may direct with a written certificate, duly acknowledged
stating in detail whether or not any credits, offsets or defenses exist with respect to this paragraph 6. 
  
 7. This Agreement shall be governed by and construed and enforced in accordance with the laws of the State of California, without regard to principles of
choice of law. 
  
 [Signatures Begin on Next Page] 
  

 7 

 WITNESS the due execution hereof as of the day and year first written above. 
  

					
	 WITNESS/ATTEST:
	 	NAPSTER, LLC
			
	 /s/ Michael Clarke

	 	By:	 	 /s/ William E. Growney, Jr.

	 	 	 Name:
	 	William E. Growney, Jr.
	 	 	 Title:
	 	Secretary
		
	 WITNESS/ATTEST:
	 	ROXIO, INC.
			
	 /s/ Michael Clarke

	 	By:	 	 /s/ Nand Gangwani

	 	 	 Name:
	 	Nand Gangwani
	 	 	 Title:
	 	CFO
		
	 WITNESS:
	 	SILICON VALLEY BANK
			
	 Signature Illegible

	 	By:	 	 /s/ Ray Aguilar

	 	 	 Name:
	 	Ray Aguilar
	 	 	 Title:
	 	Relationship Manager

  

 8Standard Industrial/Commercial Single-Tenant Lease

  
 Exhibit 10.3

  

							
	 	 	 

	  	AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION	  	 

  
 STANDARD
INDUSTRIAL/COMMERCIAL SINGLE-TENANT LEASE–NET 
 (DO NOT USE THIS FORM FOR MULTI-TENANT BUILDINGS) 
  
 1. Basic Provisions (“Basic Provisions”). 
  
 1.1 Parties: This Lease (“Lease”), dated for reference purposes
only, September 7, 2001, is made by and between Fox & Fields, a general partnership (“Lessor”) and Duet GP, dba Pressplay (“Lessee”), (collectively the “Parties,” or individually a “Party”). 
  
 1.2 Premises: That certain real property, including all improvements therein
or to be provided by Lessor under the terms of this Lease, and commonly known as 9044 Melrose Avenue, West Hollywood, located in the County of Los Angeles, State of California, and generally described as (describe briefly the nature of the property
and, if applicable, the “Project”, if the property is located within a Project) a three (3) story office building (See Addendum #1) (“Premises”). (See also Paragraph 2) 
  
 1.3 Term: (See Addendum #2) five (5) years and zero (0) months
(“Original Term”) commencing October 1, 2001 (“Commencement Date”) and ending September 31, 2006 (“Expiration Date”). (See also Paragraph 3) 
  
 1.4 Early Possession: N/A (“Early Possession Date”). (See also Paragraphs 3.2 and 3.3) 
  
 1.5 Base Rent: (See Addendum #3) $39,900.00 per month (“Base
Rent”), payable on the first (1st) day of each month commencing October 1, 2001. (See also Paragraph 4) 
  
  ̈ If this box is checked, there are provisions in this Lease for
the Base Rent to be adjusted. 
  
 1.6 Base Rent Paid Upon
Execution: $39, 900.00 as Base Rent for the period first (1st) month’s Base Rent. 
  
 1.7 Security Deposit: $None (“Security Deposit”). (See also Paragraph 5) 
  
 1.8 Agreed Use: See Addendum #4. (See also Paragraph 8) 
  
 1.9 Insuring Party: Lessor is the “Insuring Party” unless otherwise stated herein. (See also Paragraph 8)

  
 1.10 Real Estate Brokers: (See also Paragraph 15) (See
Addendum #5) 
  
 (a) Representation: The
following real estate brokers (collectively, the “Brokers”) and brokerage relationships exist in this transaction (check applicable boxes); 
  
 þ Lee & Associates - Los Angeles West, Inc. represents Lessor exclusively (“Lessor’s Broker”); 
  
 þ CB Richard Ellis, Inc. represents Lessee exclusively
(“Lessee’s Broker”); or 
  
  ̈                                      
                                        
                                        
   represents both Lessor and Lessee (“Dual Agency”). 
  
 (b) Payment to Brokers: (See Addendum #5) Upon execution and delivery of this Lease by both Parties, Lessor shall pay to the Broker
the fee agreed to in their separate written agreement.  
  
 1.12 Addenda and Exhibits. Attached hereto is an Addendum or Addenda consisting of Paragraphs 1 through 22 and exhibits
                                        
                    , all of which constitute a part of this Lease. 
  
 2. Premises. 
  
 2.1 Letting. Lessor hereby leases to Lessee, and Lessee hereby from Lessor, the Premises, for the term, at the rental, and upon all of the terms,
covenants and conditions set forth in this Lease. Unless otherwise provided herein, any statement of size set forth in this Lease, or that may have been used calculating rental, is an approximation which the Parties agree in reasonable and the
rental based thereon is not subject to revision whether or not the actual size is more or less. 
  
 2.2 Condition. (See Addendum #6) Lessor shall deliver the Premises to Lessee broom clean and free of debris on the Commencement Date or the Early
Possession Date, whichever first occurs (“Start Date”), and , so long as the required service contracts described in Paragraph 7.1(b) below are obtained by Lessee within thirty (30) days following the Start Date, warrants that the existing
electrical, plumbing, fire sprinkler, lighting, heating, ventilating and air conditioning systems (“HVAC”), loading doors, if any, and all other such elements in the premises, other than those constructed by Lessee, shall be in good
operating condition as said date and that the structural elements of the roof, bearing walls and foundation of any buildings on the Premises (the “Building”) shall be free of material defects. If a non-compliance with said warranty exists
as of the Start Date, Lessor shall, as Lessor’s sole obligation with respect to such matter, except as otherwise provided in this Lease, promptly after receipt of written notice from Lessee setting forth with specifically the nature and extent
of such non-compliance, rectify same at Lessor’s expense. If, after the Start Date, Lessee does not give Lessor written notice of any non-compliance with this warranty within: (i) one year as to surface of the roof and the structural portions
of the roof, foundations and bearing walls, (ii) thirty (30) days as to the HVAC systems, (iii) thirty (30) days as to the remaining systems and other elements of the Building, correction of such non-compliance shall be the obligation of Lessee at
Lessee’s sole cost and expense. 
  
 2.3 Compliance. (See
Addendum #7) Lessor warrants that the improvements on the Premises comply with all applicable laws covenants or restrictions of record, building codes, regulations and ordinances (“Applicable Requirements”) in effect on the Start Date.
Said warranty does not apply to the use which Lessee will put the Premises or to any Alterations or Utility Installations (as defined in Paragraph 7.3(a)) made or to be made by Lessee. NOTE: Lessee is responsible for determining whether or not the
zoning is appropriate for Lessee’s intended use, and acknowledge that past users of the Premises may no longer be allowed. If the Premises do not comply with said Warranty, Lessor shall, except as otherwise provided, promptly after receipt of
written notice from Lessee setting forth with specificity the nature and extent of such non-compliance, rectify the same at Lessor’s expense. If Lessee does not give Lessor written notice of a non-compliance with this warranty within sixty (60)
months following the Start Date, correction of that non-compliance shall be the obligation of Lessee at Lessee’s sole cost and expense. If the Applicable Requirements are hereafter changed (as opposed to being in existence at the Start Date,
which is addressed in Paragraph 6.2(e) below) so as to require during the term of this Lease the construction of an addition to or an alteration of the Building, the remediation of any hazardous Substance, or the reinforcement or other physical
modification of the Building (“Capital Expenditures”), Lessor and Lessee shall allocate the cost of such work as follows: 
  
 (a) Subject to paragraph 2.3(c) below, if such Capital Expenditures are required as a result of the specific and unique use of the
Premises by 

  

											
	 	  	Page 1 of 11	  	Initials 	  	/s/ Illegible	  	 	  	/s/ Illegible
	 1997 - American Industrial Real Estate Association
	  	REVISED	  	 	  	FORM STN-6-2/97E

 
Lessee as compared with uses by tenants in general, Lessee shall be fully responsible for the cost thereof. 
  
 (b) If such Capital Expenditure is not the result of the
specific and unique use of the Premises by Lessee (such as, governmentally mandated seismic modifications), then Lessor and Lessee shall allocate the obligation to pay for such costs pursuant to the provisions of Paragraph 7.1 (c), provided,
however, that if such Capital Expenditure is required during the last two years of this Lease or if Lessor reasonably determines that it is not economically feasible to pay its share thereof, Lessor shall have the option to terminate this Lease upon
ninety (90) days prior written notice to Lessee unless Lessee notifies Lessor, in writing, within ten (10) days after receipt of Lessor’s termination notice that Lessee will pay for such Capital Expenditure. If Lessor does not elect to
terminate, and fails to tender its share of any such Capital Expenditure, Lessee may advance such funds and deduct same, with Interest, from Rent until Lessor’s share of such costs have been fully paid. If Lessee is unable to finance
Lessor’s share, or if the balance of the Rent due and payable for the remainder of this Lease is not sufficient to fully reimburse Lessee on an offset basis, Lessee shall have the right to terminate this Lease upon thirty (30) days written
notice to Lessor. 
  
 (c) Notwithstanding the
above, the provisions concerning Capital Expenditures are intended to apply only to non-voluntary, unexpected, and new Applicable Requirements. If the Capital Expenditures are instead triggered by Lessee as a result of an actual or proposed change
in use, change in intensity of use, or modification to the Premises then, and in that event, Lessee shall be fully responsible for the cost thereof, and Lessee shall not have any right to terminate this Lease. 
  
 2.4 Acknowledgements. Lessee acknowledges that: (a) it has been advised by
Lessor and/or Brokers to satisfy itself with respect to the condition of the Premises (including but not limited to the electrical, HVAC and fire sprinkler systems, security, environmental aspects, and compliance with Applicable Requirements), and
their suitability for Lessee’s intended use: (b) Lessee has made such investigation as it deems necessary with reference to such matters and assumes all responsibility therefor as the same relate to its occupancy of the Premises; and (c)
neither Lessor, Lessor’s agents, nor any Broker has made any oral or written representations or warranties with respect to said matters other than as set forth in this Lease. In addition, Lessor acknowledges that: (a) Broker has made no
representations, promises or warranties concerning Lessee’s ability to honor the Lease or suitability to occupy the Premises; and (b) it is Lessor’s sole responsibility to investigate the financial capability and/or suitability of all proposed tenants. 
  
 2.5 Lessee as Prior Owner/Occupant. The warranties made by Lessor in Paragraph 2 shall be of no force or effect if immediately prior to the Start Date
Lessee was the owner or occupant of the Premises. In such event, Lessee shall be responsible for any necessary corrective work. 
  

	3.	Term. 

  
 3.1 Term. The Commencement Date, Expiration Date and Original Term of this Lease are as specified in Paragraph 1.3. 
  
 3.2 Early Possession. If Lessee totally or partially occupies the Premises prior to the Commencement Date, the obligation to pay Base Rent shall be abated
for the period of such early possession. All other terms of this Lease (including, but not limited to, the obligations to pay Real Property Taxes and insurance premiums and to maintain the Premises) shall, however, be in effect during such period.
Any such early possession shall not affect the Expiration Date. 
  
 3.3 Delay in Possession. Lessor agrees to use its best commercially reasonable efforts to deliver possession of the Premises to Lessee by the Commencement Date. If, despite said efforts, Lessor is unable to deliver possession as agreed,
Lessor shall not be subject to any liability therefor, nor shall such failure affect the validity of this Lease. Lessee shall not, however, be obligated to pay Rent or perform its other obligations until it receives possession of the Premises. If
possession is not delivered within sixty (60) days after the Commencement Date, Lessee may, at its option, by notice in writing within ten (10) days after the end of such sixty (60) day period, cancel this Lease, in which event the Parties shall be
discharged from all obligations hereunder. If such written notice is not received by Lessor within said ten (10) day period, Lessee’s right to cancel shall terminate. Except as otherwise provided, if possession is not tendered to Lessee by the
Start Date and Lessee does not terminate this Lease, as aforesaid, any period of rent abatement that Lessee would otherwise have enjoyed shall run from the date of delivery of possession and continue for a period equal to what Lessee would otherwise
have enjoyed under the terms hereof, but minus any days of delay caused by the acts or omissions of Lessee. If possession of the Premises is not delivered within four (4) months after the Commencement Date, this Lease shall terminate unless other
agreements are reached between Lessor and Lessee, in writing. 
  
 3.4 Lessee Compliance. Lessor shall not be required to tender possession of the Premises to Lessee until Lessee complies with its obligation to provide evidence of insurance (Paragraph 8.5). Pending delivery of such evidence, Lessee shall
be required to perform all of its obligations under this Lease from and after the Start Date, including the payment of Rent, notwithstanding Lessor’s election to withhold possession pending receipt of such evidence of insurance. 
  

	4.	Rent 

  
 4.1 Rent Defined. All monetary obligations of Lessee to Lessor under the terms of this Lease (except for the Security Deposit) are deemed to be rent (“Rent”). 
  
 4.2 Payment. Lessee shall cause payment of Rent to be received by Lessor in
lawful money of the United States, without offset or deduction (except as specifically permitted in this Lease), on or before the day on which it is due. Rent for any period during the term hereof which is for less than one (1) full calendar month
shall be prorated based upon the actual number of days of said month. Payment of Rent shall be made to Lessor at its address stated herein or to such other persons or place as Lessor may from time to time designate in writing. Acceptance of a
payment which is less than the amount then due shall not be a waiver of Lessor’s rights to the balance of such Rent, regardless of Lessor’s endorsement of any check so stating. 
  

	6.	Use. (See Addendum #4) 

  
 6.1 Use. Lessee shall use and occupy the Premises only for the Agreed Use, or any other legal use which is reasonably comparable thereto, and for no other
purposes. Lessee shall not use or permit the use of the Premises in a manner that is unlawful, creates damage, waste or a nuisance, or that disturbs owners and/or occupants of, or causes damage to neighboring properties. Lessor shall not
unreasonably withhold or delay its consent to any written request for a modification of the Agreed Use, so long as the same will not impair the structural integrity of the improvements on the Premises or the mechanical or electrical systems therein,
is not significantly more burdensome to the Premises. If Lessor elects to withhold consent, Lessor shall within five (5) business days after such request give written notification of same, which notice shall include an explanation of Lessor’s
objections to the change in use. 
  
 6.2 Hazardous Substances.
(See Addendum #7 & 8) 
  
 (a) Reportable Uses
Require Consent. The term “Hazardous Substance” as used in this Lease shall mean any product, substance, or waste whose presence, use, manufacture, disposal, transportation, or release, either by itself or in combination with other
materials expected to be on the Premises, is either: (i) potentially injurious to the public health, safety or welfare, the environment or the Premises, (ii) regulated or monitored by any governmental authority, or (iii) a basis for potential
liability of Lessor to any governmental agency or third party under any applicable statute or common law theory. Hazardous Substances shall include, but not be limited to, hydrocarbons, petroleum, gasoline, and/or crude oil or any products,
by-products or fractions thereof. Lessee shall not engage in any activity in or on the Premises which constitutes a Reportable Use of Hazardous Substances without the express prior written consent of Lessor and timely 

  

											
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compliance (at Lessee’s expense) with all Applicable Requirements. “Reportable Use” shall mean (i) the installation or us of any above or
below ground storage tank, (ii) the generation, possession, storage, use, transportation, or disposal of a Hazardous Substance that requires, a permit from, or with respect to which a report, notice, registration or business plan is required to be
filed with, any governmental authority, and/or (iii) the presence at the Premises of a Hazardous Substance with respect to which any Applicable Requirements requires that a notice be given to persons entering or occupying the Premises or neighboring
properties. Notwithstanding the foregoing, Lessee may use any ordinary and customary materials reasonably required to be used in the normal course of the Agreed Use, so long as such use is in compliance with all Applicable Requirements, is not a
Reportable Use, and does not expose the Premises or neighboring property to any meaningful risk of contamination or damage or expose Lessor to any liability therefor. In addition, Lesser may condition its consent to any Reportable Use upon receiving
such additional assurances as Lessor reasonably deems necessary to protect itself, the public, the Premises and/or the environment against damage, contamination, injury and/or liability, including, but not limited to, the installation (and removal
on or before Lease expiration or termination) of protective modifications (such as concrete encasements) and/or increasing the Security Deposit. 
  
 (b) Duty to Inform Lessor. If Lessee knows, or has reasonable cause to believe, that a reportable use of a Hazardous Substance has come to
be located in, on, under or about the Premises, other than as previously consented to by Lessor, Lessee shall immediately give written notice of such fact to Lessor, and provide Lessor with a copy of any report, notice, claim or other documentation
which it has concerning the presence of such Hazardous Substance. 
  
 (c) Lessee Remediation. Lessee shall not cause or permit any Hazardous Substance to be applied or released in, on, under, or about the Premises (including through the plumbing or sanitary sewer system) and shall
promptly, at Lessee’s expense, take all investigatory and/or remedial action reasonably recommended, whether or not formally ordered or required, for the cleanup of any contamination of, and for the maintenance, security and/or monitoring of
the Premises or neighboring properties, that was caused or materially contributed to by Lessee, or pertaining to or involving any Hazardous Substance brought onto the Premises during the term of this Lease, by or for Lessee, or any third party.

  
 (d) Lessee indemnification. Lessee shall
indemnify, defend and hold Lessor, its agents, employees, lenders and ground lessor, if any, harmless from and against any and all loss of rents and/or damages, liabilities, judgments, claims, expenses, penalties, and attorneys’ and
consultants’ fees arising out of or involving any Hazardous Substance brought onto the Premises by or for Lessee, or any third party (provided, however, that Lessee shall have no liability under this Lease with respect to underground migration
of any Hazardous Substance under the Premises from adjacent properties). Lessee’s obligations shall include, but not be limited to, the effects of any contamination or injury to person, property or the environment created or suffered by Lessee,
and the cost of investigation, removal, remediation, restoration and/or abatement, and shall survive the expiration or termination of this Lease. No termination, cancellation or release agreement entered into by Lessor and Lessee shall release
Lessee from its obligations under this Lease with respect to Hazardous Substances, unless specifically so agreed by Lessor in writing, at the time of such agreement. 
  
 (e) Lessor Indemnification. Lessor and its successors and assigns shall indemnify, defend, reimburse and
hold Lessee, its employees and lenders, harmless from and against any and all environmental damages, including the cost of remediation, which existed as a result of Hazardous Substances on the Premises prior to the Start Date or which are caused by
the gross negligence or willful misconduct of Lessor, its agents or employees. Lessor’s obligations, as and when required by the Applicable Requirements, shall include, but not be limited to, the cost of investigation, removal, remediation,
restoration and/or abatement, and shall survive the expiration or termination of this Lease. 
  
 (f) investigations and Remediations. Lessor shall retain the responsibility and pay for any investigations or remediation measures
required by governmental entities having jurisdiction with respect to the existence of Hazardous Substances on the Premises prior to the Start Date, unless such remediation measure is required as a result of Lessee’s use (including
“Alterations”, as defined in Paragraph 7.3(a) below) of the Premises, in which event Lessee shall be responsible for such payment. Lessee shall cooperate fully in any such activities at the request of Lessor, including allowing Lessor and
Lessor’s agents to have reasonable access to the Premises at reasonable times in order to carry out Lessor’s investigative and remedial responsibilities. 
  
 (g) Lessor Termination Option. If a Hazardous Substance Condition occurs during the term of this lease,
unless Lessee is legally responsible therefor (in which case Lessee shall make the investigation and remediation thereof required by the Applicable Requirements and this Lease shall continue in full force and effect, but subject to Lessor’s
rights under Paragraph 6.2(d) and Paragraph 13), Lessor may, at Lessor’s option, either (i) investigate and remediate such Hazardous Substance Condition, if required, as soon as reasonably possible at Lessor’s expense, in which event this
Lease shall continue in full force and effect, or (ii) if the estimated cost to remediate such condition exceed twelve (12) times the then monthly Base Rent or $100,000, whichever is greater, give written notice to Lessee, within thirty (30) days
after receipt by Lessor of knowledge of the occurrence of such Hazardous Substance Condition, of Lessor’s desire to terminate this Lease as of the date sixty (60) days following the date of such notice. In the event Lessor elects to give a
termination notice, Lessee may, within ten (10) days thereafter, give written notice to Lessor of Lessee’s commitment to pay the amount by which the cost of the remediation of such Hazardous Substance Condition exceeds an amount equal to twelve
(12) times the than monthly Base Rent or $100,000, whichever is greater. Lessee shall provide Lessor with said funds or satisfactory assurance thereof within thirty (30) days following such commitment. In such event, this Lease shall continue in
full force and effect, and Lessor stall proceed to make such remediation as soon as reasonably possible after the required funds are available. If Lessee does not give such notice and provide the required funds or assurance thereof within the time
provided, this Lease shall terminate as of the date specified in Lessor’s notice of termination. 
  
 6.3 Lessee’s Compliance with Applicable Requirements. Except as otherwise provided in this Lease, Lessee shall, at Lessee’s sole expense, fully,
diligently and in a timely manner, materially comply with all Applicable Requirements, the requirements of any applicable fire insurance underwriter or rating bureau, and the recommendations of Lessor’s engineers and/or consultants which relate
in any manner to the Premises, without regard to whether said requirements are now in effect or become effective after the Start Date. Lessee shall, within ten (10) days after receipt of Lessor’s written request, provide Lessor with copies of
all permits and other documents, and other information evidencing Lessee’s compliance with any Applicable Requirements specified by Lessor, and shall immediately upon receipt, notify Lessor in writing (with copies of any documents involved) of
any threatened or actual claim, notice, citation, warning, complaint or report pertaining to or involving the failure of Lessee or the Premises to comply with any Applicable Requirements. 
  
 6.4 Inspection; Compliance. Lessor and Lessor’s “Lender” (as defined in Paragraph 30 below) and consultants
shall have the right to enter into Premises at any time. In the case of an emergency, and otherwise at reasonable times, for the purpose of inspecting the condition of the Premises and for verifying compliance by Lessee with this Lease. The cost of
any such inspections shall be paid by Lessor, unless a violation of Applicable Requirements, or a contamination is found to exist or be imminent, or the inspection is requested or ordered by a governmental authority. In such case, Lessee shall upon
request reimburse Lessor for the cost of such inspections, so long as such inspection is reasonably related to the violation or contamination. 
  

	7.	Maintenance; Repairs, Utility Installations; Trade Fixtures and Alterations. (see Addendum #8) 

  
 7.1 Lessee’s Obligations. 
  
 (a) In General, Subject to the provisions of Paragraph 2.2 (Condition), 2.3 (Compliance), 6.3 (Lessee’s Compliance with Applicable
Requirements), 7.2 (Lessor’s Obligations), 9 (Damage or Destruction), and 14 (Condemnation), Lessee shall, at Lessee’s sole expense, keep the Premises, Utility Installations, and Alterations in good order, condition and repair (whether or
not the portion of the Premise, requiring repairs, or the means of repairing the same, are reasonably or readily accessible to Lessee, and where the need for such repairs occurs as a result of Lessee’s use, including, but not limited to, all
equipment or facilities, such as plumbing, heating, ventilating, air-conditioning, electrical lighting facilities, boilers, pressure vessels, fire protection system, fixtures, walls (interior and exterior), foundations, ceiling, roots, floors,
windows, doors, plate glass, skylights, landscaping, driveways, parking lots, fences, retaining walls, signs, sidewalks and parkways located in, on, or adjacent to the Premises. Lessee, in keeping the Premises in good order, condition and repair,
shall exercise and perform good maintenance practices, specifically including the procurement and maintenance of the service contracts required by Paragraph 7.1 (b) below. Lessee’s obligations shall include restorations, replacements or
renewals when necessary to keep the Premises and all improvements thereon or a part thereof in good order, condition and state of repair. Lessee shall, during the term of this Lease, keep the exterior appearance of the Building in a first-class
condition consistent with the exterior appearance of other similar facilities of comparable age and size in the vicinity, including, when necessary, the exterior repainting of the Building. 
  
 (b) Service Contracts. Lessee shall, at Lessee’s sole expanse, procure and maintain contracts, with copies to Lessor, in customary form and substance for, and with
contractors specializing and experienced in the maintenance of the following equipment and improvements, if any, if and when installed on the Premises: (I) HVAC equipment, (II) boiler, and pressure vessels, (III) fire extinguishing systems,
including fire alarm and/or smoke detection, (IV) landscaping and irrigation systems, (v) roof covering and drains, (vi) driveways and parking lots, (vii) clarifiers (viii) basic utility feed to the perimeter of the Building, and (IX) any other
equipment, if reasonably required by Lessor. 
  
 (c) Replacement. Subject to Lessee’s indemnification of Lessor as set forth in Paragraph 8.7 below, and without relieving Lessee of liability resulting from Lessee’s failure to exercise and perform good maintenance practices, if
the Basic Elements described in Paragraph 7.1(b) cannot be repaired other an at a cost which is in excess of 50% of the cost of replacing such Basic Elements, then such Basic Elements shall be replaced by Lessor, and the cost thereof shall be
prorated between the Parties and Lessee shall only be obligated to pay, each month during the remainder of the term of this Lease, on the date on which Base Rent is due, an amount equal to the product of multiplying the cost of such replacement by a
fraction, the numerator of which is one, and the denominator of 

  

											
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which is the number of months of the useful life of such replacement as such useful life is specified pursuant to Federal income tax regulations or
guidelines for depreciation thereof (including interest on the unamortized balance as is then commercially reasonable in the judgment of Lessor’s accountants) with Lessee reserving the right to prepay its obligation at any time. 
  
 7.2 Lessor’s Obligations. Subject to the provisions of Paragraphs 2.2
(Condition), 2.3 (Compliance), 9. (Damage or Destruction) and 14 (Condemnation), it is intended by the Parties hereto that Lessor have no obligation, in any manner whatsoever, to repair and maintain the premises, or the equipment therein, all of
which obligations are intended to be that of the Lessee. It is the intention of the Parties that the terms of this Lease govern the respective obligations of the Parties as to maintenance and repair of the Premises, and they expressly waive the
benefit of any statute now or hereafter in effect to the extent it is inconsistent with the terms of this Lease. 
  
 7.3 Utility Installations: Trade Fixtures: Alterations. 
  
 (a) Definitions; Consent Required. The term “Utility Installations” refers to all floor and window coverings, air lines, power
panels, electrical distribution, security and fire protection systems, communication systems, lighting fixtures, HVAC equipment, plumbing, and fencing in or on the Premises. The term “Trade Fixtures” shall mean Lessee’s machinery and
equipment that can be removed without doing material damage to the Premises. The term “Alterations” shall mean any modification of the Improvements, other than Utility Installations of Trade Fixtures, whether by addition or deletion.
“Lessee Owned Alterations and/or Utility Installations” are defined as Alterations and/or Utility Installations made by Lessee that are not yet owned by Lessor pursuant to Paragraph 7.4(a). Lessee shall not make any Alterations or Utility
Installations to the Premises without Lessor’s prior written consent. Lessee may, however, make non-structural Utility Installations to the interior of the Premises (excluding the roof) without such consent but upon notice to Lessor, as long as
they are not visible from the outside, do not involve puncturing, relocating the roof or any existing walls, and the cumulative cost thereof during this Lease as extended does not exceed $200,000 in the aggregate or $75,000 in any one year.

  
 (b) Consent. Any Alterations or Utility
Installations that Lessee shall desire to make and which require the consent of the Lessor shall be presented to Lessor in written form with detailed plans. Consent shall be deemed conditioned upon Lessee’s: (i) acquiring all applicable
governmental permits, (ii) furnishing Lessor with copies of both the permits and the plans and specifications prior to commencement of the work, and (iii) compliance with all conditions of said permits and other Applicable Requirements in a prompt
and expeditious manner. Any Alterations or Utility Installations shall be performed in a workmanlike manner with good and sufficient materials. Lessee shall promptly upon completion furnish Lessor with as-built plans and specifications. For work
which costs an amount equal to the greater of one month’s Base Rent, or $10,000, Lessor may condition its consent upon Lessee providing a lien and completion bond in an amount equal to one and one-half times the estimated cost of such
Alteration of Utility Installation and/or Lessee’s posting an additional Security Deposit with Lessor. 
  
 (c) Indemnification. Lessee shall pay, when due, all claims for labor or materials furnished or alleged to have been furnished to or for
Lessee at or for use on the Premises, which claims are or may be secured by any mechanic’s or materialmen’s lien against the Premises or any interest therein. Lessee shall give Lessor not less than ten (10) days’ notice prior to the
commencement of any work in, on or about the Premises, and Lessor shall have the right to post notices of non-responsibility. If Lessee shall contest the validity of any such lien, claim or demand, then Lessee shall, at its sole expense defend and
protect itself, Lessor and the Premises against the same and shall pay and satisfy any such adverse judgment that may be rendered thereon before the enforcement thereof. If Lessor shall require, Lessee shall furnish a surety bond in an amount equal
to one and one-half times the amount of such contested lien, claim or demand, indemnifying Lessor against liability for the same. If Lessor selects to participate in any such action, Lessee shall pay Lessor’s attorneys’ fees and costs.

  
 7.4 Ownership; Removal; Surrender; and Restoration.

  
 (a) Ownership. Subject to Lessor’s right
to require removal or elect ownership as hereinafter provided, all Alterations and Utility Installations made by Lessee shall be the property of Lessee, but considered a part of the Premises. Lessor may, at any time, elect in writing to be the owner
of all or any specified part of the Lessee Owned Alterations and Utility Installations. Unless otherwise instructed per Paragraph 7.4(b) hereof, all Lessee Owned Alterations and Utility Installations shall, at the expiration or termination of this
Lease, become the property of Lessor and be surrendered by Lessee with the Premises. 
  
 (b) Removal. By delivery to Lessee of written notice from Lessor not earlier then ninety (90) and not later then thirty (30) days prior to
the end of the term of this Lease, Lessor may require that any or all Lessee Owned Alterations of Utility Installations be removed by the expiration or termination of the Lease. Lessor may require the removal at any time of all or any part of any
Lessee Owned Alterations or Utility Installations made without the required consent. 
  
 (c) Surrender/Restoration. Lessee shall surrender the Premises by the Expiration Date or any earlier termination date, with all of the
improvements, parts and surfaces thereof broom clean and free of debris, and in good operating order, condition and state of repair, ordinary wear and tear excepted. “Ordinary wear and tear” shall not include any damage or deterioration
that would have been prevented by good maintenance practice. Lessee shall repair any damage or deterioration by the installation, maintenance or removal of Trade Fixtures, Lessee Owned Alterations and/or Utility Installations, furnishings, and
equipment as well as the removal of any storage tank installed by or for Lessee, and the removal, replacement, or remediation of any soil, material or groundwater contaminated by Lessee. Trade Fixtures shall remain the property of Lessee and shall
be removed by Lessee. The failure by Lessee to timely vacate the Premises pursuant to this Paragraph 7.4(c) without the express written consent of Lessor shall constitute a holdover under the provisions of Paragraph 26 below. 
  
 8. Insurance; Indemnity. (see Addendum #9) 
  
 8.1 Payment For Insurance. Lessee shall pay for all insurance required under
Paragraph 8 except to the extent of the cost attributable to liability insurance carried by Lessor under Paragraph 8.2(b) in excess of $2,000,000 per occurrence. Premiums for policy periods commencing prior to or extending beyond the Lease term
shall be prorated to correspond to the Lease term. Payment shall be made by Lessee to Lessor within ten (10) days following receipt of an invoice. 
  
 8.2 Liability Insurance. 
  
 (a) Carried by Lessee. Lessee shall obtain and keep in force Commercial General Liability Policy of Insurance protecting Lessee and Lessor
against claims for bodily injury, personal injury and property damage based upon or arising out of the ownership, use, occupancy or maintenance of the Premises and all areas appurtenant thereto. Such insurance shall be on an occurrence basis
providing single limit coverage in an amount not less than $2,000,000 per occurrence with an “Additional Insured-Managers or Lessors of Premises Endorsement” and contain the “Amendment of the Pollution Exclusion Endorsement” for
damage caused by heat, smoke or fumes from a hostile fire. The policy shall not contain any intra-insured exclusions as between insured persons or organizations, but shall include coverage for liability assumed under this Lease as an “Insured
contract” for the performance of Lessee’s indemnity obligations under this Lease. The limits of said insurance shall not, however, limit the liability of Lessee nor relieve Lessee of any obligation hereunder, All insurance carried by
Lessee shall be primary to and not contributory with any similar insurance carried by Lessor, whose insurance shall be considered excess insurance only. 
  
 (b) Carried by Lessor. Lessor shall maintain liability insurance as described in Paragraph 8.2(a), in addition to, and not in lieu of, the
insurance required to be maintained by Lessee. Lessee shall not be named as an additional insured therein. 
  
 8.3 Property Insurance - Building, Improvements and Rental Value. 
  
 (a) Building and Improvements. The insuring Party shall obtain and keep in force a policy or policies in the
name of Lessor, with loss payable to Lessor, any groundlessor, and to any Lender(s) insuring loss or damage to the Premises. The amount of such insurance shall be equal to the full replacement cost of the Premises, as the same shall exist from time
to time, or the amount required by any Lenders but in no event more than the commercially reasonable and available insurable value thereof. If Lessor is the Insuring Party, however, Lessee Owned Alteration and Utility Installations, Trade Fixtures,
and Lessor’s personal property shall be insured by Lessee under Paragraph 8.4 rather than by Lessor. If the coverage is available and commercially appropriate, such policy or policies shall insure against all risks of direct physical loss or
damage (except the perils of flood and/or earthquake), including coverage for removal and the enforcement of any Applicable Requirements requiring the upgrading, demolition, reconstruction or replacement of any portion of the Premises as the result
of a covered loss. Said policy or policies shall also contain an agreed valuation provision in lieu of any coinsurance clause, waiver of subrogation, and inflation guard protection causing an increase in the annual property insurance coverage amount
by a factor of not less than the adjusted U.S. Department of Labor Consumer Price Index for All Urban Consumers for the city nearest to where the Premises are located. If such insurance coverage has a deductible clause, the deductible amount shall
not exceed $1,000 per occurrence, and Lessee shall be liable for such deductible amount in the event of an insured Loss. 
  
 (b) [omitted from original Lease] 
  
 (c) Adjacent Premises. If the Premises are part of a larger building, or of a group of buildings owned by Lessor which are adjacent to the
Premises, the Lessee shall pay for any increase in the premiums for the property insurance of such building or buildings if said increase is caused by Lessee’s acts, omissions, use or occupancy of the Premises. 
  

											
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 8.4 Lessee’s Property/Business Interruption Insurance. 
  
 (a) Property Damage. Lessee shall obtain and maintain
Insurance coverage on all of Lessee’s personal property, Trade Fixtures, and Lessee Owned Alterations and Utility Installations. Such Insurance shall be full replacement cost coverage with a deductible of not to exceed $1,000 per occurrence.
The proceeds from any such insurance shall be used by Lessee for the replacement of personal property, Trade Fixtures and Lessee Owned Alterations and Utility Installations. Lessee shall provide Lessor with written evidence that such insurance is in
force. 
  
 (b) Business Interruption. Lessee
shall obtain and maintain loss of income and extra expense insurance in amounts as will reimburse Lessee for direct or indirect loss of earnings attributable to all perils commonly insured against by prudent lessees in the business of Lessee or
attributable to prevention of access to the Premises as a result of such perils. 
  
 (c) No Representation of Adequate Coverage. Lessor makes no representation that the limits or forms of coverage of insurance specified
herein are adequate to cover Lessee’s property, business operations or obligations under this Lease. 
  
 8.5 Insurance Policies. Insurance required herein shall be by companies duly licensed or admitted to transact business in the state where the Premises are
located, and maintaining during the policy term a “General Policyholders Rating” of at least B+, V, as set forth in the most current issue of “Best’s Insurance Guide”, “or satisfying the requirement for such
rating”, or such other rating as may be required by a Lender. Lessee shall not do or permit to be done anything which invalidates the required insurance policies. Lessee shall, prior to the Start Date, deliver to Lessor certified copies of
policies of such insurance or certificates evidencing the existence and amounts of the required insurance. No such policy shall be cancelable or subject to modification except after thirty (30) days prior written notice to Lessor. Lessee shall, at
least thirty (30) days prior to the expiration of such policies, furnish Lessor with evidence of renewals or “insurance binders” evidencing renewal thereof, or Lessor may order such insurance and charge the cost thereof to Lessee, which
amount shall be payable by Lessee to Lessor upon demand. Such policies shall be for a term of at least one year, or the length of the remaining term of this Lease, whichever is less. If either Party shall fail to procure and maintain the insurance
required to be carried by it, the other Party may, but shall not be required to, procure and maintain the same. 
  
 8.6 Waiver of Subrogation. Without affecting any other rights or remedies, Lessee and Lessor each hereby release and relieve the other, and waive their
entire right to recover damages against the other, for loss of or damage to its property arising out of or incident to the perils required to be insured against herein. The effect of such releases and waivers is not limited by the amount of
insurance carried or required, or by any deductibles applicable hereto. The Parties agree to have their respective property damage insurance carriers waive any right to subrogation that such companies may have against Lessor or Lessee, as the case
may be, so long as the insurance is not invalidated thereby. 
  
 8.7 Indemnity. Except for Lessor’s gross negligence or willful misconduct, Lessee shall indemnity, protect, defend and hold harmless the Premises, Lessor and its agents, Lessor’s master or ground lessor, partners and Lenders, from
and against any and all claims, loss of rents and/or damages, liens, judgments, penalties, attorneys’ and consultants’ fees, expenses and/or liabilities arising out of, involving, or in connection with, the use and/or occupancy of the
Premises by Lessee. If any action or proceeding is brought against Lessor by reason of any of the foregoing matters, Lessee shall upon notice defend the same at Lessee’s expense by counsel reasonably satisfactory to Lessor and Lessor shall
cooperate with Lessee in such defense. Lessor need not have first paid any such claim in order to be defended or indemnified. 
  
 8.8 Exemption of Lessor from Liability. Lessor shall not be liable for injury or damage to the person or goods, wares, merchandise or other property of
Lessee, Lessee’s employees, contractors, invitees, customers, or any other person in or about the Premises, whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain, or from the breakage, leakage,
obstruction or other defects of pipes, fire sprinklers, wires, appliances, plumbing, HVAC or lighting fixtures, or from any other cause, whether the said injury or damage results from conditions arising upon the Premises or upon other portions of
the Building of which the Premises are a part, or from other sources or places. Lessor shall not be liable for any damages arising from any act or neglect of any other tenant of Lessor. Notwithstanding Lessor’s negligence or breach of this
Lease, Lessor shall under no circumstances be liable for injury to Lessee’s business or for any loss of income or profit therefrom. 
  
 9. Damage or Destruction. 
  
 9.1 Definitions. 
  
 (a) “ Premises Partial Damage” shall mean damage or destruction to the improvements on the premises, other than Lessee Owned
Alterations and Utility Installations, which can reasonably be repaired in six(6) months or less from the date of the damage or destruction. Lessor shall notify Lessee in writing within thirty (30) days from the date of the damage or destruction as
to whether or not the damage is Partial or Total. 
  
 (b) “ Premises Total Destruction” shall mean damage or destruction to the Premises, other than Lessee Owned Alterations and Utility Installations and Trade Fixtures, which cannot reasonably be repaired in six(6) months or less
from the date of the damage or destruction. Lessor shall notify Lessee in writing within thirty (30) days from the date of the damage or destruction as to whether or not damage is Partial or Total 
  
 (c ) “ Insured Loss” shall mean damage or
destruction to improvement on the premises, other than Lessee Owned Alterations and Utility Installations and Trade Fixtures, which was caused by an event required to be covered by the insurance described in Paragraph 8.3 (a), irrespective of any
deductible amounts or coverage limits involved. 
  
 (d) “Replacement Cost” shall mean cost to repair or rebuild the improvements owned by Lessor at the time of the occurrence to their condition existing immediately prior thereto, including demolition, debris removal and upgrading
required by the operation of Applicable Requirements, and without deduction for depreciation. 
  
 (e) “Hazardous Substance Condition” shall mean the occurrence or discovery of a condition involving the presence of, or a
contamination by, a Hazardous Substance as defined in Paragraph 6.2(a), in, on, or under the Premises. 
  
 9.2 Partial Damage - Insured Loss. If a Premises Partial Damage that is an Insured Loss occurs, then Lessor shall, at Lessors expense, repair such damage
(but not Lessees Trade Fixtures or Lessee Owned Alterations and Utility Installations) as soon as reasonably possible and this Lease shall continue in full force and effect; provided, however, that Lessee shall, at Lessor’s election, make the
repair of any damage or destruction the total cost to repair of which is $10,000 or less, and, in such event Lessor shall make any applicable insurance proceeds available to Lessee on a reasonable basis for that purpose. Notwithstanding the
foregoing, if the required insurance was not in force or the insurance proceeds are not sufficient to effect such repair, the Insuring Party shall promptly contribute the shortage in proceeds (except as to the deductible which is Lessee’s
responsibility) as and when required to complete said repairs. In the event, however, such shortage was due to the fact that, by reason of the unique nature of the improvements, full replacement cost coverage was not commercially reasonable and
available, Lessor shall have no obligation to pay, for, shortage in insurance proceeds or to fully restore the unique aspects of the Premises unless Lessee provides Lessor with the funds to cover same, or adequate assurance thereof, within ten (10)
days following receipt written notice of such shortage and request therefor. If Lessor receives said funds or adequate assurance thereof within said ten(10) day period, the party responsible for making the repairs shall complete them as soon as
reasonably possible and this Lease shall remain in full force and effect. If such funds or assurance are not received, Lessor may nevertheless elect by written notice to Lessee within ten(10) days thereafter to: (i) make such restoration and repair
as is commercially reasonable with Lessor paying any shortage in proceeds, in which case this Lease shall remain in full force and effect, or have this Lease terminate thirty (30) days thereafter. Lessee shall not be entitled to reimbursement of any
funds contributed by Lessee to repair any such damage or destruction. Premises Partial Damage due to flood or earthquake shall be subject to Paragraph 9.3, notwithstanding that there may be some insurance coverage, but the net proceeds of any such
insurance shall be made available of the repairs if made by either party. 
  
 9.3 Partial Damage - Uninsured Loss. If a Premises Partial Damage that is not an Insured Loss occurs, unless caused by a grossly negligent or willful act of Lessee (in which event Lessee shall make the repairs at
Lessee’s expense), Lessor may either: (i) repair such damage as soon as reasonably possible Lessors expense, in which event this Lease shall continue in full force and effect, or (ii) terminate this Lease by giving written notice to Lessee
within thirty (30) days after receipt by Lessor of knowledge of the occurrence of such damage. Such termination shall be effective sixty (60) days following the date of such notice. In the event Lessor elects to terminate these Lease, Lessee shall
have the right within ten(10) days after receipt of the termination notice to give written notice to Lessor of Lessee’s commitment to pay for the repair of such damage without reimbursement from Lessor. Lessee shall provide Lessor with said
funds or satisfactory insurance thereof within thirty(30) days after making such commitment. In such event this Lease shall continue in full force and effect, and Lessor shall proceed to take such repairs as soon as reasonably possible after the
required funds are available. If Lessee does not make required commitment, these Lease shall terminate as of the date of the damage event. 
  
 9.4 Total Destruction. Notwithstanding any other provision hereof, if a Premises Total Destruction occurs, the Lease shall terminate as of the date of
such Destruction. If the damage or the destruction was caused by the gross negligence or willful misconduct of Lessee, Lessor shall have the right to recover Lessor’s damages from Lessee, accept as provided in Paragraph 8.6. 
  
 9.5 Damage Near End of Term. If at any time during the last six(6) months of
this Lease there is damage for which the cost to repair exceeds one months Base Rent, whether or not Insured Loss, Lessor may terminate this Lease effective as of the date of occurrence of such damage by giving a written termination notice to Lessee
within thirty(30) days after the date of occurrence of such damage. Notwithstanding the foregoing, if Lessee. 

  

											
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at that time has an exercisable option to extend this Lease or to purchase the Premises, then Lessee may preserve this Lease by, (a) exercising such option.
If Lessee duly exercises such option during such period, Lessor shall, at Lessor’s commercially reasonable expense, repair such damage as soon as reasonably possible and this Lease shall continue in full force and effect. If Lessee fails to
exercise such option and provide such funds or assurance during such period, then this Lease shall terminate on the date specified in the termination notice and Lessee’s option shall be extinguished. 
  
 9.6 Abatement of Rent; Lessee’s Remedies. 
  
 (a) Abatement. In the event of Premises Partial Damage or
Premises Total Destruction or a Hazardous Substance Condition for which Lessee is not responsible for causing under this Lease, the Rent payable by Lessee for the period required for the repair, remediation or restoration of such damage shall be
abated in proportion to the degree to which Lessee’s use of the Premises is impaired. All other obligations of Lessee hereunder shall be performed by Lessee, and Lessor shall have no liability for any such damage, destruction, remediation,
repair or restoration except as provided herein. 
  
 (b) Remedies. If Lessor shall be obligated to repair or restore the Premises and does not commence, in a substantial and meaningful way, such repair or restoration within ninety (90) days after such obligation shall accrue, Lessee may, at
any time prior to the commencement of such repair or restoration, give written notice to Lessor and to any Lenders of which Lessee has actual notice, of Lessee’s election to terminate this Lease on a date not less than sixty (60) days following
the giving of such notice. If Lessee gives such notice and such repair or restoration is not commenced within thirty (30) days thereafter, this Lease shall terminate as of the date specified in said notice. If the repair or restoration is commenced
within said thirty (30) days, this Lease shall continue in full force and effect “Commence” shall mean either the unconditional authorization of the preparation of the required plans, or the beginning of the actual work on the Premises,
whichever first occurs. 
  
 9.7 Termination - Advance Payments.
Upon termination of this Lease pursuant to Paragraph 6.2(g) or Paragraph 9, an equitable adjustment shall be made concerning advance Base Rent and any other advance payments made by Lessee to Lessor. Lessor shall, in addition, return to Lessee so
much of Lessee’s Security Deposit as has not been, or is not then required to be, used by Lessor. 
  
 9.8 Waive Statutes. Lessor and Lessee agree that the terms of this Lease shall govern the effect of any damage to or destruction of the Premises with
respect to the termination of this Lease and hereby waive the provisions of any present or future statute to the extent inconsistent herewith. 
  
 10. Real Property Taxes. 
  
 10.1 Definition of “Real Property Taxes.” As used herein, the term “Real Property Taxes” shall include any form of
assessment, real estate, general, special, ordinary or extraordinary, or rental levy or tax (other than inheritance, personal income or estate taxes or similar); improvement bond; and/or license fee imposed upon or levied against any legal or
equitable interest of Lessor in the Premises, Lessor’s right to other income therefrom, and/or Lessor’s business of leasing, by any authority having the direct or indirect power to tax and where the funds are generated with reference to
the Building address and where the proceeds so generated are to be applied by the city, county or other local taxing authority of a jurisdiction within which the Premises are located. The term “Real Property Taxes” shall also include any
tax, fee, levy, assessment or charge, or any increase therein, imposed by reason of events occurring during the term of this Lease, including but not limited to, a change in the ownership of the Premises. 
  
 10.2 
  
 (a) Payment of Taxes. Lessee shall pay the Real Property
Taxes applicable to the Premises during the term of this Lease. Subject to Paragraph 10.2(b), all such payments shall be made at least ten (10) days prior to any delinquency date. Lessee shall promptly furnish Lessor with satisfactory evidence that
such taxes have been paid. If any such taxes shall cover any period of time prior to or after the expiration or termination of this Lease, Lessee’s share of such taxes shall be prorated to cover only that portion of the tax bill applicable to
the period that this Lease is in effect, and Lessor shall reimburse Lessee for any overpayment. If Lessee shall fail to pay any required Real Property Taxes, Lessor shall have the right to pay the same, and Lessee shall reimburse Lessor therefor
upon demand. 
  
 (b) Advance Payment. In the
event Lessee incurs a late charge on any Rent payment, more than three (3) times in a twelve (12) month period, Lessor may, at Lessor’s option, estimate the current Real Property Taxes, and require that such taxes be paid in advance to Lessor
by Lessee either: (i) in a lump sum amount equal to the installment due, at least twenty (20) days prior to the applicable delinquency date, or (ii) monthly in advance with the payment of the Base Rent. If Lessor elects to require payment monthly in
advance, the monthly payment shall be an amount equal to the amount of the estimated installment of taxes divided by the number of months remaining before the month in which said installment becomes delinquent. When the actual amount of the
applicable tax bill is known, the amount of such equal monthly advance payments shall be adjusted as required to provide the funds needed to pay the applicable taxes. If the amount collected by Lessor is insufficient to pay such Real Property Taxes
when due, Lessee shall pay Lessor, upon demand, such additional sums as are necessary to pay such obligations. All monies paid to Lessor under this Paragraph may be intermingled with other monies of Lessor and shall not bear interest. 
  
 10.3 Joint Assessment. If the Premises are not separately
assessed, Lessee’s liability shall be an equitable proportion of the Real Property Taxes for all of the land and improvements included within the tax parcel assessed, such proportion to be conclusively determined by Lessor from the respective
valuations assigned in the assessor’s work sheets or such other information as may be reasonably available. 
  
 10.4 Personal Property Taxes. Lessee shall pay, prior to delinquency, all taxes assessed against and levied upon Lessee Owned Alterations,
Utility Installations, Trade Fixtures, furnishings, equipment and all personal property of Lessee. When possible, Lessee shall cause such property to be assessed and billed separately from the real property of Lessor. If any of Lessee’s said
personal property shall be assessed with Lessor’s real property, Lessee shall pay Lessor the taxes attributable to Lessee’s property within ten (10) days after receipt of a written statement. 
  
 11. Utilities. Lessee shall pay for all water, gas, heat, light, power, telephone, trash
disposal and other utilities and services supplied to the Premises, together with any taxes thereon. If any such services are not separately metered to Lessee, Lessee shall pay a reasonable proportion, to be determined by Lessor, or all charges
jointly metered. 
  
 12. Assignment and Subletting. (See Addendum #10 & 11)

  
 12.1 Lessor’s Consent Required. 
  
 (a) Lessee shall not voluntarily or by operation of law
assign, transfer, mortgage or encumber (collectively, “assign or assignment”) or sublet all or any part of Lessee’s interest in this Lease or in the Premises without Lessor’s prior written consent 
  
 (b) A change in the control of Lessee shall constitute an
assignment requiring consent. The transfer, on a cumulative basis, of twenty-five percent (25%) or more of the voting control of Lessee shall constitute a change in control for this purpose. 
  
 (c) The involvement of Lessee or its assets in any
transaction, or series of transactions (by way of merger, sale, acquisition, financing, transfer, averaged buy-out or otherwise), whether or not a formal assignment or hypothecation of this Lease or Lessee’s assets occurs, which results or will
result in a reduction of the Net Worth of Lessee by an amount greater than twenty-five percent (25%) of such Net Worth as it was represented at the time of the execution of this Lease or at the time of the most recent assignment to which Lessor has
consented, or as it exists immediately prior to said transaction or transactions constituting such reduction, whichever was or is greater, shall be considered an assignment of this Lease to which Lessor may withhold its consent. “Net Worth of
Lessee” shall mean the net worth of Lessee (excluding any guarantors) established under generally accepted accounting principles. 
  
 (d) An assignment or subletting without consent shall, at Lessor’s option, be a Default curable after notice per Paragraph 13.1(c).
or a noncurable breach without the necessity of any notice and grace period. If Lessor elects to treat such unapproved assignment or subletting as a noncurable Breach, Lessor may either (i) terminate this Lease, or (ii) upon thirty (30) days written
notice, increase the monthly Base Rent to one hundred ten percent (110%) of the Base Rent then in effect. Further, in the event of such Breach and rental adjustment, (i) the purchase price of any option to purchase the Premises paid by Lessee shall
be subject to similar adjustment to one hundred ten percent (110%) of the price previously in effect, and (ii) all fixed and non-fixed rental adjustments scheduled during the remainder of the Lease term shall be increased to One Hundred Ten Percent
(110%) of the scheduled adjusted rent. 
  
 (e)
Lessee’s remedy for any breach of Paragraph 12.1 by Lessor shall be limited to compensatory damages and/or injunctive relief. 
  
 12.2 Terms and Conditions Applicable to Assignment and Subletting. 
  
 (a) Regardless of Lessor’s consent, any assignment or subletting shall not: (i) be effective without
the express written assumption by such assignee or sublessee of the obligations of Lessee under this Lease; (ii) release Lessee of any obligations hereunder; or (iii) alter the primary liability of Lessee for the payment of Rent or for the
performance of any other obligations to be performed by Lessee. 
  

											
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 (b) Lessor may accept Rent or performance of Lessee’s obligations from any person
other than Lessee pending approval or disapproval or an assignment. Neither a delay in the approval or disapproval of such assignment nor the acceptance of Rent or performance shall constitute a waiver or estoppel of Lessor’s right to exercise
its remedies for Lessee’s Default or Breach. 
  
 (c) Lessor’s consent to any assignment or subletting shall not constitute a consent to any subsequent assignment or subletting. 
  
 (d) In the event of any Default or Breach by Lessee, Lessor may proceed directly against Lessee, any Guarantors or anyone else responsible
for the performance of Lessee’s obligations under this Lease, including any assignee or sublessee, without first exhausting Lessor’s remedies against any other person or entity responsible therefore to Lessor, or any security held by
Lessor. 
  
 (e) Each request for consent to an
assignment or subletting shall be in writing, accompanied by information relevant to Lessor’s determination as to the financial and operational responsibility and appropriateness of the proposed assignee or sublessee, including but not limited
to the intended use and/or required modification of the Premises, if any, together with fee of $1,000 as consideration for Lessor’s considering and processing said request. Lessee agrees to provide Lessor with such other or additional
information and/or documentation as may be reasonably requested. 
  
 (f) Any assignee of, or sublessee under, this Lease shall, by reason of accepting such assignment or entering into such sublease, be deemed to have assumed and agreed to conform and comply with each and every term,
covenant, condition and obligation herein to be observed or performed by Lessee during the term of said assignment or sublease, other than such obligations as are contrary to or inconsistent with provisions of an assignment or sublease to which
Lessor has specifically consented to in writing. 
  
 12.3
Additional Terms and conditions Applicable to Subletting. The following terms and conditions shall apply to any subletting by Lessee of all or any part of the Premises and shall be deemed included in all subleases under this Lease whether or not
expressly incorporated therein: 
  
 (a) Lessee
hereby assigns and transfers to Lessor all of Lessee’s interest in all Rent payable on any sublease, and Lessor may collect such Rent and apply same towards Lessee’s obligations under this Lease; provided, however, that until a Breach
shall occur in the performance of Lessee’s obligations, Lessee may collect said Rent. Lessor shall not, by reason of the foregoing or any assignment of such sublease, nor by reason of the collection of Rent, be deemed liable to the sublessee
for any failure of Lessee to perform and comply with any of Lessee’s obligations to such sublessee. Lessee hereby irrevocably authorizes and directs any such sublessee, upon receipt of a written notice from Lessor stating that a Breach exists
in the performance of Lessee’s obligations under this Lease, to pay to Lessor all Rent due and to become due under the sublease. Sublessee shall rely upon any such notice from Lessor and shall pay all Rents to Lessor without any obligation or
right to inquire as to whether such Breach exists, notwithstanding any claim from Lessee to the contrary. 
  
 (b) In the event of a Breach by Lessee, Lessor may, at its option, require sublessee to attorn to Lessor, in which event Lessor shall
undertake the obligations of the sublessor under such sublease from the time of the exercise of said option to the expiration of such sublease; provided, however, Lessor shall not be liable for any prepaid rents or security deposit paid by such
sublessee to such sublessor or for any prior Defaults or Breaches of such sublessor. 
  
 (c) Any matter requiring the consent of the sublessor under a sublease shall also require the consent of Lessor. 
  
 (d) No sublessee shall further assign or sublet all or any
part of the Premises without Lessor’s prior written consent. 
  
 (e) Lessor shall deliver a copy of any notice of Default or Breach by Lessee to the sublessee, who shall have the right to cure the Default of Lessee within the grace period, if any, specified in such notice. The
sublessee shall have a right of reimbursement and offset from and against Lessee for any such Defaults cured by the sublessee. 
  
 13. Default; Breach; Remedies. 
  
 13.1 Default; Breach. A “Default” is defined as a failure by the Lessee to comply with or perform any of the terms, covenants, conditions or
rules under this Lease. A “Breach” is defined as the occurrence of one or more of the following Defaults, and the failure of Lessee to cure such Default within any applicable grace period: 
  
 (a) The abandonment of the Premises; or the vacating of the
Premises without providing a commercially reasonable level of security, or a working and monitored alarm system, or where the coverage of the property insurance described in Paragraph 8.3 is jeopardized as a result thereof, or without providing
reasonable assurances to minimize potential vandalism. 
  
 (b) The failure of Lessee to make any payment of Rent or any Security Deposit required to be made by Lessee hereunder, whether to Lessor or to a third party, when due, to provide reasonable evidence of insurance or surety bond, or to
fulfill any obligation under this Lease which endangers or threatens life or property, where such failure continues for a period of three (3) business days following written notice to Lessee. 
  
 (c) The failure by Lessee to provide (i) reasonable written
evidence of compliance with Applicable Requirements, (ii) the service contracts, (iii) the rescission of an unauthorized assignment or subletting, (iv) a Estoppel Certificate, (v) a requested subordination, (vi) evidence concerning financial
information of any guaranty and/or Guarantor, (vii) any document requested under Paragraph 42 (easements). 
  
 (d) A Default by Lessee as to the terms, covenants, conditions or provisions of this Lease, or of the rules adopted under Paragraph 40
hereof, other than those described in subparagraphs 13.1 (a), (b) or (c), above, where such Default continues for a period of thirty (30) days after written notice; provided, however, that if the nature of Lessee’s Default is such that more
than thirty (30) days are reasonably required for its cure, then it shall not be deemed to be a Breach if Lessee commences such cure within said thirty (30) days period and thereafter diligently prosecutes such cure to completion. 
  
 (e) The occurrence of any of the following events; (i) the
making of any general arrangement or assignment for the benefits of creditors; (ii) becoming a “debtor” as defined in 11 U.S.C. §101 or any successor statute thereto (unless, in the case of petition and filed against Lessee, the same
is dismissed within sixty (60) days; (iii) the appointment of a trustee or receiver to take possession of substantially all of Lessee’s assets located at the premises or of Lessee’s interest in this Lease, where possession is not restored
to Lessee within thirty (30) days; or (iv) the attachment, execution or other judicial seizure of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where such seizure is not discharged
within thirty (30) days; provided, however, in the event that provision of this subparagraph 13.1 (v) is contrary to any applicable law, such provision shall be of no force or affect and not affect the validity of the remaining provisions.

  
 (f) The discovery that any financial
statement of Lessee or of any Guarantor given to Lessor was materially false. 
  
 (g) If the performance of Lessee’s obligations under this Lease is guaranteed; (i) the death of a Guarantor; (ii) the termination of a Guarantor’s ability with respect to this Lease other than in accordance
with the terms of such guaranty; (iii) a Guarantor’s becoming insolvent or the subject of a bankruptcy filing; (iv) a Guarantor’s refusal to honor the guaranty, or (v) a Guarantor’s breach of its guaranty obligation on an anticipatory
basis, and Lessee’s failure, within sixty (60) days following written notice of any such event, to provide written alternative assurance or security, which, when coupled with the then existing resources of Lessee, equals or exceeds the combined
financial resources of Lessee and Guarantors that existed at the time of execution of this Lease. 
  
 13.2 Remedies. If Lessee’s fails to perform any of its affirmative duties or obligations, within ten (10) days after written notice (or in case of an
emergency, without notice), Lessor may, at its option, perform such duty or obligation on Lessee’s behalf, including but not limited to the obtaining of reasonably required bonds, insurance policies, or governmental licenses, permits or
approvals. The cost and expenses of any such performance by Lessor shall be due and payable by Lessee upon receipt of invoice therefore. If any check given to Lessor by Lessee shall not be honored by the bank upon which it is drawn, Lessor, at its
option, may require all future payments to be made by Lessee to be by cashier’s check. In the event a Breach, Lessor may, with or without further notice or demand, and without limiting Lessor in the exercise of any right or remedy which Lessor
may have by reason of such Breach: 
  
 (a)
Terminate Lessee’s right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Lessee shall immediately surrender possession to Lessor. In such event Lessor shall be entitled to recover from Lessee; (i)
the unpaid Rent which had been earned at the time of termination; (ii) the worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental
loss that the Lessee proves could have been reasonably avoided; (iii) the worth at the time of award of the amount by which the unpaid rent for the balance of the term after the time of award exceeds the amount of such rental loss that the Lessee
proves could be reasonably avoided; and (iv) any other amount necessary to compensate Lessor for all the detriment proximately caused by Lessee’s failure to perform its obligations under this Lease or which in the ordinary course of things
would be likely to result therefrom, including but not limited to the cost of recovering possession of the Premises, expenses of reletting including necessary renovation and alteration of the Premises, reasonable attorneys’ fees, and that
portion of any leasing commission paid by Lessor in connection with this Lease applicable to the unexpired term of this Lease. The worth at the time of award of the amount referred to in provisions (iii) of the immediately proceeding notice shall be
computed by discounting such amount at the discount rate of the Federal Reserve Bank of the District within which the Premises are located at the time of award plus one percent (1%). Efforts by Lessor to mitigate damages caused by Lessee’s
Breach of this Lease shall not waive Lessor’s right to recover damages under paragraph 12. If termination of this Lease is obtained through the provisional remedy of unlawful detainer, Lessor shall have the right to recover in such proceeding
any unpaid Rent and damages as are recoverable therein, or Lessor may reserve the right to recover all or any part thereof in a separate suit. If a notice and grace period required under paragraph 13.1 was not previously given, a notice to pay rent
or quit, or to perform or quit given to Lessee under the unlawful 

  

											
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detainer statute shall also constitute the notice required by Paragraph 13.1. In such case, the applicable grace period required by Paragraph 13.1 and the
unlawful detainer statute shall run concurrently, and the failure of Lessee to cure the Default within the greater of the two such grace periods shall constitute both an unlawful detainer and a Breach of this Lease entitling Lessor to the remedies
provided for in this Lease and/or by said statute. 
  
 (b) Continue the Lease and, Lessee’s right to possession and recover the Rent as it becomes due, in which event Lessee may sublet or assign, subject only to reasonable limitations. Acts of maintenance, efforts to relet, and/or the
appointment of a receiver to protect the Lessor’s interest, shall not constitute a termination or the Lessee’s right to possession. 
  
 (c) Pursue any other remedy now or hereafter available under the laws or judicial decisions of the state wherein the Premises are located.
The expiration or termination of this Lease and/or the termination of Lessee’s right to possession shall not relieve Lessee from liability under any indemnity provisions of this Lease as to matters occurring or accruing during the term hereof
or by reason of Lessee’s occupancy of the Premises. 
  
 13.3 Inducement Recapture. Any agreement for free or abated rent or other charges, or for the giving or paying by Lessor to or for Lessee of any cash or other bonus, inducement or consideration for Lessee’s
entering into this Lease, all of which concessions are hereinafter referred to as “Inducement Provisions,” shall be deemed conditioned upon Lessee’s full and faithful performance of all of the terms, covenants and conditions of this
Lease. Upon Breach of this Lease by Lessee, any such inducement Provision shall automatically be deemed deleted from this Lease and of no further force or effect, and any rent, other charge, bonus, inducement or consideration theretofore abated,
given or paid by Lessor under such an inducement Provision shall be immediately due and payable by Lessee to Lessor, notwithstanding any subsequent cure of said Breach by Lessee. The acceptance by Lessor of Rent or the cure of the Breach which
initiated the operation of this paragraph shall not be deemed a waiver by Lessor of the provisions of this paragraph unless specifically so stated in writing by Lessor at the time of such acceptance. 
  
 13.4 Late Charges. Lessee hereby acknowledges that late
payment by Lessee of Rent will cause Lessor to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs include, but are not limited to, processing and accounting charges, and late
charges which may be imposed upon Lessor by any Lender. Accordingly, if any Rent shall not be received by Lessor within five (5) days after such amount shall be due, then, without any requirement for notice to Lessee, Lessee shall pay to Lessor a
one-time late charge equal to ten percent (10%) of each such overdue amount. The Parties hereby agree that such late charge represents a fair and reasonable estimate of the costs Lessor will incur by reason of such late payment. Acceptance of such
late charge by Lessor shall in no event constitute a waiver of Lessee’s Default or Breach with respect to such overdue amount, nor prevent the exercise of any of the other rights and remedies granted hereunder. In the event that a late charge
is payable hereunder, whether or not collected, for three (3) consecutive installments of Base Rent, then notwithstanding any provision of this Lease to the contrary, Base Rent shall, at Lessor’s option, become due and payable quarterly in
advance. 
  
 13.5 Interest. Any monetary payment
due Lessor hereunder, other than late charges, not received by Lessor, when due as to scheduled payments (such as Base Rent) or within thirty (30) days following the date on which it was due for non-scheduled payment, shall bear interest from the
date when due, as to scheduled payments, or the thirty-first (31st) day after it was due as to non-scheduled payments. The interest (“Interest”) charged shall be equal to the prime rate reported in the Wall Street Journal as published
closest prior to the date when due plus two percent (2%), but shall not exceed the maximum rate allowed by law. Interest is payable in addition to the potential late charge provided for in Paragraph 13.4. However, interest shall not be compounded.

  
 13.6 Breach by Lessor. 
  
 (a) Notice of Breach. Lessor shall not be deemed in breach
of this Lease unless Lessor fails within a reasonable time to perform an obligation required to be performed by Lessor. For purposes of this Paragraph, a reasonable time shall in no event be less than thirty (30) days after receipt by Lessor, and
any Lender whose name and address shall have been furnished Lessee in writing for such purpose, of written notice specifying wherein such obligation of Lessor has not been performed: provided, however, that if the nature of Lessor’s obligation
is such that more than thirty (30) days are reasonably required for its performance, then Lessor shall not be in breach if performance is commenced within such thirty (30) day period and thereafter diligently pursued to completion. 
  
 (b) Performance by Lessee on Behalf of Lessor. In the event
that neither Lessor nor Lender cures said breach within thirty (30) days after receipt of said notice, or if having commenced said cure they do not diligently pursue it to completion, then Lessee may elect to cure said breach at Lessee’s
expense and offset from Rent an amount equal to the greater of one months Base Rent or the Security Deposit, and to pay an excess of such expense under protest, reserving Lessee’s right to reimbursement from Lessor. Lessee shall document the
cost of said cure and supply said documentation to Lessor. 
  
 14. Condemnation. If the Premises or any portion thereof are taken under the power of eminent domain or sold under the threat of the exercise of said power (collectively “Condemnation”), this Lease shall
terminate as to the part taken as of the date the condemning authority takes title or possession, whichever first occurs. If more than ten percent (10%) of any building portion of the Premises, or more than twenty-five percent (25%) of the land area
portion of the Premises not occupied by any building, is taken by Condemnation, Lessee may, at Lessee’s option, to be exercised in writing within ten (10) days after Lessor shall have given Lessee written notice of such taking (or in the
absence of such notice, within ten (10) days after the condemning authority shall have taken possession) terminate this Lease as of the date the condemning authority takes such possession. If Lessee does not terminate this Lease in accordance with
the foregoing, this Lease shall remain in full force and effect as to the portion of the premises remaining, except that the Base Rent shall be reduced in proportion to the reduction in utility of the Premises caused by such Condemnation,
Condemnation awards and/or payments shall be the property of Lessor, whether such award shall be made as compensation for diminution in value of the leasehold, the, value of the part taken, or for severance damages; provided, however, that Lessee
shall be entitled to any compensation for Lessee’s relocation expenses, loss of business goodwill and/or Trade Fixture, without regard to whether or not this Lease is terminated pursuant to the provisions of this Paragraph. All Alterations and
Utility Installations made to the Premises by Lessee, for purposes of Condemnation only, shall be considered the property of the Lessee and Lessee shall be entitled to any and all compensation which is payable therefor. In the event that this Lease
is not terminated by reason of the Condemnation, Lessor shall repair any damage to the Premises caused by such Condemnation. 
  
 15. Broker’s Fee. (See Addendum #5) 
  
 15.1 Additional Commission. In addition to the payments owed pursuant to Paragraph 1.10 above, and unless Lessor and the Brokers otherwise
agree in writing, Lessor agrees that: (a) if Lessee exercises any Option, (b) if Lessee acquires any rights to the Premises or other premises owned by Lessor and located within the same Project, if any, within which the Premises is located, (c) if
Lessee remains in possession of the Premises, with the consent of Lessor, after the expiration of this Lease, or (d) if Base Rent is increased, whether by agreement or operation of an escalation clause herein, then, Lessor shall pay Brokers a fee in
accordance with the schedule of said Brokers in effect at the time of the execution of this Lease. 
  
 15.2 Assumption of Obligations. Any buyer or transferee of Lessor’s interest in this Lease shall be deemed to have assumed
Lessor’s obligation hereunder. Each Broker shall be a third party beneficiary of the provisions of Paragraphs 1.10,15, 22 and 31. If Lessor fails to pay to a Broker any amounts due as and for commissions pertaining to this Lease when due, then
such amounts shall incur interest. In addition, if Lessor fails to pay any amounts to Lessee’s Broker when due, Lessee’s Broker may send written notice to Lessor and Lessee of such failure and if Lessor fails to pay such amounts within ten
(10) days after said notice, Lessee shall pay said monies to its Broker and offset such amounts against Rent. In addition, Lessee’s Broker shall be deemed to be a third party beneficiary if any commission agreement entered into by and/or
between Lessor and Lessor’s Broker with interest. 
  
 15.3 Representations and Indemnities of Broker Relationships. Lessee and Lessor each represent and warrant to the other that it has had no dealings with any person, firm, broker or finder (other than the Brokers, if any) in connection with
this Lease, and that no one other than said named Brokers is entitled to any commission or finder’s fee in connection herewith. Lessee and Lessor do each hereby agree to indemnify, protect, defend and hold the other harmless from
and against liability for compensation or charges which may be claimed by any such unnamed broker, finder or other similar party by reason of any dealings or actions of the Indemnifying Party, including any costs, expenses, and/or attorneys’
fees reasonably incurred with respect thereto. 
  
 16. Estoppel
Certificates. 
  
 (a) Each Party (as
“Responding Party”) shall within ten (10) business days after written notice from the other Party (the “Requesting Party”) execute, acknowledge and deliver to the Requesting Party a statement in writing in form similar to the
then most current “Estoppel Certificate” form published by the American Industrial Real Estate Association, plus such additional information, confirmation and/or statements as may be reasonably requested by the Requesting Party.

  
 (b) If the Responding Party shall fail to
execute or deliver the Estoppel Certificate within such ten (10) business day period, the Requesting Party may execute an Estoppel Certificate stating that: (i) the Lease is in full force and effect without modification except as may be represented
by the Requesting Party, (ii) there are no uncured defaults in the Requesting Party’s performance, and (iii) if
Lessor is the Requesting Party, not more than one month’s Rent has been paid in advance. Prospective purchasers and encumbrances may rely upon the Requesting Party’s Estoppel Certificate, and the Responding Party shall be estopped from
denying, the truth of the facts contained in said Certificate. 
  
 (c) If Lessor desires to finance, refinance, or sell the Premises, or any part thereof, Lessee and all Guarantors shall deliver to any potential lender or purchaser designated by Lessor such financial information as
may be reasonably required by such lender or purchaser, including, but not limited to, Lessee’s financial information for the past three (3) years. All such financial statements shall be received by Lessor and such lender or purchaser in

  

											
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confidence and shall be used only for the purposes herein set forth. 
  

17. Definition of Lessor. The term “Lessor” as used herein shall mean the owner or owners at the time in question of the fee title to the Premises, or, if
this is a sublease, of the Lessee’s interest in the prior lease. In the event of a transfer of Lessor’s title or interest in the Premises or this Lease, Lessor shall deliver to the transferee or assignee ( in cash or by credit) any unused
Security Deposit held by Lessor. Except as provided in Paragraph 15, upon such transfer or assignment and delivery of the Security Deposit, as aforesaid, the prior Lessor shall be relieved of all liability with respect to the obligations and/or
covenants under this Lease thereafter to be performed by the Lessor. Subject to the foregoing, the obligations and/or covenants in this Lease to be performed by the Lessor shall be binding only upon the Lessor as hereinabove defined. Notwithstanding
the above, and subject to the provisions of Paragraph 20 below, the original Lessor under this Lease, and all subsequent holders of the Lessor’s interest in this Lease shall remain liable and responsible with regard to the potential duties and
liabilities of Lessor pertaining to Hazardous Substances as outlined in Paragraph 6 above. 
  
 18. Severability. The invalidity of any provision of this Lease, as determined by a court of competent jurisdiction, shall in no way affect the validity of any other provision hereof. 
  
 19. Days. Unless otherwise specifically indicated to the contrary, the word “days”
as used in this Lease shall mean and refer to calendar days. 
  
 20. Limitation on
Liability. Subject to the provisions of Paragraph 17 above, the obligations of Lessor under this Lease shall not constitute personal obligations of Lessor, the individual partners of Lessor or its or their individual partners, directors, officers or
shareholders, and Lessee shall look to the Premises, and to no other assets of Lessor, for the satisfaction of any
liability of Lessor with respect to this Lease, and shall not seek recourse against the individual partners of Lessor, or its or their individual partners, directors, officers or shareholders, or any of their personal assets for such satisfaction.

  
 21. Time of Essence. Time is of the essence with respect to the performance of
all obligations to be performed or observed by the Parties under this Lease. 
  
 22. No Prior or Other Agreements; Broker Disclaimer. This Lease contains all agreements between the Parties with respect to any matter mentioned herein, and no other prior or contemporaneous agreement or understanding shall be effective.
Lessor and Lessee each represents and warrants to the Brokers that it has made, and is relying solely upon, its own investigation as to the nature, quality, character and financial responsibility of the other Party to this Lease and as to the
nature, quality and character of the Premises. Brokers have no responsibility with respect thereto or with respect to any default or breach hereof by either Party. The liability (including court costs and Attorneys’ fees), of any Broker with
respect to negotiation, execution, delivery or performance by either Lessor or Lessee under this Lease or any amendment or modification hereto shall be limited to an amount up to the fee received by such Broker pursuant to this Lease; provided,
however, that the foregoing limitation on each Broker’s liability shall not be applicable to any gross negligence or willful misconduct of such Broker. 
  
 23. Notices. 
  
 23.1 Notice Requirements. All notices required or permitted by this Lease shall be in writing and may be delivered in person (by hand or by courier) or may be sent by regular, certified or registered mail or U.S.
Postal Service Express Mail, with postage prepaid, or by facsimile transmission, and shall be deemed sufficiently given if served in a manner specified in this Paragraph 23. The addresses noted adjacent to a Party’s signature on this Lease
shall be that Party’s address for delivery or mailing of notices. Either Party may by written notice to the other specify a different address for notice, except that upon Lessee’s taking possession of the Premises, the Premises shall
constitute Lessee’s address for notice. A copy of all notices to Lessor shall be concurrently transmitted to such party or parties at such addresses as Lessor may from time to time hereafter designate in writing. 
  
 23.2 Date of Notice. Any notice sent by registered or certified mail, return
receipt requested, shall be deemed given on the date of delivery shown on the receipt card, or if no delivery date is shown, the postmark thereon. If sent by regular mail the notice shall be deemed given forty-eight (48) hours after the same is
addressed as required herein and mailed with postage prepaid. Notices delivered by United States Express Mail or overnight courier that guarantee next day delivery shall be deemed given twenty-four (24) hours after delivery of the same to the Postal
Service or courier. Notices transmitted by facsimile transmission or similar means shall be deemed delivered upon telephone confirmation of receipt, provided a copy is also delivered via delivery or mail. If notice is received on a Saturday, Sunday
or legal holiday, it shall be deemed received on the next business day. 
  
 24.
Waivers. No waiver by Lessor of the Default or Breach of any term, covenant or condition hereof by Lessee, shall be deemed a waiver of any other term, covenant or condition hereof, or of any subsequent Default or Breach by Lessee of the same or of
any other term, covenant or condition hereof. Lessor’s consent to, or approval of, any act shall not be deemed
to render unnecessary the obtaining of Lessor’s consent to, or approval of, any subsequent or similar act by Lessee, or be construed as the basis of an estoppel to enforce the provision or provisions of this Lease requiring such consent. The
acceptance of Rent by Lessor shall not be a waiver of any Default or Breach by Lessee. Any payment by Lessee may be accepted by Lessor on account of monies or damages due Lessor, notwithstanding any qualifying statements or conditions made by Lessee
in connection therewith, which such statements and/or conditions shall be of no force or effect whatsoever unless specifically agreed to in writing by Lessor at or before the time of deposit of such payment. 
  
 25. Recording. Either Lessor or Lessee shall, upon request of the other, execute, acknowledge
and deliver to the other a short form memorandum of this Lease for recording purposes. The Party requesting recordation shall be responsible for payment of any fees applicable thereto. 
  
 26. No Right To Holdover. Lessee has no right to retain possession of the Premises or any part thereof beyond the expiration or termination
of this Lease. In the event that Lessee holds over, then the Base Rent shall be increased to one hundred fifty percent (150%) of the Base Rent applicable during the month immediately preceding the expiration or termination. Nothing contained herein
shall be construed as consent by Lessor to any holding over by Lessee. 
  
 27.
Cumulative Remedies. No remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be cumulative with all other remedies at law or in equity. 
  
 28. Covenants and Conditions; Construction of Agreement. All provisions of this Lease to be observed or performed by Lessee are both
covenants and conditions. In construing this Lease, all headings and titles are for the convenience of the Parties only and shall not be considered a part of this Lease. Whenever required by the context, the singular shall include the plural and
vice versa. This Lease shall not be construed as if prepared by one of the Parties, but rather according to its fair meaning as a whole, as if both Parties had prepared it. 
  
 29. Binding Effect; Choice of Law. This Lease shall be binding upon the parties, their personal representatives, successors and assigns and
be governed by the laws of the State in which the Premises are located. Any litigation between the Parties hereto concerning this Lease shall be initiated in the county in which the Premises are located. 
  
 30. Subordination; Attornment; Non-Disturbance. 
  
 30.1 Subordination. This Lease and any Option granted hereby shall be subject
and subordinate to any ground lease, mortgage, deed of trust, or other hypothecation or security device (collectively, “Security Device”), now or hereafter placed upon the Premises, to any and all advances made on the security thereof, and
to all renewals, modifications, and extensions thereof. Lessee agrees that the holders of any such Security Devices (in this Lease together referred to as “Lessor’s Lender”) shall have no liability or obligation to perform any of the
obligations of Lessor under this Lease. Any Lender may elect to have this Lease and/or any Option granted hereby superior to the lien of its Security Device by giving written notice thereof to Lessee, whereupon this Lease and such Options shall be
deemed prior to such Security Device, notwithstanding the relative dates of the documentation or recordation thereof, 
  
 30.2 Attornment. Subject to the non-disturbance provisions of Paragraph 30.3., Lessee agrees to attorn to a Lender or any other party who acquires
ownership of the Premises by reason of a foreclosure of a Security Device, and that in the event of such foreclosure, such new owner shall not (i) be liable for any act or omission of any prior lessor or with respect to events occurring prior to
acquisition of ownership; (ii) be subject to any offsets or defenses which Lessee might have against any prior lessor, or (iii) be bound by prepayment of more than one (1) month’s rent. 
  
 30.3 Non-Disturbance. With respect to Security Devices entered into by Lessor
after the execution of this Lease, Lessee’s subordination of this Lease shall be subject to receiving a
commercially reasonable non-disturbance agreement (a “Non-Disturbance Agreement”) from the Lender which Non-Disturbance Agreement provides that Lessee’s possession of the Premises, and this Lease, including any options to extend the
term hereof, will not be disturbed so long as Lessee is not in Breach hereof and attorns to the record owner of the Premises. Further, within sixty (60) days after the execution of this Lease, Lessor shall use its commercially reasonable efforts to
obtain a Non-Disturbance Agreement from the holder of any pre-existing Security Device which is secured by the Premises. In the event that Lessor is unable to provide the Non-Disturbance Agreement within said sixty (60) days, then Lessee may, at
Lessee’s option, directly contact Lessor’s lender and attempt to negotiate for the execution and delivery of a Non-Disturbance Agreement. 
  
 30.4 Self-Executing. The agreements contained in this Paragraph 30 shall be effective without the execution of any further documents; provided, however,
that, upon written request from Lessor or a Lender in connection with a sale, financing or refinancing of the Premises, Lessee and Lessor shall execute such further writings as may be reasonably required to separately document any subordination,
attornment and/or Non-Disturbance Agreement provided for herein. 
  
 31. Attorneys’ Fees. If any Party or Broker brings an action or proceeding involving the Premises to enforce the terms hereof or to declare rights hereunder, Prevailing Party (as hereafter defined) in any such proceeding, action, or
appeal thereon, shall be entitled to reasonable attorneys’ fees. Such fees may be awarded in the same suit or recovered in a separate suit, whether or not such action or proceeding is pursued to decision or judgment. The term, “Prevailing
Party” shall include without limitation, a Party or Broker who substantially obtains or defeats the relief sought, as the case may be, whether by compromise, settlement, judgment, or the abandonment by the other Party or Broker of its claim or
defense. The attorneys’ fees award shall not be computed in accordance with any court fee schedule, but shall be such as to fully reimburse all attorneys’ fees reasonably incurred. In addition, Lessor shall be entitled to attorney’s
fees, costs 

  

											
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and expenses incurred in the preparation and service of notices of Default and consultations in connection therewith, whether or not a legal action is subsequently commenced in connection with such Default or resulting Breach. 
  
 32. Lessor’s Access; Showing Premises; Repairs. Lessor and Lessor’s agents shall
have the right to enter the Premises at any time, in the case of an emergency, and otherwise at reasonable times for the purpose of showing the same to prospective purchasers, lenders, or lessees, and making such alterations, repairs, improvements
or additions to the Premises as Lessor may deem necessary. All such activities shall be without abatement of rent or liability to Lessor, so long as the access does not unreasonable interfere with Lessee’s use. Lessor may
at any time place on the Premises any ordinary “For Sale” signs and Lessor may during the last six (6) months of the term hereof place on the Premises any ordinary “For Lease” signs. Lessee may at any time place on or about the
Premises any ordinary “For Sublease” sign. 
  
 33. Auctions. Lessee
shall not conduct, nor permit to be conducted, any auction upon the Premises without Lessor’s prior written consent. Lessor shall not be obligated to exercise any standard of reasonableness in determining whether to permit an auction.

  
 34. Signs. (See Addendum #12) Except for ordinary “For Sublease”
signs, Lessee shall not place any sign upon the Premises without Lessor’s prior written consent. All signs must comply with all Applicable Requirements. 
  
 35. Termination; Merger. Unless specifically stated otherwise in writing by Lessor, the voluntary or other surrender of this Lease by Lessee, the mutual termination or
cancellation hereof, or a termination hereof by Lessor for Breach by Lessee, shall automatically terminate any sublease or lesser estate in the Premises; provided, however, that Lessor may elect to continue any one or all existing subtenancies,
Lessor’s failure within ten (10) days following any such event to elect to the contrary by written notice to the holder of any such lessor interest, shall constitute Lessor’s election to have such event constitute the termination of such
interest. 
  
 36. Consents. Except as otherwise provided herein, wherever in this
Lease the consent of a Party is required to an act by or for the other Party, such consent shall not be unreasonably withhold or delayed. Lessor’s actual reasonable costs and expenses (including, but not limited to, architects’,
attorneys’, engineers’ and other consultants’ fees) incurred in the consideration of, or response to, a request by Lessee for any Lessor consent, including, but not limited to, consents to an assignment, a subletting or the presence
or use of a Hazardous Substance, shall be paid by Lessee upon receipt of an invoice and supporting documentation therefor. However, said reimbursement cost shall not exceed $1,000 per occurrence. Lessor’s consent to any act, assignment or
subletting shall not constitute an acknowledgment that no Default or Breach by Lessee of this Lease exist, nor shall such consent be deemed a waiver of any then existing Default or Breach, except as may be otherwise specifically stated in writing by
Lessor at the time of such consent. The failure to specify herein any particular condition to Lessor’s consent shall not preclude the imposition by Lessor at the time of consent of such further or other conditions as are then reasonable with
reference to the particular matter for which consent is being given. In the event that either Party disagrees with any determination made by the other hereunder and reasonably requests the reasons for such determination, the determining party shall
furnish its reasons in writing and in reasonable detail within ten (10) business days following such request. 
  
 37. See Guaranty of Lease 
  
 38. Quiet
Possession. Subject to payment by Lessee of the Rent and performance of all of the covenants, conditions and provisions on Lessee’s part to be observed and performed under this Lease, Lessee shall have quiet possession and quiet enjoyment of
the Premises during the term hereof. 
  
 39. Options. (See Addendum #13)

  
 39.1 Definition. “Option” shall mean: (a) the right
to extend the term of or renew this Lease or to extend or renew any lease that Lessee has on other property of Lessor; (b) the right of first refusal or first offer to lease either the Premises or other property of Lessor; (c) the right to purchase
or the right of first refusal to purchase the Premises or other property of Lessor. 
  
 39.2 Options Personal To Original Lessee. Each Option granted to Lessee in this Lease is personal to the original Lessee, and cannot be assigned or exercised by anyone other than said original Lessee and only while
the original Lessee is in full possession of the Premises and, if requested by Lessor, with Lessee certifying that Lessee has no intention of thereafter assigning or subletting. 
  
 39.3 Multiple Options. In the event that Lessee has any multiple Options to extend or renew this Lease, a later Option
cannot be exercised unless the prior Options have been validly exercised. 
  
 39.4 Effect of Default on Options. 
  
 (a) Lessee shall have no right to exercise an Option: (i) during the period commencing with the giving of any notice of Default and continuing until said Default is cured, (iii) during the time Lessee is in Breach of
this Lease, or (iv) in the event that Lessee has been given three (3) or more notices of separate Default, whether or not the Defaults are cured, during the twelve (12) month period immediately preceding the exercise of the Option. 
  
 (b) The period of time within which an Option may be
exercised shall not be extended or enlarged by reason of Lessee’s inability to exercise an Option because of the provisions of Paragraph 39.4(a). 
  
 (c) An Option shall terminate and be of no further force or effect, notwithstanding Lessee’s due and timely exercise of the Option,
if, after such exercise and prior to the commencement of the extended term, (i) Lessee fails to pay Rent for a period of thirty (30) days after such Rent becomes due (without any necessity of Lessor to give notice thereof), (ii) Lessor gives to
Lessee three (3) or more notices of separate Default during any twelve (12) month period, whether or not the Defaults are cured, or (iii) if Lessee commits a Breach of this Lease. 
  
 40. Multiple Buildings. If the Premises are a part of a group of buildings controlled by Lessor, Lessee agrees that it will observe all
reasonable rules and regulations which Lessor may make from time to time for the management, safety, and care of said properties, including the care and cleanliness of the grounds and including the parking, loading and unloading of vehicles, and
that Lessee will pay its fair share of common expenses incurred in connection therewith. 
  
 41. Security Measures. Lessee hereby acknowledges that the rental payable to Lessor hereunder does not include the cost of guard service or other security measures, and that Lessor shall have no obligation whatsoever
to provide same. Lessee assumes all responsibility for the protection of the Premises, Lessee, its agents and invitees and their property from the acts of third parties. 
  
 42. Reservations. Lessor reserves to itself the right, from time to time, to grant, without the consent or joinder of Lessee, such
easements, rights and dedications that Lessor deems necessary, and to cause the recordation of parcel maps and restrictions, so long as such easements, rights, dedications, maps and restrictions do not unreasonably interfere with the use of the
Premises by Lessee. Lessee agrees to sign any documents reasonably requested by Lessor to effectuate any such easement rights, dedication, map or restrictions. 
  

43. Performance Under Protest. If at any time a dispute shall arise as to any amount or sum of money to be paid by one Party to the other under the provisions hereof,
the Party against whom the obligation to pay the money is asserted shall have the right to make payment “under protest” and such payment shall not be regarded as a voluntary payment and there shall survive the right on the part of said
Party to institute suit for recovery of such sum. If it shall be adjudged that there was no legal obligation on the part of said Party to pay such sum or any part thereof, said Party shall be entitled to recover such sum or so much thereof as it was
not legally required to pay. 
  
 44. Authority. If either Party hereto is a
corporation, trust, limited liability company, partnership, or similar entity, each individual executing this Lease on behalf of such entity represents and warrants that he or she is duly authorized to execute and deliver this Lease on its behalf.
Each Party shall, within thirty (30) days after request, deliver to the other Party satisfactory evidence of such authority. 
  
 45. Conflict. Any conflict between the printed provisions of this Lease and the typewritten or handwritten provisions shall be controlled by the typewritten or
handwritten provisions. 
  
 46. Offer. Preparation of this Lease by either Party
or their agent and submission of same to the other Party shall not be deemed an offer to lease to the other Party. This Lease is not intended to be binding until executed and delivered by all Parties hereto. 
  
 47. Amendments. This Lease may be modified only in writing, signed by the Parties in interest
at the time of the modification. As long as they do not change Lessee’s monetary obligations or materially change Lessee’s non-monetary obligations hereunder. Lessee agrees to make such reasonable non-monetary modifications to this Lease
as may be reasonably required by a Lender in connection with the obtaining of normal financing or refinancing of the Premises. 
  
 48. Multiple Parties. If more than one person or entity is named herein as either Lessor or Lessee, such multiple Parties shall have joint and several 

  

											
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responsibility to comply with the terms of this Lease. 
  
 49. Mediation and Arbitration of Disputes. An Addendum requiring the Mediation and/or the Arbitration of all disputes between the Parties and/or Brokers arising out of
this Lease  ̈is þ is not attached to this Lease. 
  
 LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS
LEASE SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT
TO THE PREMISES. 
  
 ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE
BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED TO: 
  
 1. SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. 
  
 2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE PREMISES.
SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PREMISES, THE STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, AND THE SUITABILITY OF THE PREMISES FOR
LESSEE’S INTENDED USE. 
  
 WARNING: IF THE PREMISES IS LOCATED IN A
STATE OTHER THAN CALIFORNIA, CERTAIN PROVISIONS OF THE LEASE MAY NEED TO BE REVISED TO COMPLY WITH THE LAWS OF THE STATE IN WHICH THE PREMISES IS LOCATED. 
  
 The parties hereto have executed this Lease at the place and on the dates specified above their respective signatures. 
  

									
	 Executed at:
	 	 	 	 	 	 Executed at:
	 	 
					
	 on:
	 	 	 	 	 	 on:
	 	 
	 By LESSOR:
	 	 	 	 	 	 By LESSEE:
	 	 
	 Fox & Fields, a general partnership
	 	 	 	 Duet GP, dba Pressplay

	 	 	 	 	 
					
	 By:
	 	 /s/ Illegible
	 	 	 	 By:
	 	 /s/ Andy Schuon

	 Name Printed:
	 	 Illegible
	 	 	 	 Name Printed:
	 	 Andy Schuon

	 Title:
	 	 Partner
	 	 	 	 Title:
	 	 President, CEO

	 	 	 	 	 	 	 	 	 
					
	 By:
	 	 	 	 	 	 By:
	 	 
	 Name Printed:
	 	 	 	 	 	 Name Printed:
	 	 
	 Title:
	 	 	 	 	 	 Title:
	 	 
	 Address:
	 	 	 	 	 	 Address:
	 	 
	 	 	 	 	 	 	 	 	 
	 Telephone: (        )
	 	 	 	 	 	 Telephone: (        )
	 	 
	 Facsimile : (        )
	 	 	 	 	 	 Facsimile : (        )
	 	 
	 Federal ID No.
	 	 	 	 	 	 Federal ID No.
	 	 

  

	NOTE:	These forms are often modified to meet the changing requirements of law and industry needs. Always write or call to make sure you are utilizing the most current form: AMERICAN
INDUSTRIAL REAL ESTATE ASSOCIATION, 700 So. Flower Street, Suite 600, Los Angeles, California 90017. (213) 687-8777, Fax No. (213) 687-8616 

  

											
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	  	REVISED	  	 	  	FORM STN-6-2/97E

  
 ADDENDUM TO LEASE

  
 This ADDENDUM TO STANDARD INDUSTRIAL/COMMERCIAL SINGLE
TENANT-NET LEASE (“Addendum”) is attached to and made a part of that certain Lease dated as of September 7, 2001, (“Lease”), by and between Fox & Fields, a General Partnership, as Lessor
(“Lessor”) and Duet GP, dba Pressplay, as Lessee (“Lessee”). All capitalized terms in this Addendum shall have the meanings set forth in the Lease unless otherwise noted herein. Except as expressly amended herein,
the Lease remains in full force and effect. In the event of any conflict or inconsistency between the terms of the Lease and this Addendum, this Addendum shall prevail. The defined terms set forth in this Addendum (which are not otherwise defined in
this Addendum) shall have the same meanings as the defined terms set forth in the Lease. 
  

			
	 1.      SQUARE FOOTAGE:
	  	For purposes of this Lease, Lessor and Lessee hereby agree that the rentable square footage of the Premises shall be 15,000 rentable square feet. Any square footage figure expressed in the
Lease, any addenda thereto or any other documents prepared prior thereto are approximate, and any inaccuracies of such figures shall not affect the rent payable under the Lease or otherwise constitute a default under the Lease.
		
	 2.      TERM:
	  	The term of the Lease shall be for sixty (60) months. This Lease shall be a binding contractual obligation effective upon execution hereby by Lessor and Lessee, notwithstanding the later
commencement of the Term of this Lease. For purposes of this Lease, a Lease Year shall mean any consecutive twelve (12) month period during the Term. Within three (3) days after the Commencement Date, Lessor and Lessee shall memorialize the
Commencement Date and the Expiration Date in writing.
		
	 3.      BASE RENTAL RATE:
	  	The Base Rental Rate throughout the Lease Term shall be as follows:

  

									
	 	  	Months

	  	 	  	 Base Rental Rate

	  	 
	 	  	1–12	  	 	  	$39,900.00 per month	  	 
	 	  	13–24	  	 	  	$41,097.00 per month	  	 
	 	  	25–36	  	 	  	$42,329.91 per month	  	 
	 	  	37–48	  	 	  	$43,599.81 per month	  	 
	 	  	49–60	  	 	  	$44,907.80 per month	  	 

  

			
	 4.      AGREED USE:
	  	(i) General office and administrative use; (ii) Pre-production, production and post production of film, television, music, video or other forms of entertainment media, including without
limitation, operation of a screening room, studio and recording facilities, editing facilities, storage and archiving relating to such uses; (ii) The development of internet and interactive electronic entertainment and other uses associated with
electronic information and entertainment distribution systems (or stemming from the technological evolution thereof); (iii) Other legally permitted uses consistent with a first-class office building.
		
	 5.      BROKERAGE COMMISSIONS:
	  	Lessor and Lessee acknowledge and agree that Lee & Associates Los Angeles West, Inc. (“Lessor’s Broker”) represents Lessor in this transaction and CB Richard Ellis, Inc.
(“Lessee’s Broker”), represents Lessee in this transaction, collectively deemed to be the (“Brokers”). Lessor agrees that it shall be responsible to pay any brokerage commissions due to the Brokers in connection with the
consummation of the transaction set forth in this Lease and Lessee shall have no responsibility therefore. Except for the Brokers identified herein, both Lessor and Lessee represent and warrant to each other that no other brokerage firm, person or
entity has represented either of them in connection with this transaction, and that no other person, firm or entity is entitled to

  

							
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	BROKERAGE COMMISSIONS (Contd.):	  	any finder’s fee, brokerage commission or other compensation in connection herewith. Both Lessor and Lessee agree to indemnify and hold each other harmless for any liabilities, damages,
claims, judgments, liens and reasonable costs and expenses that either of them may incur due to the fact that the foregoing representation and warranty is not true or accurate. The indemnity provisions contained herein shall survive the execution of
and the expiration or earlier termination of this Lease. Landlord shall be responsible to pay a real estate leasing commission to CB Richard Ellis, Inc. in an amount equal to four (4%) percent of the total lease consideration due under the lease,
including fixed annual increases, but not including that portion of the Base Rental Rate derided from parking charges. Said commission shall be paid fifty (50%) percent upon mutual lease execution and execution of a termination agreement with the
existing tenant (Wong Doody) and fifty percent (50%) upon Tenant’s occupancy of the Premises. Furthermore, Landlord shall be responsible to pay a real estate commission to Lee & Associates - Los Angeles West, Inc. in an amount equal to two
(2%) percent of the total lease consideration due under the lease, including fixed annual increases, but not including that portion of the Base Rental Rate derided from parking charges for months thirty-eight (38) through sixty (60) of the lease
term. Said commission shall be paid fifty percent (50%) upon mutual lease execution and execution of a termination agreement with the existing tenant (Wong Doody) and fifty percent (50%) upon Tenant’s occupancy of the Premises.
		
	 6.      CONDITION OF THE PREMISES:
	  	To the best of Landlord’s knowledge, the roof, heating, air conditioning and ventilation units, and all plumbing, electrical, and mechanical aspects of the Premises are is good operating
condition and repair, and that the Premises are structurally sound, as of the date of this Lease. The Building shall be delivered to Lessee free of debris and in a broom clean condition.
		
	 	  	Tenant shall have the right to use all of the existing improvements, including but not limited to built-in furniture, reception desks, built-in shelving and drawers, partitions, offices,
lighting, etc. Tenant shall have the reasonable right to renovate the interior and exterior of the building, upon Landlord’s approval, not unreasonably withheld or delayed. Landlord shall deliver the existing security system and key card
security access system, including but not limited to, the computer system, hardware, software, key cards, building keys to Tenant in good working condition. Tenant shall be permitted to use such system at no additional cost, except Lessee shall, at
its sole cost and expense, be responsible for the monitoring, maintenance, repairs and/or replacement or said security system and/or key card security access system for the entire lease term and any extensions thereof.
		
	 7.      COMPLIANCE WITH LAW:
	  	Lessee shall conduct its business and shall cause each Lessee party to act in such a manner as to (a) not release or permit the release by persons within its control of any Hazardous Material
in, under, on or about the Building, (b) not create any nuisance or unreasonable interference with the Building or Lessor in its management of the Building, (c) not to increase materially insurance premiums for the Building due solely or primarily
to Lessee’s activities. “Hazardous Materials” means any hazardous, explosive, radioactive or toxic substance, material or waste which is or becomes regulated by any local governmental authority, the state in which the Building is
located, or the United States, including, without limitation, any material or substance which is (i) defined

  

							
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	 	 	COMPLIANCE WITH LAW (Contd.):	  	or listed as a “hazardous waste,” “extremely hazardous waste,” “restricted hazardous waste,” “hazardous substance,” “hazardous material,”
“pollutant” or “contaminant” under any law, (ii) petroleum or petroleum derivative, (iii) a flammable explosive, (iv) a radioactive material, (v) a polychlorinated biphenyl, (vi) asbestos or asbestos derivative, or (vii) a
carcinogen. Lessee shall indemnify and hold lessor harmless from and against any and all claims, judgments, damages, penalties, fines, costs (including actual attorneys’ fees, litigation expenses and court costs), liabilities and losses,
including without limitation, attorneys’ fees, consultant fees and expert fees which arise during or after the Lease term as a result of Hazardous Materials contamination and any clean up, remediation, removal or restoration work necessary in
the reasonable judgment of Lessor or required by any federal, state or local governmental agency or political subdivision because of the presence of such Hazardous Materials in, on or about the Premises arising out of or relating to (a) the use,
presence, handling or disposition of Hazardous Materials by Lessee, its employees, agents, contractors of invitees in, on or about the Premises, (b) the branch by Lessee, its employees, agents, contractors or invitees of any of the terms of this
paragraph, and (c) any Hazardous Materials contamination of the Premises or the Building caused by Lessee, its employees, agents, contractors or invitees. Lessee’s obligations hereunder shall survive the termination of this Lease. Upon
termination of this Lease, Lessee shall cause any and all Hazardous Materials stored on or about the Premises and any contamination caused by Lessee to be completely removed prior to Lessee’s vacating the Premises at Lessee’s expenses and
in compliance with all applicable laws. Lessee shall be liable for any and all costs and expenses incurred by Lessor on Lessee’s behalf should Lessee fail to fulfill its obligations described in this paragraph.
			
	 8.
	 	 HAZARDOUS WASTE:
	  	To the best of the Lessor’s knowledge, Lessor represents and warrants to Lessee that as of the Lease commencement date, the Premises, Building, parking facilities and underlying land is
free of asbestos, PCB’s and other hazardous conditions and substances.
			
	 9.
	 	 OPERATING EXPENSES:
	  	 Tenant shall pay for the property taxes, property insurance, earthquake insurance, common area maintenance (CAM) and general maintenance charges
for the entire building. Said CAM and/or general maintenance charges shall include, but not be limited to fire alarm and monitor service, gardener service, trash removal, HVAC maintenance, elevator maintenance, fire life safety systems, window
washing, and security system monitoring and service. Tenant shall not be obligated to pay any increase in real estate property taxes due to a sale, change of ownership or refinancing for the initial lease term or any expenses related to management
or administration.
  
 Furthermore, Tenant shall contract and pay for its own
utilities and janitorial services. There shall be no “cap” on the operating and tax expenses for the building, except as identified herein. Tenant shall have the right to select the service provider and contract directly for all building
services, including but not limited to fire alarm and monitor service, gardener service, trash removal, HVAC maintenance, window washing, janitorial, elevator maintenance, telephones, security system monitoring and service, etc, providing such
service provider maintains the Building, parking areas, landscaping and equipment/mechanical systems in good working order and condition. Landlord shall have sole responsibility for all costs related to flood insurance, structural repairs, roof,
membrane, roof covering, footings and property management expenses.

  

							
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	 10.    SUBLEASING &
          ASSIGNMENT:
	  	  
  
  
 Tenant shall have the right to sublease or assign any portion of the space subject only to Landlord’s approval, which shall not be
unreasonably withheld or delayed. Tenant’s shall have the right to sublet the Premises to any subsidiary, affiliate or wholly owned company, without Landlord’s approval. Any corporate transaction, e.g. merger, consolidation, stock sale,
reorganization, or sale of substantially all assets, shall not constitute an assignment and shall not require Landlord’s consent. In addition, no consent shall be required for assignment to an affiliate, and any profits to an affiliate shall
accrue to lessee. All profits derived from any subleasing or assignment to a non-related entity shall be split on a 50/50 basis by and between Tenant and Landlord.

		
	 11.    CONDITIONS TO CONSENT
          OF SUBLEASING &
          ASSIGNMENT:
	  	(1) Lessor may consider all factors relating to any sublessee or assignee, including, without limitation, the financial capacity and economic condition of the proposed new lessee, the lessee mix
in the Building, any adverse impact on the business of existing tenants, wear and tear on facilities, comparable type and quality of business, conformity to the use provision in the Lease, hours of operation, business plan and qualified business
reputation, credit, rent payment history and experience of the proposed new lessee. In addition, Lessor’s Consent shall be subject to and conditioned upon compliance with reasonable standards and conditions required by Lessor, including,
without limitation:
		
	 	  	Lessor’s receipt from Lessee, not less than thirty (30) days prior to any proposed transfer, of a written request for Lessor’s consent which request shall set forth (i) the name of
the proposed assignee or sublessee, (ii) the financial details and other terms of any proposed transfer, (iii) the type and history of the performance of the business of any proposed transferee and (iv) such bank, credit, tax returns, financial and
other reasonable information concerning any proposed transferee as Lessor may require;
		
	 	  	(2) Use of a form of document approved by Lessor, and
		
	 	  	(3) Payment to Lessor of fifty percent (50%) of any amount by which the rent paid or to be paid to Lessee as a result of any transfer under Article 12, plus all other consideration paid or to
be paid as consideration for or otherwise in connection with the proposed transfer, exceeds the rent then payable by Lessee under the Lease. For purposes of this calculation. Lessee may deduct, from the amount of rent and other consideration paid or
to be paid to Lessee, the reasonable costs for brokerage commissions paid to unrelated third party brokers in connection with such transfer, any reasonable tenant improvement costs paid by Lessee in connection with such transfer, rent incentives
legal fees and other transactions cost.
		
	 12.    BUILDING S1GNAGE:
	  	Tenant, at its sole cost and expense, shall have the right to building signage and use of the existing marquee sign during the entire lease term or any extensions thereof. Said signage shall
allow for Tenant’s name and/or logo. The number of signs, exact size, and placement of said signs shall be mutually determined by Tenant and Landlord and shall be in compliance with all applicable municipal codes and ordinances. Furthermore,
Tenant shall not place any signs in, on or about the property without first receiving written approval from both Landlord and appropriate governmental agencies. At the expiration of the lease term or any extensions thereof, Tenant shall have the
obligation, upon notice from Landlord, to remove any and all signage, as determined by Landlord, which was installed or modified by Tenant during the term of the lease or any extensions thereof. Furthermore Tenant shall repair any

  

							
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	          BUILDING SIGNAGE (Contd.):
	  	damage caused by the installation, presence or removal of said signage and restore the building and/or marquee sign to the same condition it was delivered to Tenant in at the commencement of
the lease term. If the marquee sign was removed, Tenant shall have no obligation to replace the marquee sign. Said removal, repair(s) and/or restoration work shall be completed no later than thirty (30) days from Tenant’s receipt of notice from
Landlord.
		
	 13.    OPTION TO EXTEND:
	  	Lessee shall have the right, at its option, to extend the Term for one (1) period of five (5) years (the “Option Term”) immediately following the Expiration Date. Lessee shall
exercise its right to extend the Term by delivery of written notice to Lessor at least six (6) months and not more than nine (9) months prior to the then scheduled Expiration Date. All of the terms, covenants and conditions (including without
limitation defined terms) contained in this Lease shall be applicable to the Option Term in the event of exercise by Lessee; provided, however, that the Term and the Base Rent shall be modified as provided herein and Lessee shall have no further
options to extend the Term thereafter.
		
	 	  	Subject to adjustment as hereafter provided, the Base Rent for the Option Term shall be adjusted to the greater of (i) the Base
		
	 	  	Rent for the last month of the Term or (ii) One hundred (100%) percent of the Prevailing Market Rent, described below.
		
	 	  	The “Prevailing Market Rent” shall be equal to the rental rate per square foot for comparable buildings/space in the same area, where the Premises is located. In determining the
Prevailing Market Rent, the particular configuration, frontage along a public thoroughfare, signage visible to the public, parking facilities, and general level of quality of improvements and location of each comparison building/space shall be taken
into account. If Lessee has timely exercised the Option to Extend, Lessor shall notify Lessee in writing of the proposed new Base Rent determined by Lessor for the Option Term at least ninety (90) days prior to the commencement date of the Option
Term. Unless Lessee objects to the amount determined by Lessor within fifteen (15) days after receipt of such notice, the amount stated in such notice shall be the new Base Rent. If Lessee objects to Lessor’s proposal, then the new Base Rent
shall be determined by a MAI appraiser chosen by Lessor and approved by Lessee.
		
	 	  	If Lessee does not disapprove Lessor’s choice of an appraiser by delivery of written notice of disapproval within five (5) days of written notice of such choice by Lessor, then
Lessor’s appraiser shall be deemed to be approved by Lessee. If Lessee does not approve Lessor’s choice of an appraiser, then Lessee’s notice of disapproval shall name a MAI Appraiser, designated by Lessee and each of Lessor’s
appraiser and Lessee’s appraiser shall appoint a third MAI Appraiser and each appraiser shall determine the Prevailing Market Rent. The two amounts which are closest shall be averaged, and such average shall be the Prevailing Market Rent for
purposes of this Option to Extend. The cost of any common appraiser shall be split equally by Lessor and Lessee, and if three appraisers are utilized, Lessor and Lessee shall each be responsible for the fees and costs of the appraiser which it
appoints. If the Base Rent shall not have been determined by the commencement date of the Option Term, then until it is determined, Lessee shall pay Base Rent when due during the Option Term determined using Lessor’s proposed Base Rent, and
when the actual adjusted Base Rent is determined, either Lessee shall pay to Lessor any additional rent due for the months which have elapsed in the Option Term, or Lessor shall credit any excess payment for the elapsed months to the next Base Rent
becoming due.

  

							
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	 14.    PARKING:
	  	Tenant shall have the exclusive right to use all of the Building’s parking areas. Tenant shall lease from Landlord all of the Building’s parking spaces for the entire lease term and
any extensions thereof. The cost of said parking spaces is included in the Base Rental Rate. Landlord may not modify or alter the parking lot, the number of spaces or change the parking areas in any way without Tenant’s prior written consent,
unless directed by governmental authority. Landlord shall not have the right to lease any parking spaces to any outside third party, without Tenant’s prior written consent.
		
	 15.    LESSOR’S WORK:
	  	 Landlord, at its sole cost and expense shall install and/or provide, as specified herein, the following items to the building prior to Lease
Commencement.
  
 1)      Steam-clean the carpeting throughout.
  
 2)      Patch and repair any damage to walls.
  
 3)      Touch-up
paint, as needed throughout.

		
	 16.    ROOF RIGHTS:
	  	Tenant shall have the right to install its antennas, satellite dishes on the roof of the building, along with the accompanying chase rights at no charge, subject to Landlord’s reasonable
approval and so long as said installation does not interfere, in any way, with existing roof installations. Tenant shall be solely responsible for all installation costs and any damages relating thereto and shall obtain all necessary governmental
permits and approvals.
		
	 17.    USE OF PRESSPLAY NAME:
	  	 Neither Landlord nor any other person or entity shall acquire any rights whatsoever under this lease, or under any other document executed or
delivered in connection herewith, to use, and neither Landlord nor any such person or entity shall use, Tenant’s name, the name “[Pressplay]” (either alone or in conjunction with or as a part of any other word or name) or other
trademarked or protected logo, emblem, or design owned or licensed by [Pressplay] or its related, affiliated or subsidiary entities:
  
 (a) in any advertisements, publicity or promotions;
  
 (b) to express or imply any endorsement by Pressplay of any goods or services provided or furnished by Landlord or any other person or party, or
  
 (c) in any other name whatsoever (whether or not similar to the uses specifically
prohibited).

		
	 18.    TELEPHONE SYSTEM:
	  	Tenant shall be permitted to use the existing telephone system, including but not limited to all telephones, voice mail, software, switches, computers, etc. Tenant agrees to pay Landlord
$1,384.00 per month to use such telephone system for a period commencing upon the Commencement Date and expiring on October 31, 2004. At the expiration of the lease term for said Telephone System, Tenant shall have the option to either purchase said
Telephone System, at the fair market value, or extend the term of the lease for said Telephone System for the remaining lease term at $1,384.00 per month.
		
	 19.    TELECOMMUNICATIONS EQUIPMENT:
	  	Lessee accepts and acknowledges that there is existing telecommunications equipment, within the Premises, including on the roof of the building and in the parking area of the building. Lessee
shall allow access, with no less than twenty-four hours prior notice from Lessor, to the roof and parking area for periodic maintenance and/or repairs throughout the entire Lease Term or any extension term thereof. Lessee shall not make any
installation(s) that interfere with the operation of the existing telecommunications equipment. Furthermore, Lessee shall have no claim(s) or right(s) to any rents or compensation, of any kind, for the use and/or operation of the existing
telecommunications equipment, in connection with, its leasehold interest in the Premises.

  

							
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	 20.    PERMITS AND BUSINESS LICENSES:
	  	Lessee shall, at its sole cost and expense, obtain all necessary permits and licenses to operate its business at the Premises and shall comply with all local, state and federal laws relating
to the operation of its business. In addition, Lessee shall keep all such licenses and permits in effect and shall pay all fees relating thereto during the Term of the Lease.
		
	 21.    LEASE PREPARATION:
	  	This Lease has been prepared by Lee & Associates - Los Angeles West, Inc., for Lessor and Lessee at the request of both Lessor and Lessee, who are herein referred to as “the
Parties” without regard to number or gender. The parties have been advised to have this document reviewed by their own independent counsel, and confirm that in signing this document, they have not relied on any acts or conducts of Lee &
Associates - Los Angeles West, Inc., with regard to interpretation or meaning of this document. The parties jointly and severally waive any and all claims, actions, demands, and loss against
		
	 	  	Lee & Associates - Los Angeles West, Inc., its agents and/or employees that a party may incur by reason of any act, error, or omission in the preparation of this document and in its
interpretation and meaning, whether or not the interpretation and meaning is in the result of determination by a court or arbitration panel of competent jurisdiction.
		
	 22.    CONTINGENCY:
	  	The terms and conditions contained herein are subject to Landlord reaching an agreement with the existing tenant (Wong Doody) to terminate its existing leasehold interest in the Premises. If
such termination agreement is not completed by the date which is thirty (30) days after mutual lease execution, by Lessee and Lessor, Tenant shall have the right to terminate the lease any time thereafter upon written notice to
Landlord.

  
 IN WITNESS WHEREOF, the parties have
executed this Addendum on the date set forth above. 
  

									
	“LESSOR”	 	 	 	“LESSEE”
	 Fox & Fields, a General Partnership
	 	 	 	 Duet GP, dba Pressplay

					
	 BY:
	 	 	 	 	 	 BY:
	 	 /s/ Andy Schuon

					
	 ITS:
	 	 	 	 	 	 ITS:
	 	 Andy Schuon, Pres. & CEO

					
	 DATE:
	 	 	 	 	 	 DATE:
	 	 4-17-01

					
	 BY:
	 	 /s/ Illegible
	 	 	 	 	 	 
					
	 ITS:
	 	 Partner
	 	 	 	 	 	 
					
	 DATE:
	 	 9-28-01
	 	 	 	 	 	 

  

							
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