Document:

exv10w16

Exhibit 10.16

OFFICE SPACE LEASE

BETWEEN

UTC PROPERTIES LLC

AND

UNITED BUSINESS HOLDINGS, INC.

 

 

OFFICE SPACE LEASE

     THIS LEASE is made as of the   
         day of                                         , 20          , by
and between UTC PROPERTIES LLC, a Delaware limited liability company, hereafter called
“Landlord,” and UNITED BUSINESS HOLDINGS, INC., a Nevada corporation, hereafter called “Tenant.”

ARTICLE I. BASIC LEASE PROVISIONS

     Each reference in this Lease to the “Basic Lease Provisions” shall mean and refer to the
following collective terms, the application of which shall be governed by the provisions in the
remaining Articles of this Lease.

	1.	 	Tenant’s Trade Name: United Business Bank of California
	 
	2.	 	Premises: Suite Nos. 110 and 120 (the Premises are more particularly described in Section
2.1).
	 
	 	 	Address of Building: 4380 La Jolla Village Drive, San Diego, California 92122
	 
	 	 	Project Description: The Plaza at La Jolla Village
	 
	3.	 	Use of Premises: General office and retail banking and for no other use.
	 
	4.	 	Commencement Date: March 1, 2008
	 
	5.	 	Lease Term: The Term of the Lease shall expire at midnight on February 28, 2013.
	 
	6.	 	Basic Rent:

	 	 	 	 	 
	Months of Term or	 	Monthly Rate Per	 	 
	Period	 	Square Foot	 	Monthly Basic Rent
	3/1/08–2/28/09
	 	$3.05
	 	$23,204.00
	3/1/09-2/28/10
	 	$3.15
	 	$23,965.00
	3/1/10-2/28/11
	 	$3.25
	 	$24,726.00
	3/1/11-2/28/12
	 	$3.35
	 	$25,487.00
	3/1/12-2/28/13
	 	$3.45
	 	$26,248.00

	7.	 	Property Tax Base: The Property Taxes per rentable square foot incurred by Landlord and
attributable to the twelve month period ending June 30, 2008 (the “Base Year”).
	 
	 	 	Building Cost Base: The Building Costs per rentable square foot incurred by Landlord and
attributable to the Base Year.
	 
	 	 	Expense Recovery Period: Every twelve month period during the Term (or portion thereof during
the first and last Lease years) ending June 30.
	 
	8.	 	Floor Area of Premises: approximately 7,608 rentable square feet
	 
	9.	 	Security Deposit: $335,000.00, which may be in the form of cash or a letter of credit.
	 
	10.	 	Broker(s): Irvine Realty Company (“Landlord’s Broker”) and Lee & Associates/Newport Beach
(“Tenant’s Broker”)
	 
	11.	 	Plan Approval Date: December 31, 2007
	 
	12.	 	Parking: A minimum of ten (10), but no more than Twenty-seven (27) unreserved vehicle
parking spaces; provided that once Tenant elects to lease such parking spaces Tenant shall be
required to lease the spaces for the duration of the initial Term.

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	13.	 	Address for Payments and Notices:

	 	 	 	 
	 	LANDLORD	 	TENANT
	 	Payment Address:
	 	 
	 	 
	 	 
	 	UTC Properties LLC

	 	United Business Holdings, Inc.
	 	Department #6966

	 	4380 La Jolla Village Drive
	 	Los Angeles, CA 90084-6966

	 	Suite 110
	 	 

	 	San Diego, California 92122
	 	 
	 	 
	 	Notice Address:
	 	 
	 	 

	 	With a copy of notices to:
	 	 
	 	 
	 	UTC Properties LLC

	 	Friedman Goldberg LLP
	 	9255 Towne Centre Drive, Suite 800

	 	420 Aviation Blvd.,
	 	San Diego, CA 92121

	 	Suite 201
	 	Attn: Property Manager

	 	Santa Rosa, California 95403
	 	 
	 	 
	 	with a copy of notices to:
	 	 
	 	 
	 	 
	 	THE IRVINE COMPANY LLC
	 	 
	 	P.O. Box 6370
	 	 
	 	Newport Beach, CA 92658-6370
	 	 
	 	Attn: Vice President, Operations,
	 	 
	 	Office Properties/San Diego
	 	 

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ARTICLE II. PREMISES

     SECTION 2.1. LEASED PREMISES. Landlord leases to Tenant and Tenant rents from Landlord the
premises shown in Exhibit A (the “Premises”), containing approximately the floor area set forth in
Item 8 of the Basic Lease Provisions and known by the suite number identified in Item 2 of the
Basic Lease Provisions. The Premises are located in the building identified in Item 2 of the Basic
Lease Provisions (the “Building”), which is a portion of the project described in Item 2 (the
“Project”). If, upon completion of the space plans for the Premises, Landlord’s architect or space
planner determines that the rentable square footage of the Premises differs from that set forth in
the Basic Lease Provisions, then Landlord shall so notify Tenant and the Basic Rent (as shown in
Item 6 of the Basic Lease Provisions) shall be promptly adjusted in proportion to the change in
square footage. Within five (5) days following Landlord’s request, the parties shall memorialize
the adjustments by executing an amendment to this Lease prepared by Landlord.

     SECTION 2.2. ACCEPTANCE OF PREMISES. Tenant acknowledges that neither Landlord nor any
representative of Landlord has made any representation or warranty with respect to the Premises or
the Building or the suitability or fitness of either for any purpose, except as set forth in this
Lease. The taking of possession or use of the Premises by Tenant for any purpose other than
construction shall conclusively establish that the Premises and the Building were in satisfactory
condition and in conformity with the provisions of this Lease in all respects.

     SECTION 2.3. BUILDING NAME, ADDRESS AND DEPICTION. Tenant shall not utilize any name
selected by Landlord from time to time for the Building and/or the Project as any part of Tenant’s
corporate or trade name. Landlord shall have the right to change the name, number or designation
of the Building or Project without liability to Tenant. Tenant shall not use any picture of the
Building in its advertising, stationery or in any other manner, except that Tenant may include a
picture of the Building on its website, in communications with shareholders and regulators, or in
other materials for the express purpose of assisting visitors and licensees of Tenant in locating
the Building.

ARTICLE III. TERM

     SECTION 3.1. GENERAL. The Term shall be for the period shown in Item 5 of the Basic Lease
Provisions. The Term shall commence (“Commencement Date”) on the date set forth in Item 4 of the
Basic Lease Provisions and shall expire on the date set forth in Item 5 of the Basic Lease
Provisions (“Expiration Date”).

     SECTION 3.2. EARLY ENTRY. Following the full execution of this Lease, payment of all
deposits due hereunder and delivery of proper evidence of insurance pursuant to Exhibit D hereof,
Landlord shall permit Tenant and its agents to enter the Premises upon the full and final execution
of this Lease by Landlord and Tenant in order that Tenant may perform any work to be performed by
Tenant hereunder through its own contractors, subject to Landlord’s prior written approval, and
otherwise in accordance with the requirements of Section 7.3 of this Lease. The foregoing license
to enter the Premises prior to the Commencement Date is however, conditioned upon the compliance by
Tenant’s contractors with all requirements imposed by Landlord on third party contractors,
including without limitation the maintenance by Tenant and its contractors and subcontractors of
workers’ compensation and public liability and property damage insurance in amounts and with
companies and on forms satisfactory to Landlord, with certificates of such insurance being
furnished to Landlord prior to proceeding with any such entry. The entry shall be deemed to be
under all of the provisions of the Lease except as to the covenants to pay rent. Landlord shall
not be liable in any way for any injury, loss or damage which may occur to any such work being
performed by Tenant, the same being solely at Tenant’s risk. The failure of Tenant’s contractors
to complete any work in the Premises shall not extend the Commencement Date of the Lease, except if
the Tenant’s contractors do not complete work on time due to the fault of the Landlord to timely
notify Tenant of any approvals or Landlord prevents Tenant from entering the Premises to complete
such work, the Commencement Date of the Lease shall be extended by one day for each day of delay
solely caused by the Landlord. Landlord may withdraw such permission to enter the Premises prior to
the Commencement Date at any time that Landlord reasonably determines that such entry by Tenant is
causing a dangerous situation for Landlord, Tenant or their respective contractors or employees, or
if Landlord reasonably determines that such entry by Tenant is hampering or otherwise preventing
Landlord from proceeding with the completion of Tenant Improvements at the earliest possible date.

SECTION 3.3. RIGHT TO EXTEND THIS LEASE. Provided that Tenant is not in default under any
provision of this Lease at the time of exercise of the extension right granted herein, and provided
further that Tenant is occupying the entire Premises and has not assigned or sublet any of its
interest in this Lease (except in connection with an assignment of this Lease to a Tenant Affiliate
as described in Section 9.1(f) hereof), Tenant may extend the Term of this Lease for one (1) period
of sixty (60) months. Tenant shall exercise its right to extend the Term by and only by delivering
to Landlord, not less than nine (9) months nor more than twelve (12) months prior to the expiration
date of the Term, Tenant’s written notice of its irrevocable commitment to extend (the “Commitment
Notice”). Should Tenant fail timely to deliver the Commitment Notice, then this extension right
shall thereupon lapse and

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be of no further force or effect. The Basic Rent payable under the Lease during the extension of
the Term shall be at the prevailing market rental rate (including periodic adjustments) for
comparable and similarly improved space within the Plaza at La Jolla Village project as of the
commencement of the extension period, as determined by Landlord based on a reasonable extrapolation
of its then-current leasing rates. In no event shall the monthly Basic Rent payable for the
extension period be less than the Basic Rent payable during the month immediately preceding the
commencement of such extension period. Promptly following receipt of the Commitment Notice,
Landlord shall prepare an appropriate amendment to the Lease memorializing the extension of the
Term in accordance with the foregoing, and Tenant shall duly execute and return same to Landlord
within fifteen (15) days. Should Tenant fail timely to execute and deliver the amendment, then
Landlord may, at its sole written election, either specifically enforce the Commitment Notice or
extinguish Tenant’s right to extend the Term. Should Landlord elect the latter, then this Lease
shall terminate upon the scheduled date of expiration and Tenant’s rights under this paragraph
shall be of no further force or effect. Any attempt to assign or transfer any right or interest
created by this paragraph to other than a Tenant Affiliate shall be void from its inception.
Tenant shall have no other right to extend the Term beyond the single sixty (60) month extension
created by this paragraph. Unless agreed to in a writing signed by Landlord and Tenant, any
extension of the Term, whether created by an amendment to this Lease or by a holdover of the
Premises by Tenant, or otherwise, shall be deemed a part of, and not in addition to, any duly
exercised extension period permitted by this paragraph. Time is specifically made of the essence
of this paragraph.

ARTICLE IV. RENT AND OPERATING EXPENSES

     SECTION 4.1. BASIC RENT. From and after the Commencement Date, Tenant shall pay to Landlord
without deduction or offset a Basic Rent for the Premises in the total amount shown (including
subsequent adjustments, if any) in Item 6 of the Basic Lease Provisions. If the Commencement Date
is other than the first day of a calendar month, any rental adjustment shown in Item 6 shall be
deemed to occur on the first day of the next calendar month following the specified monthly
anniversary of the Commencement Date. The rent shall be due and payable in advance commencing on
the Commencement Date and continuing thereafter on the first day of each successive calendar month
of the Term, as prorated for any partial month. No demand, notice or invoice shall be required.
An installment of rent in the amount of one (1) full month’s Basic Rent at the initial rate
specified in Item 6 of the Basic Lease Provisions shall be delivered to Landlord concurrently with
Tenant’s execution of this Lease and shall be applied against the Basic Rent first due hereunder;
the next installment of Basic Rent shall be due on the first day of the second calendar month of
the Term, which installment shall, if applicable, be appropriately prorated to reflect the amount
prepaid for that calendar month.

     SECTION 4.2. OPERATING EXPENSE INCREASE.

          (a) Tenant shall compensate Landlord, as additional rent, for Tenant’s proportionate shares of
“Building Costs” and “Property Taxes,” as those terms are defined below, incurred by Landlord in
the operation of the Building and Project. Property Taxes and Building Costs are mutually
exclusive and may be billed separately or in combination as determined by Landlord. Tenant’s
proportionate share of Property Taxes shall equal the product of the rentable floor area of the
Premises multiplied by the difference of (i) Property Taxes per rentable square foot less (ii) the
Property Tax Base set forth in Item 7 of the Basic Lease Provisions. Tenant’s proportionate share
of Building Costs shall equal the product of the rentable floor area of the Premises multiplied by
the difference of (i) Building Costs per rentable square foot less (ii) the Building Cost Base set
forth in Item 7 of the Basic Lease Provisions. Tenant acknowledges Landlord’s rights to make
changes or additions to the Building and/or Project from time to time pursuant to Section 6.5
below, in which event the total rentable square footage within the Building and/or Project may be
adjusted. For convenience of reference, Property Taxes and Building Costs may sometimes be
collectively referred to as “Operating Expenses.” Notwithstanding the foregoing, Tenant shall not
be obligated to pay Tenant’s proportionate share of Building Costs and Property Tax increases
during the period commencing on March 1, 2008 and ending on February 28, 2009.

          (b) Commencing prior to the start of the first full “Expense Recovery Period” of the Lease (as
defined in Item 7 of the Basic Lease Provisions), and prior to the start of each full or partial
Expense Recovery Period thereafter, Landlord shall give Tenant a written estimate of the amount of
Tenant’s proportionate shares of Building Costs and Property Taxes for the Expense Recovery Period
or portion thereof. Tenant shall pay the estimated amounts to Landlord in equal monthly
installments, in advance, with Basic Rent. If Landlord has not furnished its written estimate for
any Expense Recovery Period by the time set forth above, Tenant shall continue to pay cost
reimbursements at the rates established for the prior Expense Recovery Period, if any; provided
that when the new estimate is delivered to Tenant, Tenant shall, at the next monthly payment date,
pay any accrued cost reimbursements based upon the new estimate. Landlord may from time to time
change the Expense Recovery Period to reflect a calendar year or a new fiscal year of Landlord, as
applicable, in which event Tenant’s share of Operating Expenses shall be equitably prorated for any
partial year.

          (c) Within one hundred twenty (120) days after the end of each Expense Recovery Period,
Landlord shall furnish to Tenant a statement setting forth the actual or prorated Property Taxes
and

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Building Costs attributable to that period, and the parties shall within thirty (30) days
thereafter make any payment or allowance necessary to adjust Tenant’s estimated payments, if any,
to Tenant’s actual proportionate shares as shown by the annual statement. If Tenant has not made
estimated payments during the Expense Recovery Period, any amount owing by Tenant pursuant to
subsection (a) above shall be paid to Landlord in accordance with Article XVI. If actual Property
Taxes or Building Costs allocable to Tenant during any Expense Recovery Period are less than the
Property Tax Base or the Building Cost Base, respectively, Landlord shall not be required to pay
that differential to Tenant, although Landlord shall refund any applicable estimated payments
collected from Tenant. Should Tenant fail to object in writing to Landlord’s determination of
actual Operating Expenses within sixty (60) days following delivery of Landlord’s expense
statement, Landlord’s determination of actual Operating Expenses for the applicable Expense
Recovery Period absent fraud by Landlord shall be conclusive and binding on Tenant.

          (d) Even though the Lease has terminated and the Tenant has vacated the Premises, when the
final determination is made of Tenant’s share of Property Taxes and Building Costs for the Expense
Recovery Period in which the Lease terminates, Tenant shall upon notice pay the entire increase due
over the estimated expenses paid; conversely, any overpayment made in the event expenses decrease
shall be rebated by Landlord to Tenant. However, in lieu thereof, Landlord may deliver a
reasonable estimate of the anticipated reconciliation amount to Tenant prior to the expiration of
the Term, in which event the appropriate party shall fund that amount by the termination date.

          (e) If, at any time during any Expense Recovery Period, any one or more of the Operating
Expenses are increased to a rate(s) or amount(s) in excess of the rate(s) or amount(s) used in
calculating the estimated expenses for the year, then Tenant’s estimated share of Property Taxes or
Building Costs, as applicable, shall be increased for the month in which the increase becomes
effective and for all succeeding months by an amount equal to Tenant’s proportionate share of the
increase. Landlord shall give Tenant written notice of the amount or estimated amount of the
increase, the month in which the increase will become effective, Tenant’s monthly share thereof and
the months for which the payments are due. Tenant shall pay the increase to Landlord as a part of
Tenant’s monthly payments of estimated expenses as provided in paragraph (b) above, commencing with
the month in which effective.

          (f) The term “Building Costs” shall include all charges and expenses pertaining to the
operation, management, maintenance and repair of the Building and the Project, together with all
appurtenant Common Areas (as defined in Section 6.2), and shall include the following charges by
way of illustration but not limitation: water and sewer charges; insurance premiums or reasonable
premium equivalents should Landlord elect to self-insure any risk or deductible that Landlord is
authorized to insure hereunder; license, permit, and inspection fees; heat; light; power;
janitorial services; the cost of equipping, staffing and operating an on-site and/or off-site
management office for the Building and Project; all labor and labor-related costs for personnel
applicable to the Building and Project, including both Landlord’s personnel and outside personnel;
a commercially reasonable Landlord overhead/management fee; reasonable fees for consulting
services; access control/security costs, inclusive of the reasonable cost of improvements made to
enhance access control systems and procedures; repairs; air conditioning; supplies; materials;
equipment; tools; tenant services; programs instituted to comply with transportation management
requirements; any expense incurred pursuant to Sections 6.1, 6.2, 6.4, 7.2, and 10.2 and Exhibits B
and C below; costs incurred (capital or otherwise) on a regular recurring basis every three (3) or
more years for normal maintenance projects (e.g., parking lot slurry coat or replacement of lobby,
corridor and elevator cab carpets and coverings); and the amortized cost of capital improvements
(as distinguished from replacement parts or components installed in the ordinary course of
business) which are intended to maintain the quality, appearance or safety of the Building and/or
Project, reduce other operating costs or increases thereof, or upgrade Building and/or Project
security, or which are required to bring the Building and/or Project into compliance with
applicable laws and building codes. Landlord shall amortize the cost of capital improvements on a
straight-line basis over the lesser of the Payback Period (as defined below) or the useful life of
the capital improvement as reasonably determined by Landlord. Any amortized Building Cost item may
include, at Landlord’s option, an actual or imputed interest rate that Landlord would reasonably be
required to pay to finance the cost of the item, applied on the unamortized balance. “Payback
Period” shall mean the reasonably estimated period of time that it takes for the cost savings, if
any, resulting from a capital improvement item to equal the total cost of the capital improvement.
It is understood that Building Costs shall include competitive charges for direct services provided
by any subsidiary or division of Landlord. If any Building Cost is applicable to one or more
buildings or properties in addition to the Building, then that cost shall be equitably prorated and
apportioned among the Building and such other buildings or properties. The term “Property Taxes”
as used herein shall include the following: (i) all real estate taxes or personal property taxes,
as such property taxes may be reassessed from time to time; and (ii) other taxes, charges and
assessments which are levied with respect to this Lease or to the Building and/or the Project, and
any improvements, fixtures and equipment and other property of Landlord located in the Building
and/or the Project, except that general net income and franchise taxes imposed against Landlord
shall be excluded; and (iii) any tax, surcharge or assessment which shall be levied in addition to
or in lieu of real estate or personal property taxes, other than taxes covered by Article VIII; and
(iv) costs and expenses incurred in contesting the amount or validity of any Property Tax by
appropriate
proceedings. A copy of Landlord’s unaudited statement of expenses shall be made
available to Tenant upon request. The

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Building Costs, inclusive of those for the Base Year, shall be extrapolated by Landlord to reflect
at least ninety-five percent (95%) occupancy of the rentable area of the Building.

     SECTION 4.3. SECURITY DEPOSIT. Concurrently with Tenant’s delivery of this Lease, Tenant
shall deposit with Landlord the sum, if any, stated in Item 9 of the Basic Lease Provisions (the
“Security Deposit”), to be held by Landlord as security for the full and faithful performance of
Tenant’s obligations under this Lease to pay any rental sums, including without limitation such
additional rent as may be owing under any provision hereof, and to maintain the Premises as
required by Sections 7.1 and 15.3 or any other provision of this Lease. For purposes of the
foregoing and notwithstanding any provision of Section 1950.7 of the California Civil Code to the
contrary, rental sums shall include prospective rent that would have been payable by Tenant but for
the early termination of this Lease due to Tenant’s default or insolvency. Upon any breach of the
foregoing obligations by Tenant, Landlord may apply all or part of the Security Deposit as full or
partial compensation. If any portion of the Security Deposit is so applied, Tenant shall within
five (5) days after written demand by Landlord deposit cash with Landlord in an amount sufficient
to restore the Security Deposit to its original amount. Landlord shall not be required to keep
this Security Deposit separate from its general funds, and Tenant shall not be entitled to interest
on the Security Deposit. In no event may Tenant utilize all or any portion of the Security Deposit
as a payment toward any rental sum due under this Lease. Any unapplied balance of the Security
Deposit shall be returned to Tenant or, at Landlord’s option, to the last assignee of Tenant’s
interest in this Lease within thirty (30) days following the termination of this Lease and Tenant’s
vacation of the Premises.

     SECTION 4.4. LETTER OF CREDIT. Landlord agrees that in lieu of a cash Security Deposit,
Tenant may deliver to Landlord, concurrently with Tenant’s execution of this Lease, a letter of
credit in the amount stated in Item 9 of the Basic Lease Provisions, which letter of credit shall
be in form and with the substance of Exhibit E attached hereto. The letter of credit shall be
issued by a financial institution acceptable to Landlord with a branch in San Diego County,
California, at which draws on the letter of credit will be accepted. The letter of credit shall
provide for automatic yearly renewals throughout the Term of this Lease and shall have an outside
expiration date (if any) that is not earlier than thirty (30) days after the expiration of the
Lease Term. In the event the letter of credit is not continuously renewed through the period set
forth above, or upon any breach under this Lease by Tenant, including specifically Tenant’s failure
to pay rent or to abide by its obligations under Sections 7.1 and 15.3 below, Landlord shall be
entitled to draw upon said letter of credit by the issuance of Landlord’s sole written demand to
the issuing financial institution. Any such draw shall be without waiver of any rights Landlord
may have under this Lease or at law or in equity as a result of any default hereunder by Tenant.
After the second anniversary of this Lease, Landlord shall authorize reductions to the Letter of
Credit (and the Security Deposit) in the amount equal to twenty percent (20%) of the value of the
Letter of Credit on the annual anniversary of the Commencement Date; provided that any such
reduction shall be conditioned upon (i) Tenant not having been in default under this Lease at any
time (ii) Tenant submitting to Landlord audited financials evidencing a net worth equal to or
greater than fifteen million dollars ($15,000,000) and (ii) a written request for such reduction
having been submitted to Landlord not earlier than thirty (30) days prior to the applicable
reduction date.

ARTICLE V. USES

     SECTION 5.1. USE. Tenant shall use the Premises only for the purposes stated in Item 3 of
the Basic Lease Provisions. The parties agree that any contrary use shall be deemed to cause
material and irreparable harm to Landlord and shall entitle Landlord to injunctive relief in
addition to any other available remedy. The uses prohibited under this Lease shall include,
without limitation, use of the Premises or a portion thereof for (i) offices of any agency or
bureau of the United States or any state or political subdivision thereof; (ii) offices or agencies
of any foreign governmental or political subdivision thereof; (iii) offices of any health care
professionals or service organization; (iv) schools, temporary employment agencies or other
training facilities which are not ancillary to corporate, executive or professional office use; (v)
retail or restaurant uses; or (vi) communications firms such as radio and/or television stations.
Tenant shall not do or permit anything to be done in or about the Premises which will in any way
interfere with the rights or quiet enjoyment of other occupants of the Building or the Project, or
use or allow the Premises to be used for any unlawful purpose, nor shall Tenant permit any nuisance
or commit any waste in the Premises or the Project. Tenant shall not do or permit to be done
anything which will invalidate or increase the cost of any insurance policy(ies) covering the
Building, the Project and/or their contents, and shall comply with all applicable insurance
underwriters rules. Tenant shall comply at its expense with all present and future laws,
ordinances and requirements of all governmental authorities that pertain to Tenant or its use of
the Premises, including without limitation all federal and state occupational health and safety and
handicap access requirements, whether or not Tenant’s compliance will necessitate expenditures or
interfere with its use and enjoyment of the Premises. Tenant shall not generate, handle, store or
dispose of hazardous or toxic materials (as such materials may be identified in any federal, state
or local law or regulation) in the Premises or Project without the prior written consent of
Landlord; provided that the foregoing shall not be deemed to proscribe the use by Tenant of
customary office supplies in normal quantities so long as such use comports with all applicable
laws. Tenant agrees that it shall promptly complete and deliver to Landlord any disclosure form
regarding hazardous or toxic materials that may be required by any governmental agency. Tenant
shall also, from time to time upon request by Landlord, execute such affidavits concerning Tenant’s
best knowledge and belief regarding the presence of hazardous or toxic

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materials in the Premises. Landlord shall have the right at any time to perform an assessment
of the environmental condition of the Premises and of Tenant’s compliance with this Section. As
part of any such assessment, Landlord shall have the right, upon reasonable prior notice to Tenant,
to enter and inspect the Premises and to perform tests, provided those tests are performed in a
manner that minimizes disruption to Tenant. Tenant will cooperate with Landlord in connection with
any assessment by, among other things, promptly responding to inquiries and providing relevant
documentation and records. The reasonable cost of the assessment/testing shall be reimbursed by
Tenant to Landlord if such assessment/testing determines that Tenant failed to comply with the
requirements of this Section. In all events Tenant shall indemnify each of the “Indemnified
Parties” (as defined in Section 10.3) in the manner elsewhere provided in this Lease from any
release of hazardous or toxic materials caused by Tenant, its agents, employees, contractors,
subtenants or licensees. The foregoing covenants shall survive the expiration or earlier
termination of this Lease.

     SECTION 5.2. SIGNS. Landlord shall affix and maintain a sign (restricted solely to Tenant’s
name as set forth herein or such other name as Landlord may consent to in writing) adjacent to the
entry door of the Premises, together with a directory listing of Tenant’s name as set forth herein
in the lobby directory of the Building. Any subsequent changes to that initial signage shall be at
Tenant’s sole expense. All signage shall conform to the criteria for signs established by Landlord
and shall be ordered through Landlord. Tenant shall not place or allow to be placed any other
sign, decoration or advertising matter of any kind that is visible from the exterior of the
Premises, unless any names or signage is required by federal law or regulation (but shall be
subject to the terms of this Section 5.2). Any violating sign or decoration may be immediately
removed by Landlord at Tenant’s expense without notice and without the removal constituting a
breach of this Lease or entitling Tenant to claim damages.

          SECTION 5.3. EXTERIOR SIGNAGE. Tenant shall have the right to install an exterior building
sign where “Charles Schwab” formerly existed (the “Exterior Signage”), which signage shall consist
only of the name “United Business Bank.” The type and design of such signage shall be subject to
the prior written approval of Landlord and the City of San Diego, and shall be consistent with
Landlord’s signage criteria for the Project. Fabrication, installation, insurance, and maintenance
of such signage shall be at Tenant’s sole cost and expense. Tenant understands and agrees that it
shall use Landlord’s designated contractor for installing the Exterior Signage. Should Tenant fail
to have the Exterior Signage installed on or prior to June 30, 2008, then Tenant’s right to install
same thereafter shall be deemed null and void. Except for the foregoing, no sign, advertisement or
notice visible from the exterior of the Premises shall be inscribed, painted or affixed by Tenant
on any part of the Premises without the prior consent of Landlord. Tenant’s signage right shall
belong solely to United Business Holdings, Inc. and may not be transferred or assigned (except in
connection with an assignment of this Lease to a Tenant Affiliate as described in Section 9.1(f)
hereof) without Landlord’s prior written consent which may be withheld by Landlord in Landlord’s
sole discretion. In the event Tenant, exclusive of any subtenant(s), fails to keep the Premises
open for business to the public during normal business hours on business days (excluding holidays),
then Tenant shall, within thirty (30) days following notice from Landlord, remove the Exterior
Signage at Tenant’s expense. Tenant shall also remove such signage promptly following the
expiration or earlier termination of the Lease. Any such removal shall be at Tenant’s sole
expense, and Tenant shall bear the cost of any resulting repairs to the Building that are
reasonably necessary due to the removal.

     SECTION 5.4. AUTOMATED TELLER MACHINE. Tenant shall have the right to install one (1) ATM
and night depository in the Premises (collectively referred to herein as (“ATM”). The location,
plans and specifications for the ATM (including the identifying signage) shall be subject to the
prior written approval of Landlord and are affixed hereto as Exhibit G. Tenant shall be solely
responsible for the cost of installation of the ATM, together with all maintenance and repairs of
the ATM and related equipment, cables and conduits. Tenant shall also be responsible for all
security pertaining to the ATM, and shall operate same in accordance with all applicable laws and
regulations. Tenant shall ensure that the ATM remains properly lighted during evening hours
utilizing lighting fixtures approved by Landlord. Tenant shall indemnify, defend and hold Landlord
harmless from any liability, loss or expense resulting from the operation of the ATM in accordance
with the provisions of Section 10.3 of the Lease. Any alterations to the ATM shall be subject to
Landlord’s prior written approval and the provisions of Section 7.3 of this Lease. Promptly
following the termination of this Lease, Tenant shall remove the ATM and restore the affected area
of the Building to its pre-existing condition, wear and tear excepted.

ARTICLE VI. LANDLORD SERVICES

     SECTION 6.1. UTILITIES AND SERVICES. Landlord shall furnish to the Premises the utilities
and services described in Exhibit B, subject to the conditions and payment obligations and
standards set forth in this Lease. Landlord shall not be liable for any failure to furnish any
services or utilities when the failure is the result of any accident or other cause beyond
Landlord’s reasonable control, nor shall Landlord be liable for damages resulting from power surges
or any breakdown in telecommunications facilities or services. Landlord’s temporary inability to
furnish any services or utilities shall not entitle Tenant to any damages, relieve Tenant of the
obligation to pay rent or constitute a constructive or other eviction of Tenant, except that
Landlord shall diligently attempt to restore the service or utility promptly. Tenant shall comply
with all rules and regulations which

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Landlord may reasonably establish for the provision of services and utilities, and shall
cooperate with all reasonable conservation practices established by Landlord. Landlord shall at
all reasonable times have free access to all electrical and mechanical installations of Landlord.

     SECTION 6.2. OPERATION AND MAINTENANCE OF COMMON AREAS. During the Term, Landlord shall
operate all Common Areas within the Building and the Project. The term “Common Areas” shall mean
all areas within the Building and other buildings in the Project which are not held for exclusive
use by persons entitled to occupy space, and all other appurtenant areas and improvements provided
by Landlord for the common use of Landlord and tenants and their respective employees and invitees,
including without limitation parking areas and structures, driveways, sidewalks, loading docks,
landscaped and planted areas, hallways and interior stairwells not located within the premises of
any tenant, common entrances and lobbies, elevators, and restrooms not located within the premises
of any tenant.

     SECTION 6.3. USE OF COMMON AREAS. The occupancy by Tenant of the Premises shall include the
use of the Common Areas in common with Landlord and with all others for whose convenience and use
the Common Areas may be provided by Landlord, subject, however, to compliance with all rules and
regulations as are prescribed from time to time by Landlord. Landlord shall at all times during
the Term have exclusive control of the Common Areas, and may restrain or permit any use or
occupancy, except as otherwise provided in this Lease or in Landlord’s rules and regulations.
Tenant shall keep the Common Areas clear of any obstruction or unauthorized use related to Tenant’s
operations. Landlord may temporarily close any portion of the Common Areas for repairs, remodeling
and/or alterations, to prevent a public dedication or the accrual of prescriptive rights, or for
any other reasonable purpose.

     SECTION 6.4. PARKING. Parking shall be provided in accordance with the provisions set forth
in Exhibit C to this Lease.

     SECTION 6.5. CHANGES AND ADDITIONS BY LANDLORD. Landlord reserves the right to make
alterations or additions to the Building or the Project, or to the attendant fixtures, equipment
and Common Areas. No change shall entitle Tenant to any abatement of rent or other claim against
Landlord, provided that the change does not deprive Tenant of reasonable access to or use of the
Premises.

ARTICLE VII. MAINTAINING THE PREMISES

     SECTION 7.1. TENANT’S MAINTENANCE AND REPAIR. Subject to Article XI, Tenant at its sole
expense shall make all repairs necessary to keep the Premises and all improvements and fixtures
therein in the condition as existed on the Commencement Date (or on any later date that the
applicable improvements may have been installed), excepting ordinary wear and tear.
Notwithstanding Section 7.2 below, Tenant’s maintenance obligation shall include without limitation
all appliances, non-building standard lighting/electrical systems, and plumbing fixtures and
installations located within the Premises, together with any supplemental HVAC equipment servicing
only the Premises. All repairs shall be at least equal in quality to the original work, shall be
made only by a licensed, bonded contractor approved in writing in advance by Landlord and shall be
made only at the time or times approved by Landlord. Any contractor utilized by Tenant shall be
subject to Landlord’s standard requirements for contractors, as modified from time to time.
Landlord may impose reasonable restrictions and requirements with respect to repairs, as provided
in Section 7.3, and the provisions of Section 7.4 shall apply to all repairs. Alternatively,
should Landlord or its management agent agree to make a repair on behalf of Tenant and at Tenant’s
request, Tenant shall promptly reimburse Landlord as additional rent for all costs incurred
(including the standard coordination fee of Landlord’s management agent) upon submission of an
invoice.

     SECTION 7.2. LANDLORD’S MAINTENANCE AND REPAIR. Subject to Article XI, Landlord shall
provide service, maintenance and repair with respect to the heating, ventilating and air
conditioning (“HVAC”) equipment of the Building (exclusive of any supplemental HVAC equipment
servicing only the Premises) and shall maintain in good repair the Common Areas, roof, foundations,
footings, the exterior surfaces of the exterior walls of the Building, and the structural,
electrical, mechanical and plumbing systems of the Building except as provided in Section 7.1
above. Landlord shall have the right to employ or designate any reputable person or firm,
including any employee or agent of Landlord or any of Landlord’s affiliates or divisions, to
perform any service, repair or maintenance function. Landlord need not make any other improvements
or repairs except as specifically required under this Lease, and nothing contained in this Section
shall limit Landlord’s right to reimbursement from Tenant for maintenance, repair costs and
replacement costs as provided elsewhere in this Lease. Tenant understands that it shall not make
repairs at Landlord’s expense or by rental offset. Except as provided in Sections 11.1 and 12.1
below, there shall be no abatement of rent and no liability of Landlord by reason of any injury to
or interference with Tenant’s business arising from the making of any repairs, alterations or
improvements to any portion of the Building, including repairs to the Premises, nor shall any
related activity by Landlord constitute an actual or constructive eviction; provided, however, that
in making repairs, alterations or improvements, Landlord shall interfere as little as reasonably
practicable with the conduct of Tenant’s business in the Premises.

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     SECTION 7.3. ALTERATIONS. Tenant shall make no alterations, additions or improvements to
the Premises without the prior written consent of Landlord. Landlord’s consent shall not be
unreasonably withheld as long as the proposed changes do not affect the structural, electrical or
mechanical components or systems of the Building, are not visible from the exterior of the
Premises, and utilize only building standard materials. Landlord may impose, as a condition to its
consent, any requirements that Landlord in its discretion may deem reasonable or desirable,
including but not limited to a requirement that all work be covered by a lien and completion bond
satisfactory to Landlord and requirements as to the manner, time, and contractor for performance of
the work. Without limiting the generality of the foregoing, Tenant shall use Landlord’s designated
mechanical and electrical contractors for all work affecting the mechanical or electrical systems
of the Building. Should Tenant perform any work that would necessitate any ancillary Building
modification or other expenditure by Landlord, then Tenant shall promptly fund the cost thereof to
Landlord. Tenant shall obtain all required permits for the work and shall perform the work in
compliance with all applicable laws, regulations and ordinances, and Landlord shall be entitled to
a supervision fee in the amount of five percent (5%) of the cost of the work. Under no
circumstances shall Tenant make any improvement which incorporates asbestos-containing construction
materials into the Premises. In no event shall Tenant prosecute any alteration work that results
in picketing or labor demonstrations in or about the Building or Project. Any request for
Landlord’s consent shall be made in writing and shall contain architectural plans describing the
work in detail reasonably satisfactory to Landlord. Landlord may elect to cause its architect to
review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by
Tenant. Should the work proposed by Tenant modify the internal configuration of the Premises, then
Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with
Landlord’s systems. Unless Landlord otherwise agrees in writing, all alterations, additions or
improvements affixed to the Premises (excluding moveable trade fixtures and furniture) shall become
the property of Landlord and shall be surrendered with the Premises at the end of the Term, except
that Landlord may, by notice to Tenant given at the time of Landlord’s consent to the alteration or
improvement, require Tenant to remove by the Expiration Date, or sooner termination date of this
Lease, all or any alterations, decorations, fixtures, additions, improvements and the like
installed either by Tenant or by Landlord at Tenant’s request. Tenant shall repair any damage to
the Premises arising from that removal and restore the affected area to its pre-existing condition,
reasonable wear and tear excepted. Landlord may require Tenant to remove an improvement provided
as part of the initial build-out pursuant to Exhibit X, if any, if and only if the improvement is a
non-building standard item and Tenant is notified of the requirement prior to the build-out.
Except as otherwise provided in this Lease or in any Exhibit to this Lease, should Landlord make
any alteration or improvement to the Premises at the request of Tenant, Landlord shall be entitled
to prompt payment from Tenant of the cost thereof, inclusive of the standard coordination fee of
Landlord’s management agent.

     SECTION 7.4. MECHANIC’S LIENS. Tenant shall keep the Premises free from any liens arising
out of any work performed, materials furnished, or obligations incurred by or for Tenant. Upon
request by Landlord, Tenant shall promptly cause any such lien to be released by posting a bond in
accordance with California Civil Code Section 3143 or any successor statute. In the event that
Tenant shall not, within thirty (30) days following the imposition of any lien, cause the lien to
be released of record by payment or posting of a proper bond, Landlord shall have, in addition to
all other available remedies, the right to cause the lien to be released by any means it deems
proper, including payment of or defense against the claim giving rise to the lien. All expenses so
incurred by Landlord, including Landlord’s attorneys’ fees, shall be reimbursed by Tenant promptly
following Landlord’s demand, together with interest from the date of payment by Landlord at the
maximum rate permitted by law until paid. Tenant shall give Landlord no less than twenty (20)
days’ prior notice in writing before commencing construction of any kind on the Premises so that
Landlord may post and maintain notices of nonresponsibility on the Premises.

     SECTION 7.5. ENTRY AND INSPECTION. Landlord shall at all reasonable times (with 24 hours
prior notice, except in an emergency) have the right to enter the Premises to inspect them, to
supply services in accordance with this Lease, to protect the interests of Landlord in the
Premises, to make repairs and renovations as reasonably deemed necessary by Landlord, and to submit
the Premises to prospective or actual purchasers or encumbrance holders (or, during the final
twelve months of the Term or when an uncured Tenant default exists, to prospective tenants), all
without being deemed to have caused an eviction of Tenant and without abatement of rent except as
provided elsewhere in this Lease. Tenant shall be entitled to have an employee of Tenant accompany
the person(s) entering the Premises, provided Tenant makes such employee available at the time
Landlord or such other party desires to enter the Premises. Landlord shall at all times have and
retain a key which unlocks all of the doors in the Premises, excluding Tenant’s vaults and safes,
and Landlord shall have the right to use any and all means which Landlord may deem proper to open
the doors in an emergency in order to obtain entry to the Premises, and any entry to the Premises
obtained by Landlord shall not under any circumstances be deemed to be a forcible or unlawful entry
into, or a detainer of, the Premises, or any eviction of Tenant from the Premises.

     SECTION 7.6. SPACE PLANNING AND SUBSTITUTION. Landlord shall have the right, upon providing
not less than forty-five (45) days written notice, to move Tenant to other space of comparable size
and function in the Building or in the Project. The new space shall be provided with improvements
of comparable quality to those within the Premises. Landlord shall pay the reasonable
out-of-pocket costs to relocate and reconnect Tenant’s personal property and equipment within the
new space;

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provided that Landlord may elect to cause such work to be done by its contractors. Landlord
shall also reimburse Tenant for such other reasonable out-of-pocket costs that Tenant may incur in
connection with the relocation, including without limitation necessary stationery revisions,
provided that a reasonable estimate thereof is given to Landlord within twenty (20) days following
Landlord’s notice. In no event, however, shall Landlord be obligated to incur or fund total
relocation costs, exclusive of tenant improvement expenditures, in an amount in excess of two (2)
months of Basic Rent at the rate then payable hereunder. Within ten (10) days following request by
Landlord, Tenant shall execute an amendment to this Lease prepared by Landlord to memorialize the
relocation. Should Tenant fail timely to execute and deliver the amendment to Landlord, or should
Tenant thereafter fail to comply with the terms thereof, then Landlord may at its option elect to
terminate this Lease upon not less than sixty (60) days prior written notice to Tenant. Upon the
effective date of any termination of this Lease, Tenant shall vacate the Premises in accordance
with Section 15.3.

ARTICLE VIII. TAXES AND ASSESSMENTS ON TENANT’S PROPERTY

     Tenant shall be liable for and shall pay before delinquency, all taxes and assessments levied
against all personal property of Tenant located in the Premises. When possible Tenant shall cause
its personal property to be assessed and billed separately from the real property of which the
Premises form a part. If any taxes on Tenant’s personal property are levied against Landlord or
Landlord’s property and if Landlord pays the same, or if the assessed value of Landlord’s property
is increased by the inclusion of a value placed upon the personal property of Tenant and if
Landlord pays the taxes based upon the increased assessment, Tenant shall pay to Landlord the taxes
so levied against Landlord or the proportion of the taxes resulting from the increase in the
assessment.

ARTICLE IX. ASSIGNMENT AND SUBLETTING

     SECTION 9.1. RIGHTS OF PARTIES.

          (a) Except as otherwise specifically provided herein, Tenant may not, either voluntarily or by
operation of law, assign, sublet, encumber, or otherwise transfer all or any part of Tenant’s
interest in this Lease, or permit the Premises to be occupied by anyone other than Tenant, without
Landlord’s prior written consent, which consent shall not unreasonably be withheld in accordance
with the provisions of Section 9.1(c). For purposes of this Lease, references to any subletting,
sublease or variation thereof shall be deemed to apply not only to a sublease effected directly by
Tenant, but also to a sub-subletting or an assignment of subtenancy by a subtenant at any level.
No assignment (whether voluntary, involuntary or by operation of law) and no subletting shall be
valid or effective without Landlord’s prior written consent and, at Landlord’s election, shall
constitute a material default of this Lease. Landlord shall not be deemed to have given its
consent to any assignment or subletting by any other course of action, including its acceptance of
any name for listing in the Building directory. To the extent not prohibited by provisions of the
Bankruptcy Code, 11 U.S.C. Section 101 et seq. (the “Bankruptcy Code”), including Section
365(f)(1), Tenant on behalf of itself and its creditors, administrators and assigns waives the
applicability of Section 365(e) of the Bankruptcy Code unless the proposed assignee of the Trustee
for the estate of the bankrupt meets Landlord’s standard for consent as set forth in Section 9.1(c)
of this Lease. If this Lease is assigned to any person or entity pursuant to the provisions of the
Bankruptcy Code, any and all monies or other considerations to be delivered in connection with the
assignment shall be delivered to Landlord, shall be and remain the exclusive property of Landlord
and shall not constitute property of Tenant or of the estate of Tenant within the meaning of the
Bankruptcy Code. Any person or entity to which this Lease is assigned pursuant to the provisions
of the Bankruptcy Code shall be deemed to have assumed all of the obligations arising under this
Lease on and after the date of the assignment, and shall upon demand execute and deliver to
Landlord an instrument confirming that assumption.

          (b) The sale of all or substantially all of the assets of Tenant (other than bulk sales in the
ordinary course of business) shall be deemed an assignment within the meaning and provisions of
this Article.

          (c) Except as otherwise specifically provided herein, if Tenant or any subtenant hereunder
desires to transfer an interest in this Lease, Tenant shall first notify Landlord and request in
writing Landlord’s consent to the transfer. Tenant shall also submit in writing to Landlord: (i)
the name and address of the proposed transferee; (ii) the nature of any proposed subtenant’s or
assignee’s business to be carried on in the Premises; (iii) the terms and provisions of any
proposed sublease or assignment (including without limitation the rent and other economic
provisions, term, improvement obligations and commencement date); (iv) evidence that the proposed
assignee or subtenant will comply with the requirements of Exhibit D to this Lease; and (v) any
other information requested by Landlord and reasonably related to the transfer. Except as provided
in Subsection (d) of this Section, Landlord shall not unreasonably withhold its consent, provided:
(1) the use of the Premises will be consistent with the provisions of this Lease and with
Landlord’s commitment to other tenants of the Building and Project; (2) any proposed subtenant or
assignee demonstrates that it is financially responsible by submission to Landlord of all
reasonable information as Landlord may request concerning the proposed subtenant

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or assignee, including, but not limited to, a balance sheet of the proposed subtenant or
assignee as of a date within ninety (90) days of the request for Landlord’s consent and statements
of income or profit and loss of the proposed subtenant or assignee for the two-year period
preceding the request for Landlord’s consent; (3) the proposed subtenant or assignee is, in
Landlord’s good faith determination, appropriate for tenancy in a first class office project; (4)
the proposed assignee or subtenant is neither an existing tenant or occupant of the Building or
Project nor a prospective tenant with whom Landlord has been actively negotiating; and (5) the
proposed transferee is not an SDN (as defined below) and will not impose additional burdens or
security risks on Landlord. If Landlord consents to the proposed transfer, then the transfer may
be effected within ninety (90) days after the date of the consent upon the terms described in the
information furnished to Landlord; provided that any material change in the terms shall be subject
to Landlord’s consent as set forth in this Section. Landlord shall approve or disapprove any
requested transfer within thirty (30) days following receipt of Tenant’s written notice and the
information set forth above. Tenant shall pay to Landlord a transfer fee of Five Hundred Dollars
($500.00) if and when any transfer request submitted by Tenant is approved.

          (d) Notwithstanding the provisions of Subsection (c) above, in lieu of consenting to a
proposed assignment or subletting, Landlord may elect to (i) sublease the Premises (or the portion
proposed to be subleased), or take an assignment of Tenant’s interest in this Lease, upon the same
terms as offered to the proposed subtenant or assignee (excluding terms relating to the purchase of
personal property, the use of Tenant’s name or the continuation of Tenant’s business), or (ii)
terminate this Lease as to the portion of the Premises proposed to be subleased or assigned with a
proportionate abatement in the rent payable under this Lease, effective on the date that the
proposed sublease or assignment would have commenced. Landlord may thereafter, at its option,
assign or re-let any space so recaptured to any third party, including without limitation the
proposed transferee identified by Tenant.

          (e) Should any assignment or subletting occur, Tenant shall promptly pay or cause to be paid
to Landlord, as additional rent, seventy-five percent (75%) of any amounts paid by the assignee or
subtenant, however described and whether funded during or after the Lease Term, to the extent such
amounts are in excess of the sum of (i) the scheduled rental sums payable by Tenant hereunder (or,
in the event of a subletting of only a portion of the Premises, the rent allocable to such portion
as reasonably determined by Landlord) and (ii) the direct out-of-pocket costs, as evidenced by
third party invoices provided to Landlord, incurred by Tenant to effect the transfer, which costs
shall be amortized over the remaining Term of this Lease or, if shorter, over the term of the
sublease. Upon request by Landlord, Tenant and all other parties to the transfer shall memorialize
in writing the amounts to be paid pursuant to this paragraph.

          (f) Notwithstanding the foregoing, provided Tenant is not then in default hereunder, Tenant
may, without Landlord’s prior consent but with prior written notice to Landlord and subject to the
provisions of Section 9.2, assign or transfer its right, title and interest in this Lease or
sublease the Premises to any of the following: (i) any entity resulting from a merger or
consolidation with Tenant; (ii) any entity succeeding to the business and assets of Tenant; or
(iii) any entity controlling, controlled by, or under common control with, Tenant (collectively,
“Tenant Affiliate”). Promptly following the effectiveness of any such transfer, Tenant shall
provide to Landlord copies of all pertinent transfer documents and such other information
pertaining thereto as Landlord may reasonably request.

     SECTION 9.2. EFFECT OF TRANSFER. No subletting or assignment, even with the consent of
Landlord, shall relieve Tenant, or any successor-in-interest to Tenant hereunder, of its obligation
to pay rent and to perform all its other obligations under this Lease. Moreover, Tenant shall
indemnify and hold Landlord harmless, as provided in Section 10.3, for any act or omission by an
assignee or subtenant. Each assignee, other than Landlord, shall be deemed to assume all
obligations of Tenant under this Lease and shall be liable jointly and severally with Tenant for
the payment of all rent, and for the due performance of all of Tenant’s obligations, under this
Lease. Such joint and several liability shall not be discharged or impaired by any subsequent
modification or extension of this Lease. No transfer shall be binding on Landlord unless any
document memorializing the transfer is delivered to Landlord, both the assignee/subtenant and
Tenant deliver to Landlord an executed consent to transfer instrument prepared by Landlord and
consistent with the requirements of this Article, and the assignee/subtenant independently complies
with all of the insurance requirements of Tenant as set forth in Exhibit D and evidence thereof is
delivered to Landlord. The acceptance by Landlord of any payment due under this Lease from any
other person shall not be deemed to be a waiver by Landlord of any provision of this Lease or to be
a consent to any transfer. Consent by Landlord to one or more transfers shall not operate as a
waiver or estoppel to the future enforcement by Landlord of its rights under this Lease. In
addition to the foregoing, no change in the status of Tenant or any party jointly and severally
liable with Tenant as aforesaid (e.g., by conversion to a limited liability company or partnership)
shall serve to abrogate the liability of any person or entity for the obligations of Tenant,
including any obligations that may be incurred by Tenant after the status change by exercise of a
pre-existing right in this Lease.

     SECTION 9.3. SUBLEASE REQUIREMENTS. The following terms and conditions shall apply to any
subletting by Tenant of all or any part of the Premises and shall be included in each sublease:

          (a) Tenant hereby irrevocably assigns to Landlord all of Tenant’s interest in all rentals and
income arising from any sublease of the Premises, and Landlord may collect such rent and income

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and apply same toward Tenant’s obligations under this Lease; provided, however, that until a
default occurs in the performance of Tenant’s obligations under this Lease, Tenant shall have the
right to receive and collect the sublease rentals. Landlord shall not, by reason of this
assignment or the collection of sublease rentals, be deemed liable to the subtenant for the
performance of any of Tenant’s obligations under the sublease. Tenant hereby irrevocably
authorizes and directs any subtenant, upon receipt of a written notice from Landlord stating that
an uncured default exists in the performance of Tenant’s obligations under this Lease, to pay to
Landlord all sums then and thereafter due under the sublease. Tenant agrees that the subtenant may
rely on that notice without any duty of further inquiry and notwithstanding any notice or claim by
Tenant to the contrary. Tenant shall have no right or claim against the subtenant or Landlord for
any rentals so paid to Landlord. In the event Landlord collects amounts from subtenants that
exceed the total amount then due from Tenant hereunder, Landlord shall promptly remit the excess to
Tenant.

          (b) In the event of the termination of this Lease, Landlord may, at its sole option, take over
Tenant’s entire interest in any sublease and, upon notice from Landlord, the subtenant shall attorn
to Landlord. In no event, however, shall Landlord be liable for any previous act or omission by
Tenant under the sublease or for the return of any advance rental payments or deposits under the
sublease that have not been actually delivered to Landlord, nor shall Landlord be bound by any
sublease modification executed without Landlord’s consent or for any advance rental payment by the
subtenant in excess of one month’s rent. The general provisions of this Lease, including without
limitation those pertaining to insurance and indemnification, shall be deemed incorporated by
reference into the sublease despite the termination of this Lease.

          (c) Tenant agrees that Landlord may, at its sole option, authorize a subtenant of the Premises
to cure a default by Tenant under this Lease. Should Landlord accept such cure, the subtenant
shall have a right of reimbursement and offset from and against Tenant under the applicable
sublease.

ARTICLE X. INSURANCE AND INDEMNITY

     SECTION 10.1. TENANT’S INSURANCE. Tenant, at its sole cost and expense, shall provide and
maintain in effect the insurance described in Exhibit D. Evidence of that insurance must be
delivered to Landlord prior to the Commencement Date.

     SECTION 10.2. LANDLORD’S INSURANCE. Landlord may, at its election, provide any or all of
the following types of insurance, with or without deductible and in amounts and coverages as may be
determined by Landlord in its discretion: property insurance, subject to standard exclusions,
covering the Building or Project, and such other risks as Landlord or its mortgagees may from time
to time deem appropriate, and commercial general liability coverage. Landlord shall not be
required to carry insurance of any kind on any tenant improvements or alterations in the Premises
installed by Tenant or its contractors or otherwise removable by Tenant (collectively, “Tenant
Installations”), as well as any trade fixtures, furnishings, equipment, interior plate glass, signs
and all items of personal property in the Premises, and Landlord shall not be obligated to repair
or replace any of the foregoing items should damage occur. All proceeds of insurance maintained by
Landlord upon the Building and Project shall be the property of Landlord, whether or not Landlord
is obligated to or elects to make any repairs.

     SECTION 10.3. TENANT’S INDEMNITY. To the fullest extent permitted by law, but subject to
Section 10.5 below, Tenant shall defend, indemnify and hold harmless Landlord, its agents, lenders,
and any and all affiliates of Landlord (collectively, the “Indemnified Parties”), from and against
any and all claims, liabilities, costs or expenses arising either before or after the Commencement
Date from Tenant’s use or occupancy of the Premises, the Building or the Common Areas, or from the
conduct of its business, or from any activity, work, or thing done, permitted or suffered by Tenant
or its agents, employees, subtenants, vendors, contractors, invitees or licensees in or about the
Premises, the Building or the Common Areas, or from any default in the performance of any
obligation on Tenant’s part to be performed under this Lease, or from any act or negligence of
Tenant or its agents, employees, subtenants, vendors, contractors, invitees or licensees. Landlord
may, at its option, require Tenant to assume Landlord’s defense in any action covered by this
Section through counsel reasonably satisfactory to Landlord.

     SECTION 10.4. LANDLORD’S NONLIABILITY. Landlord shall not be liable to Tenant, its
employees, agents and invitees, and Tenant hereby waives all claims against Landlord, its employees
and agents for loss of or damage to any property, or any injury to any person, or loss or
interruption of business or income, resulting from any condition including, but not limited to,
fire, explosion, falling plaster, steam, gas, electricity, water or rain which may leak or flow
from or into any part of the Premises or from the breakage, leakage, obstruction or other defects
of the pipes, sprinklers, wires, appliances, plumbing, air conditioning, electrical works or other
fixtures in the Building, whether the damage or injury results from conditions arising in the
Premises or in other portions of the Building. It is understood that any such condition may
require the temporary evacuation or closure of all or a portion of the Building. Should Tenant
elect to receive any service from a concessionaire, licensee or third party tenant of Landlord,
Tenant shall not seek recourse against Landlord for any breach or

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liability of that service provider. Neither Landlord nor its agents shall be liable for
interference with light or other similar intangible interests. Tenant shall immediately notify
Landlord in case of fire or accident in the Premises, the Building or the Project and of defects in
any improvements or equipment.

     SECTION 10.5. WAIVER OF SUBROGATION. Landlord and Tenant each hereby waives all rights of
recovery against the other on account of loss and damage occasioned to the property of such waiving
party to the extent that the waiving party is entitled to proceeds for such loss and damage under
any property insurance policies carried or otherwise required to be carried by this Lease. By this
waiver it is the intent of the parties that neither Landlord nor Tenant shall be liable to any
insurance company (by way of subrogation or otherwise) insuring the other party for any loss or
damage insured against under any property insurance policies, even though such loss or damage might
be occasioned by the negligence of such party, its agents, employees, contractors or invitees. The
foregoing waiver by Tenant shall also inure to the benefit of Landlord’s management agent for the
Building.

ARTICLE XI. DAMAGE OR DESTRUCTION

     SECTION 11.1. RESTORATION.

          (a) If the Building of which the Premises are a part is damaged as the result of an event of
casualty, then subject to the provisions below, Landlord shall repair that damage as soon as
reasonably possible unless: (i) Landlord reasonably determines that the cost of repair would
exceed ten percent (10%) of the full replacement cost of the Building (“Replacement Cost”) and the
damage is not covered by Landlord’s fire and extended coverage insurance (or by a normal extended
coverage policy should Landlord fail to carry that insurance); or (ii) Landlord reasonably
determines that the cost of repair would exceed twenty-five percent (25%) of the Replacement Cost;
or (iii) Landlord reasonably determines that the cost of repair would exceed ten percent (10%) of
the Replacement Cost and the damage occurs during the final twelve (12) months of the Term. Should
Landlord elect not to repair the damage for one of the preceding reasons, Landlord shall so notify
Tenant in the “Casualty Notice” (as defined below), and this Lease shall terminate as of the date
of delivery of that notice.

          (b) As soon as reasonably practicable following the casualty event but not later than sixty
(60) days thereafter, Landlord shall notify Tenant in writing (“Casualty Notice”) of Landlord’s
election, if applicable, to terminate this Lease. If this Lease is not so terminated, the Casualty
Notice shall set forth the anticipated period for repairing the casualty damage. If the
anticipated repair period exceeds two hundred seventy (270) days and if the damage is so extensive
as to reasonably prevent Tenant’s substantial use and enjoyment of the Premises, then Tenant may
elect to terminate this Lease by written notice to Landlord within ten (10) days following delivery
of the Casualty Notice.

          (c) To the extent and for the period that Landlord is entitled to reimbursement from the
proceeds of rental interruption insurance carried by Landlord as part of Operating Expenses, the
rental to be paid under this Lease shall be abated in the same proportion that the floor area of
the Premises that is rendered unusable by the damage from time to time bears to the total floor
area of the Premises.

          (d) Notwithstanding the provisions of subsections (a), (b) and (c) of this Section, but
subject to Section 10.5, the cost of any repairs shall be borne by Tenant, and Tenant shall not be
entitled to rental abatement or termination rights, if the damage is due to the fault or neglect of
Tenant or its employees, subtenants, contractors, invitees or representatives. In addition, the
provisions of this Section shall not be deemed to require Landlord to repair any Tenant
Installations, fixtures and other items that Tenant is obligated to insure pursuant to Exhibit D or
any other provision of this Lease.

     SECTION 11.2. LEASE GOVERNS. Tenant agrees that the provisions of this Lease, including
without limitation Section 11.1, shall govern any damage or destruction and shall accordingly
supersede any contrary statute or rule of law.

ARTICLE XII. EMINENT DOMAIN

     SECTION 12.1. TOTAL OR PARTIAL TAKING. If all or a material portion of the Premises is
taken by any lawful authority by exercise of the right of eminent domain, or sold to prevent a
taking, either Tenant or Landlord may terminate this Lease effective as of the date possession is
required to be surrendered to the authority. In the event title to a portion of the Building or
Project, other than the Premises, is taken or sold in lieu of taking, and if Landlord elects to
restore the Building in such a way as to alter the Premises materially, either party may terminate
this Lease, by written notice to the other party, effective on the date of vesting of title. In
the event neither party has elected to terminate this Lease as provided above, then Landlord shall
promptly, after receipt of a sufficient condemnation award, proceed to restore the Premises to
substantially their condition prior to the taking, and a proportionate allowance shall be made to
Tenant for the rent corresponding to the time during which, and to the part of the Premises of
which, Tenant is deprived on account of the taking and restoration. In the event of a taking,
Landlord shall be entitled to the entire amount of the condemnation award

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without deduction for any estate or interest of Tenant; provided that nothing in this Section
shall be deemed to give Landlord any interest in, or prevent Tenant from seeking any award against
the taking authority for, the taking of personal property and fixtures belonging to Tenant or for
relocation or business interruption expenses recoverable from the taking authority.

     SECTION 12.2. TEMPORARY TAKING. No temporary taking of the Premises shall terminate this
Lease or give Tenant any right to abatement of rent, and any award specifically attributable to a
temporary taking of the Premises shall belong entirely to Tenant. A temporary taking shall be
deemed to be a taking of the use or occupancy of the Premises for a period of not to exceed ninety
(90) days.

     SECTION 12.3. TAKING OF PARKING AREA. In the event there shall be a taking of the parking
area such that Landlord can no longer provide sufficient parking to comply with this Lease,
Landlord may substitute reasonably equivalent parking in a location reasonably close to the
Building; provided that if Landlord fails to make that substitution within ninety (90) days
following the taking and if the taking materially impairs Tenant’s use and enjoyment of the
Premises, Tenant may, at its option, terminate this Lease by written notice to Landlord. If this
Lease is not so terminated by Tenant, there shall be no abatement of rent and this Lease shall
continue in effect.

ARTICLE XIII. SUBORDINATION; ESTOPPEL CERTIFICATE

     SECTION 13.1. SUBORDINATION. At the option of Landlord or any of its mortgagees/deed of
trust beneficiaries, this Lease shall be either superior or subordinate to all ground or underlying
leases, mortgages and deeds of trust, if any, which may hereafter affect the Building, and to all
renewals, modifications, consolidations, replacements and extensions thereof; provided, that so
long as Tenant is not in default under this Lease, this Lease shall not be terminated or Tenant’s
quiet enjoyment of the Premises disturbed in the event of termination of any such ground or
underlying lease, or the foreclosure of any such mortgage or deed of trust, to which this Lease has
been subordinated pursuant to this Section. In the event of a termination or foreclosure, Tenant
shall become a tenant of and attorn to the successor-in-interest to Landlord upon the same terms
and conditions as are contained in this Lease, and shall promptly execute any instrument reasonably
required by Landlord’s successor for that purpose. Tenant shall also, within ten (10) days
following written request of Landlord (or the beneficiary under any deed of trust encumbering the
Building), execute and deliver all instruments as may be required from time to time by Landlord or
such beneficiary (including without limitation any subordination, nondisturbance and attornment
agreement in the form customarily required by such beneficiary) to subordinate this Lease and the
rights of Tenant under this Lease to any ground or underlying lease or to the lien of any mortgage
or deed of trust; provided, however, that any such beneficiary may, by written notice to Tenant
given at any time, subordinate the lien of its deed of trust to this Lease. Tenant shall agree
that any purchaser at a foreclosure sale or lender taking title under a deed in lieu of foreclosure
shall not be responsible for any act or omission of a prior landlord, shall not be subject to any
offsets or defenses Tenant may have against a prior landlord, and shall not be liable for the
return of any security deposit not actually recovered by such purchaser or bound by any rent paid
in advance of the calendar month in which the transfer of title occurred; provided that the
foregoing shall not release the applicable prior landlord from any liability for those obligations.
Tenant acknowledges that Landlord’s mortgagees and successors-in-interest and all beneficiaries
under deeds of trust encumbering the Building are intended third party beneficiaries of this
Section.

     SECTION 13.2. ESTOPPEL CERTIFICATE. Tenant shall, within ten (10) days following written
notice from Landlord, execute, acknowledge and deliver to Landlord, in any form that Landlord may
reasonably require, a statement in writing in favor of Landlord and/or any prospective purchaser or
encumbrancer of the Building (i) certifying that this Lease is unmodified and in full force and
effect (or, if modified, stating the nature of the modification and certifying that this Lease, as
modified, is in full force and effect) and the dates to which the rental, additional rent and other
charges have been paid in advance, if any, and (ii) acknowledging that, to Tenant’s knowledge,
there are no uncured defaults on the part of Landlord, or specifying each default if any are
claimed, and (iii) setting forth all further information that Landlord may reasonably require.
Tenant’s statement may be relied upon by any prospective purchaser or encumbrancer of all or any
portion of the Building or Project. In addition to Landlord’s other rights and remedies, Tenant’s
failure to deliver any estoppel statement within the provided time shall be conclusive upon Tenant
that (i) this Lease is in full force and effect, without modification except as may be represented
by Landlord, (ii) there are no uncured defaults in Landlord’s performance, and (iii) not more than
one month’s rental has been paid in advance.

ARTICLE XIV. DEFAULTS AND REMEDIES

     SECTION 14.1. TENANT’S DEFAULTS. In addition to any other event of default set forth in this
Lease, the occurrence of any one or more of the following events shall constitute a default by
Tenant:

          (a) The failure by Tenant to make any payment of rent required to be made by Tenant, as and
when due, where the failure continues for a period of three (3) days after written notice from

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Landlord to Tenant; provided, however, that any such notice shall be in lieu of, and not in
addition to, any notice required under California Code of Civil Procedure Section 1161 as amended.
For purposes of these default and remedies provisions, the term “additional rent” shall be deemed
to include all amounts of any type whatsoever other than Basic Rent to be paid by Tenant pursuant
to the terms of this Lease.

          (b) The assignment, sublease, encumbrance or other transfer of the Lease by Tenant, either
voluntarily or by operation of law, whether by judgment, execution, transfer by intestacy or
testacy, or other means, without the prior written consent of Landlord unless otherwise authorized
herein.

          (c) The discovery by Landlord that any financial statement provided by Tenant, or by any
affiliate, successor or guarantor of Tenant, was materially false.

          (d) The failure or inability by Tenant to observe or perform any of the covenants or
provisions of this Lease to be observed or performed by Tenant, other than as specified in any
other subsection of this Section, where the failure continues for a period of thirty (30) days
after written notice from Landlord to Tenant; provided, however, that any such notice shall be in
lieu of, and not in addition to, any notice required under California Code of Civil Procedure
Section 1161 as amended. However, if the nature of the failure is such that more than thirty (30)
days are reasonably required for its cure, then Tenant shall not be deemed to be in default if
Tenant commences the cure within thirty (30) days, and thereafter diligently pursues the cure to
completion.

          (e) (i) The making by Tenant of any general assignment for the benefit of creditors; (ii) the
filing by or against Tenant of a petition to have Tenant adjudged a Chapter 7 debtor under the
Bankruptcy Code or to have debts discharged or a petition for reorganization or arrangement under
any law relating to bankruptcy (unless, in the case of a petition filed against Tenant, the same is
dismissed within sixty (60) days); (iii) the appointment of a trustee or receiver to take
possession of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest
in this Lease, if possession is not restored to Tenant within thirty (30) days; (iv) the
attachment, execution or other judicial seizure of substantially all of Tenant’s assets located at
the Premises or of Tenant’s interest in this Lease, where the seizure is not discharged within
thirty (30) days; or (v) Tenant’s convening of a meeting of its creditors for the purpose of
effecting a moratorium upon or composition of its debts. Landlord shall not be deemed to have
knowledge of any event described in this subsection unless notification in writing is received by
Landlord, nor shall there be any presumption attributable to Landlord of Tenant’s insolvency. In
the event that any provision of this subsection is contrary to applicable law, the provision shall
be of no force or effect.

     SECTION 14.2. LANDLORD’S REMEDIES.

          (a) In the event of any default by Tenant, then in addition to any other remedies available to
Landlord, Landlord may exercise the following remedies:

               (i) Landlord may terminate Tenant’s right to possession of the Premises by any lawful means,
in which case this Lease shall terminate and Tenant shall immediately surrender possession of the
Premises to Landlord. Such termination shall not affect any accrued obligations of Tenant under
this Lease. Upon termination, Landlord shall have the right to reenter the Premises and remove all
persons and property. Landlord shall also be entitled to recover from Tenant:

                    (1) The worth at the time of award of the unpaid rent and additional rent which had been
earned at the time of termination;

                    (2) The worth at the time of award of the amount by which the unpaid rent and additional rent
which would have been earned after termination until the time of award exceeds the amount of such
loss that Tenant proves could have been reasonably avoided;

                    (3) The worth at the time of award of the amount by which the unpaid rent and additional rent
for the balance of the Term after the time of award exceeds the amount of such loss that Tenant
proves could be reasonably avoided;

                    (4) Any other amount necessary to compensate Landlord for all the detriment proximately caused
by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of
things would be likely to result from Tenant’s default, including, but not limited to, the cost of
recovering possession of the Premises, commissions and other expenses of reletting, including
necessary repair, renovation, improvement and alteration of the Premises for a new tenant,
reasonable attorneys’ fees, and any other reasonable costs; and

                    (5) At Landlord’s election, all other amounts in addition to or in lieu of the foregoing as
may be permitted by law. The term “rent” as used in this Lease shall be deemed to mean the Basic
Rent and all other sums required to be paid by Tenant to Landlord pursuant to the terms of this
Lease, including without limitation any sums that may be owing from Tenant pursuant to Section 4.3
of this Lease. Any sum, other than Basic Rent, shall be computed on the basis of the average
monthly amount accruing during the twenty-four (24) month period immediately prior to default,
except

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that if it becomes necessary to compute such rental before the twenty-four (24) month period has
occurred, then the computation shall be on the basis of the average monthly amount during the
shorter period. As used in subparagraphs (1) and (2) above, the “worth at the time of award” shall
be computed by allowing interest at the rate of ten percent (10%) per annum. As used in
subparagraph (3) above, the “worth at the time of award” shall be computed by discounting the
amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus
one percent (1%).

               (ii) Landlord may elect not to terminate Tenant’s right to possession of the Premises, in
which event Landlord may continue to enforce all of its rights and remedies under this Lease,
including the right to collect all rent as it becomes due. Efforts by the Landlord to maintain,
preserve or relet the Premises, or the appointment of a receiver to protect the Landlord’s
interests under this Lease, shall not constitute a termination of the Tenant’s right to possession
of the Premises. In the event that Landlord elects to avail itself of the remedy provided by this
subsection (ii), Landlord shall not unreasonably withhold its consent to an assignment or
subletting of the Premises subject to the reasonable standards for Landlord’s consent as are
contained in this Lease.

          (b) The various rights and remedies reserved to Landlord in this Lease or otherwise shall be
cumulative and, except as otherwise provided by California law, Landlord may pursue any or all of
its rights and remedies at the same time. No delay or omission of Landlord to exercise any right
or remedy shall be construed as a waiver of the right or remedy or of any breach or default by
Tenant. The acceptance by Landlord of rent shall not be a (i) waiver of any preceding breach or
default by Tenant of any provision of this Lease, other than the failure of Tenant to pay the
particular rent accepted, regardless of Landlord’s knowledge of the preceding breach or default at
the time of acceptance of rent, or (ii) a waiver of Landlord’s right to exercise any remedy
available to Landlord by virtue of the breach or default. The acceptance of any payment from a
debtor in possession, a trustee, a receiver or any other person acting on behalf of Tenant or
Tenant’s estate shall not waive or cure a default under Section 14.1. No payment by Tenant or
receipt by Landlord of a lesser amount than the rent required by this Lease shall be deemed to be
other than a partial payment on account of the earliest due stipulated rent, nor shall any
endorsement or statement on any check or letter be deemed an accord and satisfaction and Landlord
shall accept the check or payment without prejudice to Landlord’s right to recover the balance of
the rent or pursue any other remedy available to it. Tenant hereby waives any right of redemption
or relief from forfeiture under California Code of Civil Procedure Section 1174 or 1179, or under
any other present or future law, in the event this Lease is terminated by reason of any default by
Tenant. No act or thing done by Landlord or Landlord’s agents during the Term shall be deemed an
acceptance of a surrender of the Premises, and no agreement to accept a surrender shall be valid
unless in writing and signed by Landlord. No employee of Landlord or of Landlord’s agents shall
have any power to accept the keys to the Premises prior to the termination of this Lease, and the
delivery of the keys to any employee shall not operate as a termination of the Lease or a surrender
of the Premises.

     SECTION 14.3. LATE PAYMENTS.

          (a) Any rent due under this Lease that is not paid to Landlord within five (5) days of the
date when due shall bear interest at the maximum rate permitted by law from the date due until
fully paid. The payment of interest shall not cure any default by Tenant under this Lease. In
addition, Tenant acknowledges that the late payment by Tenant to Landlord of rent will cause
Landlord to incur costs not contemplated by this Lease, the exact amount of which will be extremely
difficult and impracticable to ascertain. Those costs may include, but are not limited to,
administrative, processing and accounting charges, and late charges which may be imposed on
Landlord by the terms of any ground lease, mortgage or trust deed covering the Premises.
Accordingly, if any rent due from Tenant shall not be received by Landlord or Landlord’s designee
within five (5) days after the date due, then Tenant shall pay to Landlord, in addition to the
interest provided above, a late charge for each delinquent payment equal to the greater of (i) five
percent (5%) of that delinquent payment or (ii) One Hundred Dollars ($100.00). Acceptance of a
late charge by Landlord shall not constitute a waiver of Tenant’s default with respect to the
overdue amount, nor shall it prevent Landlord from exercising any of its other rights and remedies.

          (b) Following each second consecutive installment of Basic Rent that is not paid within five
(5) days following notice of nonpayment from Landlord, Landlord shall have the option (i) to
require that beginning with the first payment of Basic Rent next due, Basic Rent shall no longer be
paid in monthly installments but shall be payable quarterly three (3) months in advance and/or (ii)
to require that Tenant increase the amount, if any, of the Security Deposit by one hundred percent
(100%). Should Tenant deliver to Landlord, at any time during the Term, two (2) or more
insufficient checks, the Landlord may require that all monies then and thereafter due from Tenant
be paid to Landlord by cashier’s check.

     SECTION 14.4. RIGHT OF LANDLORD TO PERFORM. All covenants and agreements to be performed by
Tenant under this Lease shall be performed at Tenant’s sole cost and expense and without any
abatement of rent or right of set-off. If Tenant fails to pay any sum of money, or fails to
perform any other act on its part to be performed under this Lease, and the failure continues
beyond any applicable grace period set forth in Section 14.1, then in addition to any other
available remedies, Landlord may, at its election, make the payment or perform the other act on
Tenant’s part. Landlord’s

16

 

election to make the payment or perform the act on Tenant’s part shall not give rise to any
responsibility of Landlord to continue making the same or similar payments or performing the same
or similar acts. Tenant shall, promptly upon demand by Landlord, reimburse Landlord for all sums
paid by Landlord and all necessary incidental costs, together with interest at the maximum rate
permitted by law from the date of the payment by Landlord.

     SECTION 14.5. DEFAULT BY LANDLORD. Landlord shall not be deemed to be in default in the
performance of any obligation under this Lease unless and until it has failed to perform the
obligation within thirty (30) days after written notice by Tenant to Landlord specifying in
reasonable detail the nature and extent of the failure; provided, however, that if the nature of
Landlord’s obligation is such that more than thirty (30) days are required for its performance,
then Landlord shall not be deemed to be in default if it commences performance within the thirty
(30) day period and thereafter diligently pursues the cure to completion.

     SECTION 14.6. EXPENSES AND LEGAL FEES. Should either Landlord or Tenant bring any action in
connection with this Lease, the prevailing party shall be entitled to recover as a part of the
action its reasonable attorneys’ fees, and all other costs. The prevailing party for the purpose
of this paragraph shall be determined by the trier of the facts.

     SECTION 14.7. WAIVER OF JURY TRIAL/JUDICIAL REFERENCE.

          (a) LANDLORD AND TENANT EACH ACKNOWLEDGES THAT IT IS AWARE OF AND HAS HAD THE ADVICE OF
COUNSEL OF ITS CHOICE WITH RESPECT TO ITS RIGHT TO TRIAL BY JURY, AND EACH PARTY DOES HEREBY
EXPRESSLY AND KNOWINGLY WAIVE AND RELEASE ALL SUCH RIGHTS TO TRIAL BY JURY IN ANY ACTION,
PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER PARTY HERETO AGAINST THE OTHER (AND/OR AGAINST ITS
OFFICERS, DIRECTORS, EMPLOYEES, AGENTS, OR SUBSIDIARY OR AFFILIATED ENTITIES) ON ANY MATTERS
WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, TENANT’S USE OR OCCUPANCY OF THE
PREMISES, AND/OR ANY CLAIM OF INJURY OR DAMAGE.

          (b) IN THE EVENT THAT THE JURY WAIVER PROVISIONS OF SECTION 14.7(a) ARE NOT ENFORCEABLE UNDER
CALIFORNIA LAW, THEN THE PROVISIONS OF THIS SECTION 14.7(b) SHALL APPLY. IT IS THE DESIRE AND
INTENTION OF THE PARTIES TO AGREE UPON A MECHANISM AND PROCEDURE UNDER WHICH CONTROVERSIES AND
DISPUTES ARISING OUT OF THIS LEASE OR RELATED TO THE PREMISES WILL BE RESOLVED IN A PROMPT AND
EXPEDITIOUS MANNER. ACCORDINGLY, EXCEPT WITH RESPECT TO ACTIONS FOR UNLAWFUL OR FORCIBLE DETAINER
OR WITH RESPECT TO THE PREJUDGMENT REMEDY OF ATTACHMENT, ANY ACTION, PROCEEDING OR COUNTERCLAIM
BROUGHT BY EITHER PARTY HERETO AGAINST THE OTHER (AND/OR AGAINST ITS OFFICERS, DIRECTORS,
EMPLOYEES, AGENTS OR SUBSIDIARY OR AFFILIATED ENTITIES) ON ANY MATTERS WHATSOEVER ARISING OUT OF OR
IN ANY WAY CONNECTED WITH THIS LEASE, TENANT’S USE OR OCCUPANCY OF THE PREMISES AND/OR ANY CLAIM OF
INJURY OR DAMAGE, SHALL BE HEARD AND RESOLVED BY A REFEREE UNDER THE PROVISIONS OF THE CALIFORNIA
CODE OF CIVIL PROCEDURE, SECTIONS 638 – 645.1, INCLUSIVE (AS SAME MAY BE AMENDED, OR ANY SUCCESSOR
STATUTE(S) THERETO) (THE “REFEREE SECTIONS”). ANY FEE TO INITIATE THE JUDICIAL REFERENCE
PROCEEDINGS SHALL BE PAID BY THE PARTY INITIATING SUCH PROCEDURE; PROVIDED HOWEVER, THAT THE COSTS
AND FEES, INCLUDING ANY INITIATION FEE, OF SUCH PROCEEDING SHALL ULTIMATELY BE BORNE IN ACCORDANCE
WITH SECTION 14.6 ABOVE. THE VENUE OF THE PROCEEDINGS SHALL BE IN THE COUNTY IN WHICH THE PREMISES
ARE LOCATED. WITHIN TEN (10) DAYS OF RECEIPT BY ANY PARTY OF A WRITTEN REQUEST TO RESOLVE ANY
DISPUTE OR CONTROVERSY PURSUANT TO THIS SECTION 14.7(b), THE PARTIES SHALL AGREE UPON A SINGLE
REFEREE WHO SHALL TRY ALL ISSUES, WHETHER OF FACT OR LAW, AND REPORT A FINDING AND JUDGMENT ON SUCH
ISSUES AS REQUIRED BY THE REFEREE SECTIONS. IF THE PARTIES ARE UNABLE TO AGREE UPON A REFEREE
WITHIN SUCH TEN (10) DAY PERIOD, THEN ANY PARTY MAY THEREAFTER FILE A LAWSUIT IN THE COUNTY IN
WHICH THE PREMISES ARE LOCATED FOR THE PURPOSE OF APPOINTMENT OF A REFEREE UNDER CALIFORNIA CODE OF
CIVIL PROCEDURE SECTIONS 638 AND 640, AS SAME MAY BE AMENDED OR ANY SUCCESSOR STATUTE(S) THERETO.
IF THE REFEREE IS APPOINTED BY THE COURT, THE REFEREE SHALL BE A NEUTRAL AND IMPARTIAL RETIRED
JUDGE WITH SUBSTANTIAL EXPERIENCE IN THE RELEVANT MATTERS TO BE DETERMINED, FROM JAMS/ENDISPUTE,
INC., THE AMERICAN ARBITRATION ASSOCIATION OR SIMILAR MEDIATION/ARBITRATION ENTITY. THE PROPOSED
REFEREE MAY BE CHALLENGED BY ANY PARTY FOR ANY OF THE GROUNDS LISTED IN SECTION 641 OF THE
CALIFORNIA CODE OF CIVIL PROCEDURE, AS SAME MAY BE AMENDED OR ANY SUCCESSOR STATUTE(S) THERETO.
THE REFEREE SHALL HAVE THE POWER TO DECIDE ALL ISSUES OF FACT AND LAW AND REPORT HIS OR HER
DECISION ON SUCH ISSUES, AND TO ISSUE ALL RECOGNIZED REMEDIES AVAILABLE AT LAW OR IN EQUITY FOR ANY
CAUSE OF ACTION THAT IS BEFORE THE REFEREE, INCLUDING AN AWARD OF ATTORNEYS’ FEES AND COSTS IN
ACCORDANCE WITH CALIFORNIA LAW. THE REFEREE SHALL NOT, HOWEVER, HAVE THE POWER TO AWARD PUNITIVE
DAMAGES, AND THE PARTIES HEREBY WAIVE ANY RIGHT TO RECOVER ANY SUCH DAMAGES. THE REFEREE SHALL
OVERSEE DISCOVERY

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AND MAY ENFORCE ALL DISCOVERY ORDERS IN THE SAME MANNER AS ANY TRIAL COURT JUDGE, WITH RIGHTS
TO REGULATE DISCOVERY AND TO ISSUE AND ENFORCE SUBPOENAS, PROTECTIVE ORDERS AND OTHER LIMITATIONS
ON DISCOVERY AVAILABLE UNDER CALIFORNIA LAW; PROVIDED, HOWEVER, THAT THE REFEREE SHALL LIMIT
DISCOVERY TO THAT WHICH IS ESSENTIAL TO THE EFFECTIVE PROSECUTION OR DEFENSE OF THE ACTION, AND IN
NO EVENT SHALL DISCOVERY BY EITHER PARTY INCLUDE MORE THAN ONE NON-EXPERT WITNESS DEPOSITION UNLESS
BOTH PARTIES OTHERWISE AGREE. THE REFERENCE PROCEEDING SHALL BE CONDUCTED IN ACCORDANCE WITH
CALIFORNIA LAW (INCLUDING THE RULES OF EVIDENCE), AND IN ALL REGARDS, THE REFEREE SHALL FOLLOW
CALIFORNIA LAW APPLICABLE AT THE TIME OF THE REFERENCE PROCEEDING. IN ACCORDANCE WITH SECTION 644
OF THE CALIFORNIA CODE OF CIVIL PROCEDURE, THE DECISION OF THE REFEREE UPON THE WHOLE ISSUE MUST
STAND AS THE DECISION OF THE COURT, AND UPON THE FILING OF THE STATEMENT OF DECISION WITH THE CLERK
OF THE COURT, OR WITH THE JUDGE IF THERE IS NO CLERK, JUDGMENT MAY BE ENTERED THEREON IN THE SAME
MANNER AS IF THE ACTION HAD BEEN TRIED BY THE COURT. THE PARTIES SHALL PROMPTLY AND DILIGENTLY
COOPERATE WITH ONE ANOTHER AND THE REFEREE, AND SHALL PERFORM SUCH ACTS AS MAY BE NECESSARY TO
OBTAIN A PROMPT AND EXPEDITIOUS RESOLUTION OF THE DISPUTE OR CONTROVERSY IN ACCORDANCE WITH THE
TERMS OF THIS SECTION 14.7(b). TO THE EXTENT THAT NO PENDING LAWSUIT HAS BEEN FILED TO OBTAIN THE
APPOINTMENT OF A REFEREE, ANY PARTY, AFTER THE ISSUANCE OF THE DECISION OF THE REFEREE, MAY APPLY
TO THE COURT OF THE COUNTY IN WHICH THE PREMISES ARE LOCATED FOR CONFIRMATION BY THE COURT OF THE
DECISION OF THE REFEREE IN THE SAME MANNER AS A PETITION FOR CONFIRMATION OF AN ARBITRATION AWARD
PURSUANT TO CODE OF CIVIL PROCEDURE SECTION 1285 ET SEQ. (AS SAME MAY BE AMENDED OR ANY SUCCESSOR
STATUTE(S) THERETO).

ARTICLE XV. END OF TERM

     SECTION 15.1. HOLDING OVER. This Lease shall terminate without further notice upon the
expiration of the Term, and any holding over by Tenant after the expiration shall not constitute a
renewal or extension of this Lease, or give Tenant any rights under this Lease, except when in
writing signed by both parties. If Tenant holds over for any period after the expiration (or
earlier termination) of the Term, Landlord may, at its option, treat Tenant as a tenant at
sufferance only, commencing on the first (1st) day following the termination of this
Lease. However, should Landlord accept the payment of monthly hold-over rent by Tenant, then a
month-to-month tenancy shall be deemed effected and neither party shall terminate this Lease
without thirty (30) days prior written notice to the other party. Any hold-over by Tenant shall be
subject to all of the terms of this Lease, except that the monthly rental shall be two hundred
percent (200%) of the total monthly rental for the month immediately preceding the date of
termination, subject to Landlord’s right to modify same upon thirty (30) days notice to Tenant.
The acceptance by Landlord of monthly hold-over rental in a lesser amount shall not constitute a
waiver of Landlord’s right to recover the full amount due unless otherwise agreed in writing by
Landlord. If Tenant fails to surrender the Premises upon the expiration of this Lease despite
demand to do so by Landlord, Tenant shall indemnify and hold Landlord harmless from all loss or
liability, including without limitation, any claims made by any succeeding tenant relating to such
failure to surrender. The foregoing provisions of this Section are in addition to and do not
affect Landlord’s right of re-entry or any other rights of Landlord under this Lease or at law.

     SECTION 15.2. MERGER ON TERMINATION. The voluntary or other surrender of this Lease by
Tenant, or a mutual termination of this Lease, shall terminate any or all existing subleases unless
Landlord, at its option, elects in writing to treat the surrender or termination as an assignment
to it of any or all subleases affecting the Premises.

     SECTION 15.3. SURRENDER OF PREMISES; REMOVAL OF PROPERTY. Upon the Expiration Date or upon
any earlier termination of this Lease, Tenant shall quit and surrender possession of the Premises
to Landlord in as good order, condition and repair as when received or as hereafter may be improved
by Landlord or Tenant, reasonable wear and tear and repairs which are Landlord’s obligation
excepted, and shall remove or fund to Landlord the cost of removing all wallpapering and voice
and/or data transmission cabling installed by or for Tenant, together with all personal property
and debris, except for any items that Landlord may by written authorization allow to remain.
Tenant shall repair all damage to the Premises resulting from the removal and restore the affected
area to its pre-existing condition, reasonable wear and tear excepted, provided that Landlord may
instead elect to repair any structural damage at Tenant’s expense. If Tenant shall fail to comply
with the provisions of this Section, Landlord may effect the removal and/or make any repairs, and
the cost to Landlord shall be additional rent payable by Tenant upon demand. If requested by
Landlord, Tenant shall execute, acknowledge and deliver to Landlord an instrument in writing
releasing and quitclaiming to Landlord all right, title and interest of Tenant in the Premises.

18

 

ARTICLE XVI. PAYMENTS AND NOTICES

     All sums payable by Tenant to Landlord shall be paid, without deduction or offset, in lawful
money of the United States to Landlord at its address set forth in Item 13 of the Basic Lease
Provisions, or at any other place as Landlord may designate in writing. Unless this Lease
expressly provides otherwise, as for example in the payment of rent pursuant to Section 4.1, all
payments shall be due and payable within five (5) days after demand. All payments requiring
proration shall be prorated on the basis of the number of days in the pertinent calendar month or
year, as applicable. Any notice, election, demand, consent, approval or other communication to be
given or other document to be delivered by either party to the other may be delivered to the other
party, at the address set forth in Item 13 of the Basic Lease Provisions, by personal service or
electronic facsimile transmission, or by any courier or “overnight” express mailing service, or may
be deposited in the United States mail, postage prepaid. Either party may, by written notice to
the other, served in the manner provided in this Article, designate a different address. If any
notice or other document is sent by mail, it shall be deemed served or delivered three (3) business
days after mailing or, if sooner, upon actual receipt. The refusal to accept delivery of a notice,
or the inability to deliver the notice (whether due to a change of address for which notice was not
duly given or other good reason), shall be deemed delivery and receipt of the notice as of the date
of attempted delivery. If more than one person or entity is named as Tenant under this Lease,
service of any notice upon any one of them shall be deemed as service upon all of them.

ARTICLE XVII. RULES AND REGULATIONS

     Tenant agrees to comply with the Rules and Regulations attached as Exhibit E, and any
reasonable and nondiscriminatory amendments, modifications and/or additions as may be adopted and
published by written notice to tenants by Landlord for the safety, care, security, good order, or
cleanliness of the Premises, Building, Project and/or Common Areas. Landlord shall not be liable
to Tenant for any violation of the Rules and Regulations or the breach of any covenant or condition
in any lease or any other act or conduct by any other tenant, and the same shall not constitute a
constructive eviction hereunder. One or more waivers by Landlord of any breach of the Rules and
Regulations by Tenant or by any other tenant(s) shall not be a waiver of any subsequent breach of
that rule or any other. Tenant’s failure to keep and observe the Rules and Regulations shall
constitute a default under this Lease. In the case of any conflict between the Rules and
Regulations and this Lease, this Lease shall be controlling.

ARTICLE XVIII. BROKER’S COMMISSION

     The parties recognize as the broker(s) who negotiated this Lease the firm(s) whose name(s) is
(are) stated in Item 10 of the Basic Lease Provisions, and agree that Landlord shall be responsible
for the payment of brokerage commissions to those broker(s) unless otherwise provided in this
Lease. It is understood that Landlord’s Broker represents only Landlord in this transaction and
Tenant’s Broker (if any) represents only Tenant. Each party warrants that it has had no dealings
with any other real estate broker or agent in connection with the negotiation of this Lease, and
agrees to indemnify and hold the other party harmless from any cost, expense or liability
(including reasonable attorneys’ fees) for any compensation, commissions or charges claimed by any
other real estate broker or agent employed or claiming to represent or to have been employed by the
indemnifying party in connection with the negotiation of this Lease. The foregoing agreement shall
survive the termination of this Lease.

ARTICLE XIX. TRANSFER OF LANDLORD’S INTEREST

     In the event of any transfer of Landlord’s interest in the Premises, the transferor shall be
automatically relieved of all obligations on the part of Landlord accruing under this Lease from
and after the date of the transfer, provided that Tenant is duly notified of the transfer. Any
funds held by the transferor in which Tenant has an interest shall be turned over, subject to that
interest, to the transferee. No holder of a mortgage and/or deed of trust to which this Lease is
or may be subordinate shall be responsible in connection with the Security Deposit unless the
mortgagee or holder of the deed of trust actually receives the Security Deposit. It is intended
that the covenants and obligations contained in this Lease on the part of Landlord shall, subject
to the foregoing, be binding on Landlord, its successors and assigns, only during and in respect to
their respective successive periods of ownership.

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ARTICLE XX. INTERPRETATION

     SECTION 20.1. GENDER AND NUMBER. Whenever the context of this Lease requires, the words
“Landlord” and “Tenant” shall include the plural as well as the singular, and words used in neuter,
masculine or feminine genders shall include the others.

     SECTION 20.2. HEADINGS. The captions and headings of the articles and sections of this
Lease are for convenience only, are not a part of this Lease and shall have no effect upon its
construction or interpretation.

     SECTION 20.3. JOINT AND SEVERAL LIABILITY. If more than one person or entity is named as
Tenant, the obligations imposed upon each shall be joint and several and the act of or notice from,
or notice or refund to, or the signature of, any one or more of them shall be binding on all of
them with respect to the tenancy of this Lease, including, but not limited to, any renewal,
extension, termination or modification of this Lease.

     SECTION 20.4. SUCCESSORS. Subject to Articles IX and XIX, all rights and liabilities given
to or imposed upon Landlord and Tenant shall extend to and bind their respective heirs, executors,
administrators, successors and assigns. Nothing contained in this Section is intended, or shall be
construed, to grant to any person other than Landlord and Tenant and their successors and assigns
any rights or remedies under this Lease.

     SECTION 20.5. TIME OF ESSENCE. Time is of the essence with respect to the performance of
every provision of this Lease in which time of performance is a factor.

     SECTION 20.6. CONTROLLING LAW/VENUE. This Lease shall be governed by and interpreted in
accordance with the laws of the State of California. Should any litigation be commenced between
the parties in connection with this Lease, such action shall be prosecuted in the applicable State
Court of California in the county in which the Building is located.

     SECTION 20.7. SEVERABILITY. If any term or provision of this Lease, the deletion of which
would not adversely affect the receipt of any material benefit by either party or the deletion of
which is consented to by the party adversely affected, shall be held invalid or unenforceable to
any extent, the remainder of this Lease shall not be affected and each term and provision of this
Lease shall be valid and enforceable to the fullest extent permitted by law.

     SECTION 20.8. WAIVER. One or more waivers by Landlord or Tenant of any breach of any term,
covenant or condition contained in this Lease shall not be a waiver of any subsequent breach of the
same or any other term, covenant or condition. Consent to any act by one of the parties shall not
be deemed to render unnecessary the obtaining of that party’s consent to any subsequent act. No
breach of this Lease shall be deemed to have been waived unless the waiver is in a writing signed
by the waiving party.

     SECTION 20.9. INABILITY TO PERFORM. In the event that either party shall be delayed or
hindered in or prevented from the performance of any work or in performing any act required under
this Lease by reason of any cause beyond the reasonable control of that party, then the performance
of the work or the doing of the act shall be excused for the period of the delay and the time for
performance shall be extended for a period equivalent to the period of the delay. The provisions
of this Section shall not operate to excuse Tenant from the prompt payment of rent.

     SECTION 20.10. ENTIRE AGREEMENT. This Lease and its exhibits and other attachments cover in
full each and every agreement of every kind between the parties concerning the Premises, the
Building, and the Project, and all preliminary negotiations, oral agreements, understandings and/or
practices, except those contained in this Lease, are superseded and of no further effect. Tenant
waives its rights to rely on any representations or promises made by Landlord or others which are
not contained in this Lease. No verbal agreement or implied covenant shall be held to modify the
provisions of this Lease, any statute, law, or custom to the contrary notwithstanding.

     SECTION 20.11. QUIET ENJOYMENT. Upon the observance and performance of all the covenants,
terms and conditions on Tenant’s part to be observed and performed, and subject to the other
provisions of this Lease, Tenant shall have the right of quiet enjoyment and use of the Premises
for the Term without hindrance or interruption by Landlord or any other person claiming by or
through Landlord.

     SECTION 20.12. SURVIVAL. All covenants of Landlord or Tenant which reasonably would be
intended to survive the expiration or sooner termination of this Lease, including without
limitation any warranty or indemnity hereunder, shall so survive and continue to be binding upon
and inure to the benefit of the respective parties and their successors and assigns.

20

 

ARTICLE XXI. EXECUTION AND RECORDING

     SECTION 21.1. COUNTERPARTS. This Lease may be executed in one or more counterparts, each of
which shall constitute an original and all of which shall be one and the same agreement.

     SECTION 21.2. CORPORATE AND PARTNERSHIP AUTHORITY. If Tenant is a corporation, limited
liability company or partnership, each individual executing this Lease on behalf of the entity
represents and warrants that he is duly authorized to execute and deliver this Lease and that this
Lease is binding upon the corporation, limited liability company or partnership in accordance with
its terms. Tenant shall, at Landlord’s request, deliver a certified copy of its organizational
documents or an appropriate certificate authorizing or evidencing the execution of this Lease.

     SECTION 21.3. EXECUTION OF LEASE; NO OPTION OR OFFER. The submission of this Lease to
Tenant shall be for examination purposes only, and shall not constitute an offer to or option for
Tenant to lease the Premises. Execution of this Lease by Tenant and its return to Landlord shall
not be binding upon Landlord, notwithstanding any time interval, until Landlord has in fact
executed and delivered this Lease to Tenant, it being intended that this Lease shall only become
effective upon execution by Landlord and delivery of a fully executed counterpart to Tenant.

     SECTION 21.4. RECORDING. Tenant shall not record this Lease without the prior written
consent of Landlord. Tenant, upon the request of Landlord, shall execute and acknowledge a “short
form” memorandum of this Lease for recording purposes.

     SECTION 21.5. AMENDMENTS. No amendment or mutual termination of this Lease shall be
effective unless in writing signed by authorized signatories of Tenant and Landlord, or by their
respective successors in interest. No actions, policies, oral or informal arrangements, business
dealings or other course of conduct by or between the parties shall be deemed to modify this Lease
in any respect.

ARTICLE XXII. MISCELLANEOUS

     SECTION 22.1. NONDISCLOSURE OF LEASE TERMS. Tenant acknowledges and agrees that the terms
of this Lease are confidential and constitute proprietary information of Landlord. Disclosure of
the terms could adversely affect the ability of Landlord to negotiate other leases and impair
Landlord’s relationship with other tenants. Accordingly, Tenant agrees that it, and its partners,
officers, directors, employees and attorneys, shall not intentionally and voluntarily disclose the
terms and conditions of this Lease to any other tenant or apparent prospective tenant of the
Building or Project, either directly or indirectly, without the prior written consent of Landlord,
provided, however, that Tenant may disclose the terms to prospective subtenants or assignees under
this Lease or pursuant to any legal requirement.

     SECTION 22.2. REPRESENTATIONS BY TENANT. The application, financial statements and tax
returns, if any, submitted and certified to by Tenant as an accurate representation of its
financial condition have been prepared, certified and submitted to Landlord as an inducement and
consideration to Landlord to enter into this Lease. The application and statements are represented
and warranted by Tenant to be correct and to accurately and fully reflect Tenant’s true financial
condition as of the date of execution of this Lease by Tenant. Tenant shall during the Term
promptly furnish Landlord with current annual financial statements accurately reflecting Tenant’s
financial condition upon written request from Landlord.

     SECTION 22.3. CHANGES REQUESTED BY LENDER. If, in connection with obtaining financing for
the Building, the lender shall request reasonable modifications in this Lease as a condition to the
financing, Tenant will not unreasonably withhold or delay its consent, provided that the
modifications do not materially increase the obligations of Tenant or materially and adversely
affect the leasehold interest created by this Lease.

     SECTION 22.4. MORTGAGEE PROTECTION. No act or failure to act on the part of Landlord which
would otherwise entitle Tenant to be relieved of its obligations hereunder or to terminate this
Lease shall result in such a release or termination unless (a) Tenant has given notice by
registered or certified mail to any beneficiary of a deed of trust or mortgage covering the
Building whose address has been furnished to Tenant and (b) such beneficiary is afforded a
reasonable opportunity to cure the default by Landlord, including, if necessary to effect the cure,
time to obtain possession of the Building by power of sale or judicial foreclosure provided that
such foreclosure remedy is diligently pursued.

     SECTION 22.5. SDN LIST. Tenant hereby represents and warrants that neither Tenant nor any
officer, director, employee, partner, member or other principal of Tenant (collectively, “Tenant
Parties”) is listed as a Specially Designated National and Blocked Person (“SDN”) on the list of
such persons and entities issued by the U.S. Treasury Office of Foreign Assets Control (OFAC). In
the event Tenant or any Tenant Party is or becomes listed as an SDN, Tenant shall be deemed in
breach of this Lease and Landlord shall have the right to terminate this Lease immediately upon
written notice to Tenant.

21

 

     SECTION 22.6. DISCLOSURE STATEMENT. Tenant acknowledges that it has read, understands and,
if applicable, shall comply with the provisions of Exhibit F to this Lease, if that Exhibit is
attached.

     SECTION 22.7. SATELLITE DISH. Tenant shall have the right to maintain and operate within an
area designated by Landlord on the roof of the Building (the “Licensed Area”), during the Term of
this Lease, one (1) satellite dish (the “Dish”) up to twenty-four (24) inches in diameter (of which
the height, appearance and installation procedures must be approved in writing by Landlord) in
accordance with and subject to the following terms. The height, appearance and visibility of the
Dish from the street are subject to Landlord’s approval. Landlord may impose a reasonable
architectural review fee in connection with its approval of the Dish, and Tenant shall pay same
promptly following demand. Tenant shall utilize a contractor acceptable to Landlord to install the
Dish, which contractor shall comply with Landlord’s construction rules for the Building, including
without limitation Landlord’s standard insurance requirements. Landlord reserves the right upon
reasonable notice to Tenant to require either (a) the relocation of all equipment installed by
Tenant to another location on the roof of the Building, or (b) the removal of any or all of such
equipment should Landlord determine that its presence may result in damage to the Building and that
Tenant has not made satisfactory arrangements to protect Landlord therefrom. During the initial
sixty (60) month Lease Term, Tenant shall pay to Landlord a license fee in the amount of One
Hundred Fifty Dollars ($150.00) per month; thereafter, unless otherwise agreed in writing by the
parties, Tenant shall pay a license fee in an amount as reasonably determined by Landlord from time
to time. The License Fee shall be payable in advance as additional rent hereunder on the first day
of each and every calendar month during the Lease Term, commencing upon the date of Tenant’s
installation of the Dish. Tenant shall use the Licensed Area only for the operation and maintenance
of the Dish and the necessary mechanical and electrical equipment to service the Dish. The right
to utilize the Dish and Licensed Area shall be limited solely to Tenant, and in no event may Tenant
assign or sublicense such right (except in connection with an assignment of this Lease to a Tenant
Affiliate as described in Section 9.1(f) hereof). Tenant shall not use or permit any other person
to use the Licensed Area for any improper use or for any operation which would constitute a
nuisance, and Tenant shall at all times conform to and cause all persons using any part of the
Licensed Area to comply with all public laws, ordinances and regulations from time to time
applicable thereto and to all operations thereon. Tenant shall require its employees, when using
the Licensed Area, to stay within the immediate confines thereof. In the event a cable television
system is operating in the area, Tenant shall at all times conduct its operations so as to ensure
that the cable television system shall not be subject to harmful interference as a result of such
operations by Tenant. Upon notification from Landlord of any such interference, Tenant agrees to
immediately take the necessary steps to correct such situation, and Tenant’s failure to do so shall
be deemed a default under the terms of this Lease. During the Lease Term, Tenant shall comply with
any standards promulgated by applicable governmental authorities or otherwise reasonably
established by Landlord regarding the generation of electromagnetic fields. Should Landlord
determine in good faith at any time that the Dish poses a health or safety hazard to occupants of
the Building, Landlord may require Tenant to remove the Dish or make other arrangements
satisfactory to Landlord. Any claim or liability resulting from the use of the Dish shall be
subject to Tenant’s indemnification obligation as set forth in Section 10.3 of the Lease. Upon the
expiration or earlier termination of this Lease, Tenant shall remove the Dish and all other
equipment installed by it and shall restore the Licensed Area to its original condition. Tenant
understands and agrees that should it fail to install the Dish within six (6) months following the
Commencement Date, then Tenant’s right to install same thereafter shall be null and void.

     SECTION 22.8.CONTINGENCY. The parties acknowledge that all or a portion of the Premises
currently is occupied by Charles Schwab & Co., Inc. (“Prior Tenant”) pursuant to a lease dated July
23, 1999, as amended (“Prior Lease”), by and between Landlord (as successor in interest to EOP-La
Jolla Limited Partnership, a Delaware limited partnership), and such Prior Tenant or its
predecessor in interest. This Lease specifically is contingent upon Landlord, on or before
November 30, 2007 (the “Contingency Date”), entering into an agreement with the Prior
Tenant to terminate the Prior Lease with respect to the Premises (the “Prior Tenant Agreement”).
Landlord is currently negotiating the terms of the Prior Tenant Agreement with the Prior Tenant.
If the Prior Tenant Agreement has not been fully executed, and if all contingencies relating
thereto have not been waived by Landlord or otherwise satisfied, on or before the Contingency Date,
then Landlord may terminate this Lease by notifying Tenant on or before the earlier of (i) 10 days
after the Contingency Date and (ii) execution of the Prior Tenant Agreement by the Prior Tenant,
whereupon, all security deposits and prepaid rental, if any, previously paid by Tenant in
connection with this Lease shall be returned to Tenant, this Lease shall be null and void and of no
force or effect.

	 	 	 	 	 	 	 	 	 
	LANDLORD:	 	 	 	TENANT:	 	 
	 
	 	 	 	 	 	 	 	 
	UTC PROPERTIES LLC	 	 	 	UNITED BUSINESS HOLDINGS, INC.	 	 
	 
	 	 	 	 	 	 	 	 
	By

	 	 
 

	 	 
	 	By
 

	 	 
	 

	 	Steven M. Case
	 	 	 	Printed Name
 

	 	 
	 

	 	Senior Vice President, Leasing
	 	 	 	Title
 

	 	 

22

 

	 	 	 	 	 	 	 	 	 
	By

	 	 
 

	 	 
	 	By
 

	 	 
	 

	 	Michael T. Bennett
	 	 	 	Printed Name
 

	 	 
	 

	 	Vice President, Operations
	 	 	 	Title
 

	 	 

23

 

EXHIBIT A

4380 La Jolla Village Drive, Suite 110

Exhibit A

 

 

EXHIBIT B

UTILITIES AND SERVICES

     The following standards for utilities and services shall be in effect at the Building.
Landlord reserves the right to adopt nondiscriminatory modifications and additions to these
standards. In the case of any conflict between these standards and the Lease, the Lease shall be
controlling. Subject to all of the provisions of the Lease, including but not limited to the
restrictions contained in Section 6.1, the following shall apply:

     1. Landlord shall make available to the Premises during the hours of 8:00 a.m. to 6:00 p.m.,
Monday through Friday, and if requested by Tenant, from 9:00 a.m. to 1:00 p.m. on Saturdays
(“Building Hours”), generally recognized national holidays excepted, reasonable HVAC services.
Subject to the provisions set forth below, Landlord shall also furnish the Building with elevator
service (if applicable), reasonable amounts of electric current for normal lighting by Landlord’s
standard overhead fluorescent and incandescent fixtures and for the operation of office equipment
consistent in type and quantity with that utilized by typical office tenants of the Building and
Project, and water for lavatory purposes. Electricity used by Tenant in the Premises shall
separately metered and shall be paid for by Tenant by separate charge billed by the applicable
utility company and payable directly by Tenant. Tenant will not, without the prior written consent
of Landlord, connect any apparatus, machine or device with water pipes or electric current (except
through existing electrical outlets in the Premises) for the purpose of using electric current or
water. Because the Building systems have been designed for normal occupancy of approximately four
persons per one thousand usable square feet, Tenant understands that excess occupancy of the
Premises may result in excessive use of power and other services and may inhibit the efficient
cooling of the Premises. This paragraph shall at all times be subject to applicable governmental
regulations.

     2. Upon written request from Tenant delivered to Landlord at least 24 hours prior to the
period for which service is requested, but during normal business hours, Landlord will provide any
of the foregoing building services to Tenant at such times when such services are not otherwise
available. Tenant agrees to pay Landlord for those after-hour services at rates that Landlord may
establish from time to time. If Tenant requires electric current in excess of that which Landlord
is obligated to furnish under this Exhibit B, Tenant shall first obtain the consent of Landlord,
and Landlord may cause an electric current meter to be installed in the Premises to measure the
amount of electric current consumed. The cost of installation, maintenance and repair of the meter
shall be paid for by Tenant, and Tenant shall reimburse Landlord promptly upon demand for all
electric current consumed for any special power use as shown by the meter. The reimbursement shall
be at the rates charged for electrical power by the local public utility furnishing the current,
plus any additional expense incurred in keeping account of the electric current consumed.

     3. Landlord shall furnish water for drinking, personal hygiene and lavatory purposes only.
If Tenant requires or uses water for any purposes in addition to ordinary drinking, cleaning and
lavatory purposes, Landlord may, in its discretion, install a water meter to measure Tenant’s water
consumption. Tenant shall pay Landlord for the cost of the meter and the cost of its installation,
and for consumption throughout the duration of Tenant’s occupancy. Tenant shall keep the meter and
installed equipment in good working order and repair at Tenant’s own cost and expense, in default
of which Landlord may cause the meter to be replaced or repaired at Tenant’s expense. Tenant
agrees to pay for water consumed, as shown on the meter and when bills are rendered, and on
Tenant’s default in making that payment Landlord may pay the charges on behalf of Tenant. Any
costs or expenses or payments made by Landlord for any of the reasons or purposes stated above
shall be deemed to be additional rent payable by Tenant to Landlord upon demand.

     4. In the event that any utility service to the Premises is separately metered or billed to
Tenant, Tenant shall pay all charges for that utility service to the Premises and the cost of
furnishing the utility to tenant suites shall be excluded from the Operating Expenses as to which
reimbursement from Tenant is required in the Lease. If any utility charges are not paid when due
Landlord may pay them, and any amounts paid by Landlord shall immediately become due to Landlord
from Tenant as additional rent. If Landlord elects to furnish any utility service to the Premises,
Tenant shall purchase its requirements of that utility from Landlord as long as the rates charged
by Landlord do not exceed those which Tenant would be required to pay if the utility service were
furnished it directly by a public utility.

     5. Landlord shall provide janitorial services five days per week, equivalent to that
furnished in comparable buildings, and window washing as reasonably required; provided, however,
that Tenant shall pay for any additional or unusual janitorial services required by reason of any
nonstandard improvements in the Premises, including without limitation wall coverings and floor
coverings installed by or for Tenant, or by reason of any use of Premises other than exclusively as
offices. The cleaning services provided by Landlord shall also exclude refrigerators, eating
utensils (plates, drinking containers and silverware), and interior glass partitions. Tenant shall
pay to Landlord the cost of removal of any of Tenant’s refuse and rubbish, to the extent that they
exceed the refuse and rubbish usually attendant with general office usage.

1

 

     6. Tenant shall have access to the Building 24 hours per day, 7 days per week, 52 weeks per
year; provided that Landlord may install access control systems as it deems advisable for the
Building. Such systems may, but need not, include full or part-time lobby supervision, the use of
a sign-in sign-out log, a card identification access system, building parking and access pass
system, closing hours procedures, access control stations, fire stairwell exit door alarm system,
electronic guard system, mobile paging system, elevator control system or any other access
controls. In the event that Landlord elects to provide any or all of those services, Landlord may
discontinue providing them at any time with or without notice. Landlord may impose a reasonable
charge for access control cards and/or keys issued to Tenant. Landlord shall have no liability to
Tenant for the provision by Landlord of improper access control services, for any breakdown in
service, or for the failure by Landlord to provide access control services. Tenant further
acknowledges that Landlord’s access systems may be temporarily inoperative during building
emergency and system repair periods. Tenant agrees to assume responsibility for compliance by its
employees with any regulations established by Landlord with respect to any card key access or any
other system of building access as Landlord may establish. Tenant shall be liable to Landlord for
any loss or damage resulting from its or its employees use of any access system.

     7. The costs of operating, maintaining and repairing any supplemental air conditioning unit
serving only the Premises shall be borne solely by Tenant. Such costs shall include all metered
electrical charges as described above in this Exhibit, together with the cost, as reasonably
estimated by Landlord, to supply cooling water or other means of heat dissipation for the unit.
Should Tenant desire to install such a unit, the plans and specifications must be submitted in
advance to Landlord and approved in writing by Landlord. Such installation shall be at Tenant’s
sole expense and shall include installation of a separate meter for the operation of the unit.
Landlord may require Tenant to remove at Lease expiration any such unit installed by or for Tenant
and to repair any resulting damage to the Premises or Building.

2

 

EXHIBIT C

PARKING

     The following parking regulations shall be in effect at the Building. Landlord reserves the
right to adopt reasonable, nondiscriminatory modifications and additions to the regulations by
written notice to Tenant. In the case of any conflict between these regulations and the Lease, the
Lease shall be controlling.

     1. Landlord agrees to maintain, or cause to be maintained, an automobile parking area
(“Parking Area”) in reasonable proximity to the Building for the benefit and use of the visitors
and patrons and, except as otherwise provided, employees of Tenant, and other tenants and occupants
of the Building. The Parking Area shall include, whether in a surface parking area or a parking
structure, the automobile parking stalls, driveways, entrances, exits, sidewalks and attendant
pedestrian passageways and other areas designated for parking. Landlord shall have the right and
privilege of determining the nature and extent of the automobile Parking Area, whether it shall be
surface, underground or other structure, and of making such changes to the Parking Area from time
to time which in its opinion are desirable and for the best interests of all persons using the
Parking Area. Landlord shall keep the Parking Area in a neat, clean and orderly condition, and
shall repair any damage to its facilities. Landlord shall not be liable for any damage to motor
vehicles of visitors or employees, for any loss of property from within those motor vehicles, or
for any injury to Tenant, its visitors or employees, unless ultimately determined to be caused by
the sole active negligence or willful misconduct of Landlord. Unless otherwise instructed by
Landlord, every parker shall park and lock his or her own motor vehicle. Landlord shall also have
the right to establish, and from time to time amend, and to enforce against all users of the
Parking Area all reasonable rules and regulations (including the designation of areas for employee
parking) as Landlord may deem necessary and advisable for the proper and efficient operation and
maintenance of the Parking Area. Garage managers or attendants are not authorized to make or allow
any exceptions to these regulations.

     2. Landlord may, if it deems advisable in its sole discretion, charge for parking and may
establish for the Parking Area a system or systems of permit parking for Tenant, its employees and
its visitors, which may include, but not be limited to, a system of charges against nonvalidated
parking, verification of users, a set of regulations governing different parking locations, and an
allotment of reserved or nonreserved parking spaces based upon the charges paid and the identity of
users. In no event shall Tenant or its employees park in reserved stalls leased to other tenants
or in stalls within designated visitor parking zones, nor shall Tenant or its employees utilize
more than the number of parking stalls allotted in this Lease to Tenant. It is understood that
Landlord shall not have any obligation to cite improperly parked vehicles or otherwise attempt to
enforce reserved parking rules during hours when parking attendants are not present at the Parking
Area. Tenant shall comply with such system in its use (and in the use of its visitors, patrons and
employees) of the Parking Area, provided, however, that the system and rules and regulations shall
apply to all persons entitled to the use of the Parking Area, and all charges to Tenant for use of
the Parking Area shall be no greater than Landlord’s then current scheduled charge for parking.

     3. Tenant shall, upon request of Landlord from time to time, furnish Landlord with a list of
its employees’ names and of Tenant’s and its employees’ vehicle license numbers. Tenant agrees to
acquaint its employees with these regulations and assumes responsibility for compliance by its
employees with these parking provisions, and shall be liable to Landlord for all unpaid parking
charges incurred by its employees. Any amount due from Tenant shall be deemed additional rent.
Tenant authorizes Landlord to tow away from the Building any vehicle belonging to Tenant or
Tenant’s employees parked in violation of these provisions, and/or to attach violation stickers or
notices to those vehicles. In the event Landlord elects or is required to limit or control parking
by tenants, employees, visitors or invitees of the Building, whether by validation of parking
tickets, parking meters or any other method of assessment, Tenant agrees to participate in the
validation or assessment program under reasonable rules and regulations as are established by
Landlord and/or any applicable governmental agency.

     4. Landlord may establish an identification system for vehicles of Tenant and its employees
which may consist of stickers, magnetic parking cards or other parking access devices supplied by
Landlord. All such parking access devices shall remain the property of Landlord, shall be
displayed as required by Landlord or upon request and may not be mutilated or obliterated in any
manner. Those devices shall not be transferable and any such device in the possession of an
unauthorized holder shall be void and may be confiscated. Landlord may impose a reasonable fee for
access devices and a replacement charge for devices which are lost or stolen. Each access device
shall be returned to Landlord promptly following the Expiration Date or sooner termination of this
Lease. Loss or theft of parking access devices shall be reported to Landlord or its Parking Area
operator immediately and a written report of the loss filed if requested by Landlord or its Parking
Area operator.

     5. Persons using the Parking Area shall observe all directional signs and arrows and any
posted speed limits. Unless otherwise posted, in no event shall the speed limit of 5 miles per
hour be exceeded. All vehicles shall be parked entirely within painted stalls, and no vehicles
shall be

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parked in areas which are posted or marked as “no parking” or on or in ramps, driveways and
aisles. Only one vehicle may be parked in a parking space. In no event shall Tenant interfere
with the use and enjoyment of the Parking Area by other tenants of the Building or their employees
or invitees.

     6. Parking Areas shall be used only for parking vehicles. Washing, waxing, cleaning or
servicing of vehicles, or the parking of any vehicle on an overnight basis, in the Parking Area
(other than emergency services) by any parker or his or her agents or employees is prohibited
unless otherwise authorized by Landlord. Tenant shall have no right to install any fixtures,
equipment or personal property (other than vehicles) in the Parking Area, nor shall Tenant make any
alteration to the Parking Area.

     7. It is understood that the employees of Tenant and the other tenants of Landlord within
the Building and Project shall not be permitted to park their automobiles in the portions of the
Parking Area which may from time to time be designated for patrons of the Building and/or Project
and that Landlord shall at all times have the right to establish rules and regulations for employee
parking. Landlord shall lease to Tenant, and Tenant shall be obligated to lease from Landlord for
the Term of this Lease, the total number of vehicle parking spaces set forth in Item 12 of the
Basic Lease Provisions (the “Allotted Stalls”). Tenant shall pay to Landlord for the lease of the
Allotted Stalls the monthly amounts as Landlord shall from time to time determine; provided that
the monthly amount for each Allotted Stall shall be fixed for the period commencing on March 1,
2008 and ending on February 28, 2009 at seventy-five dollars ($75.00) per Allotted Stall. Should
any monthly parking charge not be paid within five (5) days following the date due, then a late
charge shall be payable by Tenant equal to the greater of (i) five percent (5%) of the delinquent
installment or (ii) One Hundred Dollars ($100.00), which late charge shall be separate and in
addition to any late charge that may be assessed pursuant to Section 14.3 of the Lease for other
than delinquent monthly parking charges. Landlord may authorize persons other than those described
above, including occupants of other buildings, to utilize the Parking Area. In the event of the
use of the Parking Area by other persons, those persons shall pay for that use in accordance with
the terms established above; provided, however, Landlord may allow those persons to use the Parking
Area on weekends, holidays, and at other non-office hours without payment.

     8. Notwithstanding the foregoing paragraphs 1 through 7, Landlord shall be entitled to pass
on to Tenant its proportionate share of any charges or parking surcharge or transportation
management costs levied by any governmental agency. The foregoing parking provisions are further
subject to any governmental regulations which limit parking or otherwise seek to encourage the use
of carpools, public transit or other alternative transportation forms or traffic reduction
programs. Tenant agrees that it will use its best efforts to cooperate, including registration and
attendance, in programs which may be undertaken to reduce traffic. Tenant acknowledges that as a
part of those programs, it may be required to distribute employee transportation information,
participate in employee transportation surveys, allow employees to participate in commuter
activities, designate a liaison for commuter transportation activities, distribute commuter
information to all employees, and otherwise participate in other programs or services initiated
under a transportation management program.

     9. Should any parking spaces be allotted by Landlord to Tenant, either on a reserved or
nonreserved basis, Tenant shall not assign or sublet any of those spaces, either voluntarily or by
operation of law, without the prior written consent of Landlord, except in connection with an
authorized assignment of this Lease or subletting of the Premises.

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EXHIBIT D

TENANT’S INSURANCE

     The following requirements for Tenant’s insurance shall be in effect at the Building, and
Tenant shall also cause any subtenant to comply with the requirements. Landlord reserves the right
to adopt reasonable nondiscriminatory modifications and additions to these requirements. Tenant
agrees to obtain and present evidence to Landlord that it has fully complied with the insurance
requirements.

     1. Tenant shall, at its sole cost and expense, commencing on the date Tenant is given
access to the Premises for any purpose and during the entire Term, procure, pay for and keep in
full force and effect: (i) commercial general liability insurance with respect to the Premises and
the operations of or on behalf of Tenant in, on or about the Premises, including but not limited to
coverage for personal injury, contractual liability, independent contractors, broad form property
damage, fire legal liability, products liability (if a product is sold from the Premises), and
liquor law liability (if alcoholic beverages are sold, served or consumed within the Premises),
which policy(ies) shall be written on an “occurrence” basis and for not less than $2,000,000
combined single limit (with a $50,000 minimum limit on fire legal liability) per occurrence for
bodily injury, death, and property damage liability, or the current limit of liability carried by
Tenant, whichever is greater, and subject to such increases in amounts as Landlord may determine
from time to time; (ii) workers’ compensation insurance coverage as required by law, together with
employers’ liability insurance coverage of at least $1,000,000; (iii) with respect to improvements,
alterations, and the like required or permitted to be made by Tenant under this Lease, builder’s
risk insurance, in an amount equal to the replacement cost of the work; (iv) insurance against
fire, vandalism, malicious mischief and such other additional perils as may be included in a
standard “special form” policy, insuring all Tenant Installations, trade fixtures, furnishings,
equipment and items of personal property in the Premises, in an amount equal to not less than
ninety percent (90%) of their actual replacement cost (with replacement cost endorsement), which
policy shall also include business interruption coverage in an amount sufficient to cover one (1)
year of loss. In no event shall the limits of any policy be considered as limiting the liability
of Tenant under this Lease.

     2. All policies of insurance required to be carried by Tenant pursuant to this Exhibit
shall be written by responsible insurance companies authorized to do business in the State of
California and with a general policyholder rating of not less than “A-” and financial rating of not
less than “VIII” in the most current Best’s Insurance Report. The deductible or other retained
limit under any policy carried by Tenant shall be commercially reasonable, and Tenant shall be
responsible for payment of such retained limit with full waiver of subrogation in favor of
Landlord. Any insurance required of Tenant may be furnished by Tenant under any blanket policy
carried by it or under a separate policy. A certificate of insurance, certifying that the policy
has been issued, provides the coverage required by this Exhibit and contains the required
provisions, together with endorsements acceptable to Landlord evidencing the waiver of subrogation
and additional insured provisions required below, shall be delivered to Landlord prior to the date
Tenant is given the right of possession of the Premises. Proper evidence of the renewal of any
insurance coverage shall also be delivered to Landlord not less than thirty (30) days prior to the
expiration of the coverage. In the event of a loss covered by any policy under which Landlord is
an additional insured, Landlord shall be entitled to review a copy of such policy.

     3. Each policy evidencing insurance required to be carried by Tenant pursuant to this
Exhibit shall contain the following provisions and/or clauses satisfactory to Landlord: (i) with
respect to Tenant’s commercial general liability insurance, a provision that the policy and the
coverage provided shall be primary and that any coverage carried by Landlord shall be excess of and
noncontributory with any policies carried by Tenant, together with a provision including Landlord,
The Irvine Company LLC, and any other parties in interest designated by Landlord as additional
insureds; (ii) except with respect to Tenant’s commercial general liability insurance, a waiver by
the insurer of any right to subrogation against Landlord, its agents, employees, contractors and
representatives which arises or might arise by reason of any payment under the policy or by reason
of any act or omission of Landlord, its agents, employees, contractors or representatives; and
(iii) a provision that the insurer will not cancel or change the coverage provided by the policy
without first giving Landlord thirty (30) days prior written notice. Tenant shall also name
Landlord as an additional insured on any excess or umbrella liability insurance policy carried by
Tenant.

     4. In the event that Tenant fails to procure, maintain and/or pay for, at the times and for
the durations specified in this Exhibit, any insurance required by this Exhibit, or fails to carry
insurance required by any governmental authority, Landlord may at its election procure that
insurance and pay the premiums, in which event Tenant shall repay Landlord all sums paid by
Landlord, together with interest at the maximum rate permitted by law and any related costs or
expenses incurred by Landlord, within ten (10) days following Landlord’s written demand to Tenant.

NOTICE TO TENANT: IN ACCORDANCE WITH THE TERMS OF THIS LEASE, TENANT MUST PROVIDE EVIDENCE OF THE
REQUIRED INSURANCE TO LANDLORD’S MANAGEMENT AGENT PRIOR TO BEING AFFORDED ACCESS TO THE PREMISES.

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EXHIBIT E

RULES AND REGULATIONS

     The following Rules and Regulations shall be in effect at the Building. Landlord reserves the
right to adopt reasonable nondiscriminatory modifications and additions at any time. In the case
of any conflict between these regulations and the Lease, the Lease shall be controlling.

     1. Except with the prior written consent of Landlord, or unless otherwise specifically
authorized in this Lease, Tenant shall not sell or permit the retail sale of goods or services in
or from the Premises, nor shall Tenant allow the Premises to be utilized for any manufacturing or
medical practice.

     2. The sidewalks, halls, passages, elevators, stairways, and other common areas shall not
be obstructed by Tenant or used by it for storage, for depositing items, or for any purpose other
than for ingress to and egress from the Premises. The halls, passages, entrances, elevators,
stairways, balconies and roof are not for the use of the general public, and Landlord shall in all
cases retain the right to control and prevent access to those areas of all persons whose presence,
in the judgment of Landlord, shall be prejudicial to the safety, character, reputation and
interests of the Building and its tenants. Should Tenant have access to any balcony or patio area,
Tenant shall not place any furniture or other personal property in such area without the prior
written approval of Landlord. Nothing contained in this Lease shall be construed to prevent access
to persons with whom Tenant normally deals only for the purpose of conducting its business on the
Premises (such as clients, customers, office suppliers and equipment vendors and the like) unless
those persons are engaged in illegal activities. Neither Tenant nor any employee or contractor of
Tenant shall go upon the roof of the Building without the prior written consent of Landlord.

     3. The sashes, sash doors, windows, glass lights, solar film and/or screen, and any lights
or skylights that reflect or admit light into the halls or other places of the Building shall not
be covered or obstructed. The toilet rooms, water and wash closets and other water apparatus shall
not be used for any purpose other than that for which they were constructed, and no foreign
substance of any kind shall be thrown in those facilities, and the expense of any breakage,
stoppage or damage resulting from the violation of this rule shall be borne by Tenant.

     4. No sign, advertisement or notice visible from the exterior of the Premises shall be
inscribed, painted or affixed by Tenant on any part of the Building or the Premises without the
prior written consent of Landlord. If Landlord shall have given its consent at any time, whether
before or after the execution of this Lease, that consent shall in no way operate as a waiver or
release of any of the provisions of this Lease, and shall be deemed to relate only to the
particular sign, advertisement or notice so consented to by Landlord and shall not be construed as
dispensing with the necessity of obtaining the specific written consent of Landlord with respect to
any subsequent sign, advertisement or notice. If Landlord, by a notice in writing to Tenant, shall
object to any curtain, blind, tinting, shade or screen attached to, or hung in, or used in
connection with, any window or door of the Premises, the use of that curtain, blind, tinting, shade
or screen shall be immediately discontinued and removed by Tenant. No awnings shall be permitted
on any part of the Premises. No antenna or satellite dish shall be installed by Tenant that is
either located or visible from outside the Premises without the prior written agreement of
Landlord.

     5. Tenant shall not do or permit anything to be done in the Premises, or bring or keep
anything in the Premises, which shall in any way increase the rate of fire insurance on the
Building, or on the property kept in the Building, or obstruct or interfere with the rights of
other tenants, or in any way injure or annoy them, or conflict with the regulations of the Fire
Department or the fire laws, or with any insurance policy upon the Building, or any portion of the
Building or its contents, or with any rules and ordinances established by the Board of Health or
other governmental authority.

     6. The installation and location of any unusually heavy equipment in the Premises,
including without limitation file storage units, safes and electronic data processing equipment,
shall require the prior written approval of Landlord. Landlord may restrict the weight and
position of any equipment that may exceed the weight load limits for the structure of the Building,
and may further require, at Tenant’s expense, the reinforcement of any flooring on which such
equipment may be placed and/or an engineering study to be performed to determine whether the
equipment may safely be installed in the Building and the necessity of any reinforcement. The
moving of large or heavy objects shall occur only between those hours as may be designated by, and
only upon previous written notice to, Landlord, and the persons employed to move those objects in
or out of the Building must be reasonably acceptable to Landlord. Without limiting the generality
of the foregoing, no freight, furniture or bulky matter of any description shall be received into
or moved out of the lobby of the Building or carried in any elevator other than the freight
elevator designated by Landlord unless approved in writing by Landlord.

     7. Landlord shall clean the Premises as provided in the Lease, and except with the written
consent of Landlord, no person or persons other than those approved by Landlord will be permitted
to enter the Building for that purpose. Tenant shall not cause unnecessary labor by reason of

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Tenant’s carelessness and indifference in the preservation of good order and cleanliness.
Landlord shall not be responsible to Tenant or its employees for loss or damage to property in
connection with the provision of janitorial services by third party contractors.

     8. Tenant shall not sweep or throw, or permit to be swept or thrown, from the Premises any
dirt or other substance into any of the corridors or halls or elevators, or out of the doors or
windows or stairways of the Building, and Tenant shall not use, keep or permit to be used or kept
any foul or noxious gas or substance in the Premises, or permit or suffer the Premises to be
occupied or used in a manner offensive or objectionable to Landlord or other occupants of the
Building by reason of noise, odors and/or vibrations, or interfere in any way with other tenants or
those having business with other tenants, nor shall any animals or birds be kept by Tenant in or
about the Building. Neither Tenant nor its employees, agents, contractors, invitees or licensees
shall bring any firearm, whether loaded or unloaded, into the Project at any time. Smoking or
carrying of lighted cigars, cigarettes, pipes or similar products anywhere within the Premises or
Building is strictly prohibited, and Landlord may enforce such prohibition pursuant to Landlord’s
leasehold remedies. Smoking is permitted outside the Building and within the project only in areas
designated by Landlord.

     9. No cooking shall be done or permitted by Tenant on the Premises, except pursuant to the
normal use of a U.L. approved microwave oven and coffee maker for the benefit of Tenant’s employees
and invitees, nor shall the Premises be used for the storage of merchandise or for lodging. Any
pipes or tubing used by Tenant to transmit water to an appliance or device in the Premises must be
made of copper or stainless steel, and in no event shall plastic tubing be used for that purpose.

     10. Tenant shall not use or keep in the Building any kerosene, gasoline, or inflammable
fluid or any other illuminating material, or use any method of heating other than that supplied by
Landlord.

     11. If Tenant desires telephone, telegraph, burglar alarm or similar connections, Landlord
will direct electricians as to where and how the wires are to be introduced. No boring or cutting
for wires or otherwise shall be made without directions from Landlord.

     12. Upon the termination of its tenancy, Tenant shall deliver to Landlord all the keys to
offices, rooms and toilet rooms and all access cards which shall have been furnished to Tenant or
which Tenant shall have had made.

     13. Tenant shall not mark, drive nails, screw or drill into the partitions, woodwork or
plaster or in any way deface the Premises, except to install normal wall hangings. Tenant shall
not affix any floor covering to the floor of the Premises in any manner except by a paste, or other
material which may easily be removed with water, the use of cement or other similar adhesive
materials being expressly prohibited. The method of affixing any floor covering shall be subject
to approval by Landlord. The expense of repairing any damage resulting from a violation of this
rule shall be borne by Tenant.

     14. On Saturdays, Sundays and legal holidays, and on other days between the hours of 6:00
p.m. and 8:00 a.m., access to the Building, or to the halls, corridors, elevators or stairways in
the Building, or to the Premises, may be refused unless the person seeking access complies with any
access control system that Landlord may establish. Landlord shall in no case be liable for damages
for the admission to or exclusion from the Building of any person whom Landlord has the right to
exclude under Rules 2 or 18 of this Exhibit. In case of invasion, mob, riot, public excitement, or
other commotion, or in the event of any other situation reasonably requiring the evacuation of the
Building, Landlord reserves the right at its election and without liability to Tenant to prevent
access to the Building by closing the doors or otherwise, for the safety of the tenants and
protection of property in the Building.

     15. Tenant shall be responsible for protecting the Premises from theft, which includes
keeping doors and other means of entry closed and securely locked. Tenant shall cause all water
faucets or water apparatus to be shut off before Tenant or Tenant’s employees leave the Building,
and that all electricity, gas or air shall likewise be shut off, so as to prevent waste or damage,
and for any default or carelessness Tenant shall make good all injuries sustained by other tenants
or occupants of the Building or Landlord.

     16. Tenant shall not alter any lock or install a new or additional lock or any bolt on any
door of the Premises without the prior written consent of Landlord. If Landlord gives its consent,
Tenant shall in each case promptly furnish Landlord with a key for any new or altered lock. Tenant,
shall not, however, be required to provide Landlord with a key to any new or altered lock that
would allow Landlord access to file rooms and other locations containing confidential information
or valuable assets of Tenant or Tenant’s banking customers and Landlord shall not be required to
provide janitorial services for such areas that Landlord does not have access to.

     17. Tenant shall not install equipment, such as but not limited to electronic tabulating or
computer equipment, requiring electrical or air conditioning service in excess of that to be
provided by Landlord under the Lease except in accordance with Exhibit B.

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     18. Landlord shall have full and absolute authority to regulate or prohibit the entrance to
the Premises of any vendor, supplier, purveyor, petitioner, proselytizer or other similar person
if, in the good faith judgment of Landlord, such person will be involved in general solicitation
activities, or the proselytizing, petitioning, or disturbance of other tenants or their customers
or invitees, or engaged or likely to engage in conduct which may in Landlord’s opinion distract
from the use of the Premises for its intended purpose. Notwithstanding the foregoing, Landlord
reserves the absolute right and discretion to limit or prevent access to the Buildings by any food
or beverage vendor, whether or not invited by Tenant, and Landlord may condition such access upon
the vendor’s execution of an entry permit agreement which may contain provisions for insurance
coverage and/or the payment of a fee to Landlord.

     19. Tenant shall, at its expense, be required to utilize the third party contractor
designated by Landlord for the Building to provide any telephone wiring services from the minimum
point of entry of the telephone cable in the Building to the Premises.

     20. Tenant shall, upon request by Landlord, supply Landlord with the names and telephone
numbers of personnel designated by Tenant to be contacted on an after-hours basis should
circumstances warrant.

     21. Tenant shall cause its employees and agents, and shall endeavor to instruct its
invitees, to wear attire suitable for a first class office project while such persons are in the
Building or Project.

     22. Landlord may from time to time grant tenants individual and temporary variances from
these Rules, provided that any variance does not have a material adverse effect on the use and
enjoyment of the Premises by Tenant.

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EXHIBIT E

IRREVOCABLE STANDBY LETTER OF CREDIT

	 	 	 	 	 	 	 
	 

	 	Number:	 	 

	 	 
	 

	 	Date:	 	 

	 	 
	 

	 	Amount:	 	 

	 	 
	 

	 	Expiration:	 	 

	 	 

	 	 	 	 	 
	 

	 	BENEFICIARY
	 	ACCOUNT PARTY
	 
	 	 	 	 
	 

	 	The Irvine Company	 	 
	 

	 	550 Newport Center Drive
	 	                                                            
	 

	 	Newport Beach, CA 92660
	 	                                                            
	 

	 	Attn: Vice President, Operations,
	 	                                                            
	 

	 	          Office Properties	 	 

We hereby issue our Irrevocable Letter of Credit No.                      in favor of UTC
Properties LLC (“Beneficiary”), its successors and assigns, for the account of                                         . We undertake to honor your sight draft, upon presentation at our
office in                     , California, for any sum or sums not to exceed a total
of                                          ($                    ) in favor of
Beneficiary when accompanied by the original of this Letter of Credit.

Partial and multiple drawings are permitted under this Letter of Credit. In the event of a partial
draw, the amount of the draft shall be endorsed on the reverse side hereof by the negotiating bank.

This Letter of Credit is transferable in its entire undrawn balance to a successor beneficiary upon
presentation by Beneficiary of the original of this Letter of Credit, together with a written
request for transfer executed by Beneficiary.

It is a condition of this Letter of Credit that it shall remain enforceable against us for a period
of from this date and further, that it shall be deemed automatically extended
for successive one-year periods without amendment thereafter unless thirty (30) days prior to the
expiration date set forth above, or within thirty (30) days prior to the end of any yearly
Anniversary Date thereafter, you shall receive our notice in writing by certified mail, return
receipt requested, that we elect not to renew this Letter of Credit for any subsequent year.

The draft must be marked “Drawn under                                          Letter of Credit No.
                     dated                     .”

There are no other conditions of this letter of credit. Except so far as otherwise stated, this
credit is subject to the International Standby Practices 1998, International Chamber of Commerce
Publication No. 590, and is otherwise governed by the law of the State of California.

	 	 	 	 	 
	 	 	 
	 
	 	 	 	 
	 	 	 
	 
	 	 	 	 
	By:
	 	 	 	 
	 

	 	 

	 	 
	 
	 	 	 	 
	By:
	 	 	 	 
	 

	 	 

	 	 

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EXHIBIT G

DEPICTION OF BUILDING SIGN

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EXHIBIT X

WORK LETTER

I. TENANT IMPROVEMENTS

The tenant improvement work (“Tenant Improvements”) shall consist of any work required to
complete the Premises pursuant to approved plans and specifications. Tenant shall employ
its own architect and general contractor in constructing the Tenant Improvements. Landlord
hereby approves H2K and Maggetti Elam as Tenant’s architects. The general contractor shall
be selected and engaged by Tenant on the basis of a competitive bid involving one general
contractor designated by Landlord and up to two (2) other general contractors approved in
writing by Landlord or two (2) general contractors designated by Landlord and one (1)
general contractor designated by Tenant and approved in writing by Landlord.
Notwithstanding the foregoing, Landlord pre-approves Starrett Construction as the general
contractor. The work shall be undertaken and prosecuted in accordance with the following
requirements:

	 	A.	 	Concurrently with sign-off by Tenant, the space plans, construction drawings
and specifications for all improvements and finishes, together with any changes
thereto, shall be submitted to Landlord (with samples as required) for review and
approval by Landlord and its architect for the Project. In lieu of disapproving an
item, Landlord may approve same on the condition that Tenant pay to Landlord, prior to
the start of construction and in addition to all sums otherwise due hereunder, an
amount equal to the cost, as reasonably estimated by Landlord, of removing and
replacing the item upon the expiration or termination of the Lease. Should Landlord
approve work that would necessitate any ancillary Building modification or other
expenditure by Landlord, then except to the extent of any remaining balance of the
“Landlord Contribution” as described below, Tenant shall, in addition to its other
obligations herein, promptly fund the cost thereof to Landlord.
	 
	 	B.	 	All construction drawings prepared by Tenant’s architect shall follow
Landlord’s CAD standards, which standards shall be provided to Tenant or its architect
upon request.
	 
	 	C.	 	Landlord shall, subject to the foregoing, approve or disapprove any submittal
of plans or specifications by Tenant within five (5) business days following receipt
thereof by Landlord.
	 
	 	D.	 	Tenant shall use the electrical, mechanical, plumbing and fire/life safety
engineers and subcontractors designated by Landlord. All other subcontractors shall
be subject to Landlord’s reasonable approval, and Landlord may require that one or
more designated subtrades be union contractors.
	 
	 	E.	 	Tenant shall deliver to Landlord a copy of the final application for permit
and issued permit for the construction work.
	 
	 	F.	 	Tenant’s general contractor and each of its subcontractors shall comply with
Landlord’s requirements as generally imposed on third party contractors, including
without limitation all insurance coverage requirements and the obligation to furnish
appropriate certificates of insurance to Landlord prior to commencement of
construction.
	 
	 	G.	 	A construction schedule shall be provided to Landlord prior to commencement
of the construction work, and weekly updates shall be supplied during the progress of
the work.
	 
	 	H.	 	Tenant shall give Landlord ten (10) days prior written notice of the
commencement of construction so that Landlord may cause an appropriate notice of
non-responsibility to be posted.
	 
	 	I.	 	Tenant and its general contractor shall attend weekly job meetings with
Landlord’s construction manager for the Project.
	 
	 	J.	 	Upon completion of the work, Tenant shall cause to be provided to Landlord
(i) as-built drawings of the Premises signed by Tenant’s architect, (ii) CAD files of
the improved space compatible with Landlord’s CAD standards, (iii) a final punchlist
signed by Tenant, (iv) final and unconditional lien waivers from all contractors and
subcontractors, (v) a duly recorded Notice of Completion of the improvement work, and
(vi) a certificate of occupancy for the Premises (collectively, the “Close-out
Package”). Should Tenant fail to provide complete CAD files compatible with
Landlord’s standards as required herein, Landlord may cause its architect to

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	 	 	 	prepare same and the cost thereof shall be reimbursed to Landlord by Tenant within
ten (10) days of invoice therefor.
	 
	 	K.	 	The work shall be prosecuted at all times in accordance with all state,
federal and local laws, regulations and ordinances, including without limitation all
OSHA and other safety laws.
	 
	 	L.	 	All of the provisions of this Lease shall apply to any activity of Tenant,
its agents and contractors, in the Premises prior to the Commencement Date, except for
the obligation of Tenant to pay rent.

Landlord shall not be liable in any way for any injury, loss or damage which may occur to
any work performed by Tenant, nor shall Landlord be responsible for repairing any defective
condition therein. In no event shall Tenant’s failure to complete the Tenant Improvements
extend the Commencement Date of the Lease.

II. COST OF THE WORK

	 	A.	 	Landlord shall provide to Tenant a tenant improvement allowance in the amount
of One Hundred Seventy-Three Thousand Five Hundred Dollars ($173,500.00) (the
“Landlord Contribution”), with any excess cost to be borne solely by Tenant. The
Landlord Contribution shall also be utilized to fund space planning and other
architectural costs (including the reasonable cost charged by Landlord’s architect to
review Tenant’s drawings and CAD files), construction costs and plan check and permit
fees. It is understood that Landlord shall be entitled to a supervision/administrative
fee equal to five percent (5%) of such costs, which fee shall be paid from the
Landlord Contribution. If the actual cost of completion of the Tenant Improvements is
less than the maximum amount provided for the Landlord Contribution, such savings
shall inure to the benefit of Landlord and Tenant shall not be entitled to any credit
or payment or to apply the savings toward additional work. Tenant understands and
agrees that any portion of the Landlord Contribution not utilized by Tenant by June 30
,2008, shall inure to the benefit of Landlord and Tenant shall not be entitled to any
credit or payment.
	 
	 	B.	 	Landlord shall fund the Landlord Contribution (less deductions for the
above-described supervision fee and charges of Landlord’s architect) in installments
as and when costs are incurred and a payment request therefor is submitted by Tenant.
Each payment request shall include a copy of all supporting invoices, unconditional
progress payment lien waivers (in the form prescribed by the California Civil Code),
and pertinent back-up (including copies of Tenant’s payment checks to its contractors
and suppliers). Landlord shall fund the payment request within thirty (30) days
following receipt of the application and supporting materials; provided that a ten
percent (10%) retention shall be held on payments to Tenant until Landlord receives
the complete Close-out Package. The remaining balance of the Landlord Contribution
shall be funded when Landlord receives the complete Close-out Package. Prior to any
payment by Landlord hereunder, Tenant shall provide to Landlord in writing the address
to which such payment is to be delivered, together with a complete copy of the
construction contract(s) for the Tenant Improvements.

2exv10w17

Exhibit 10.17

STANDARD OFFICE LEASE

BY AND BETWEEN

CH REALTY III/HAYDEN FERRY I, L.L.C.,

a Delaware limited liability company,

AS LANDLORD,

AND

UNITED BUSINESS HOLDINGS, INC.

a Nevada corporation,

AS TENANT

HAYDEN FERRY LAKESIDE

[80 East Rio Salado Parkway]

 

TABLE OF CONTENTS

	 	 	 	 	 	 	 
	 	 	 	 	Page	 
	 	 	 
	 	 	 	 
	ARTICLE 1	 	BASIC LEASE PROVISIONS
	 	 	1	 
	 	 	 
	 	 	 	 
	ARTICLE 2	 	TERM/PREMISES
	 	 	2	 
	 	 	 
	 	 	 	 
	ARTICLE 3	 	RENTAL
	 	 	3	 
	 	 	 
	 	 	 	 
	ARTICLE 4	 	SECURITY DEPOSIT/LETTER OF CREDIT
	 	 	7	 
	 	 	 
	 	 	 	 
	ARTICLE 5	 	HOLDING OVER
	 	 	9	 
	 	 	 
	 	 	 	 
	ARTICLE 6	 	OTHER TAXES
	 	 	10	 
	 	 	 
	 	 	 	 
	ARTICLE 7	 	USE
	 	 	10	 
	 	 	 
	 	 	 	 
	ARTICLE 8	 	CONDITION OF PREMISES
	 	 	11	 
	 	 	 
	 	 	 	 
	ARTICLE 9	 	REPAIRS AND ALTERATIONS
	 	 	11	 
	 	 	 
	 	 	 	 
	ARTICLE 10	 	LIENS
	 	 	14	 
	 	 	 
	 	 	 	 
	ARTICLE 11	 	PROJECT SERVICES
	 	 	14	 
	 	 	 
	 	 	 	 
	ARTICLE 12	 	RIGHTS OF LANDLORD
	 	 	16	 
	 	 	 
	 	 	 	 
	ARTICLE 13	 	INDEMNITY, EXEMPTION OF LANDLORD FROM LIABILITY
	 	 	17	 
	 	 	 
	 	 	 	 
	ARTICLE 14	 	INSURANCE
	 	 	19	 
	 	 	 
	 	 	 	 
	ARTICLE 15	 	ASSIGNMENT AND SUBLETTING
	 	 	20	 
	 	 	 
	 	 	 	 
	ARTICLE 16	 	DAMAGE OR DESTRUCTION
	 	 	23	 
	 	 	 
	 	 	 	 
	ARTICLE 17	 	SUBORDINATION
	 	 	24	 
	 	 	 
	 	 	 	 
	ARTICLE 18	 	EMINENT DOMAIN
	 	 	25	 
	 	 	 
	 	 	 	 
	ARTICLE 19	 	DEFAULT
	 	 	25	 
	 	 	 
	 	 	 	 
	ARTICLE 20	 	REMEDIES
	 	 	26	 
	 	 	 
	 	 	 	 
	ARTICLE 21	 	TRANSFER OF LANDLORD’S INTEREST
	 	 	28	 
	 	 	 
	 	 	 	 
	ARTICLE 22	 	BROKER
	 	 	28	 
	 	 	 
	 	 	 	 
	ARTICLE 23	 	PARKING
	 	 	28	 

(i)

 

	 	 	 	 	 	 	 
	 	 	 	 	Page	 
	 	 	 
	 	 	 	 
	ARTICLE 24	 	WAIVER
	 	 	29	 
	 	 	 
	 	 	 	 
	ARTICLE 25	 	ESTOPPEL CERTIFICATE
	 	 	29	 
	 	 	 
	 	 	 	 
	ARTICLE 26	 	LIABILITY OF LANDLORD
	 	 	30	 
	 	 	 
	 	 	 	 
	ARTICLE 27	 	INABILITY TO PERFORM
	 	 	30	 
	 	 	 
	 	 	 	 
	ARTICLE 28	 	HAZARDOUS WASTE
	 	 	31	 
	 	 	 
	 	 	 	 
	ARTICLE 29	 	SURRENDER OF PREMISES; REMOVAL OF PROPERTY
	 	 	32	 
	 	 	 
	 	 	 	 
	ARTICLE 30	 	MISCELLANEOUS
	 	 	33	 
	 	 	 
	 	 	 	 
	ARTICLE 31	 	SIGNAGE/DIRECTORY
	 	 	37	 
	 	 	 
	 	 	 	 
	ARTICLE 32	 	AUTOMATED TELLER MACHINE/NIGHT DEPOSITORY
	 	 	37	 
	 	 	 
	 	 	 	 
	ARTICLE 33	 	OPTION TO EXTEND
	 	 	39	 
	 	 	 
	 	 	 	 
	ARTICLE 34	 	REGULATORY APPROVAL
	 	 	40	 

(ii)

 

INDEX

	 	 	 	 	 
	 	 	Pages	 
	Abatement Event
	 	 	16	 
	Abatement Notice
	 	 	16	 
	ADA
	 	 	11	 
	Additional Rent
	 	 	4	 
	Affiliate
	 	 	22	 
	Affiliated Assignee
	 	 	23	 
	Alterations
	 	 	12	 
	Applicant
	 	Exhibit E	 
	Approved Working Drawings
	 	Exhibit D	 
	Architect
	 	Exhibit D	 
	ATM Equipment
	 	 	38	 
	ATM Signage
	 	 	38	 
	Base Year
	 	 	2	 
	Base, Shell and Core
	 	Exhibit D	 
	Basic Rental
	 	 	1	 
	Beneficiary
	 	Exhibit E	 
	BOMA Standard
	 	 	3	 
	Brokers
	 	 	2	 
	Cash Security Deposit
	 	 	7	 
	Cash Security Deposit/Letter of Credit
	 	 	2	 
	Claims
	 	 	18	 
	Code
	 	Exhibit D	 
	Commencement Date
	 	 	1	 
	Construction Drawings
	 	Exhibit D	 
	Contingency
	 	 	41	 
	Contractor
	 	 	3	 
	Control
	 	 	23	 
	Cosmetic Alterations
	 	 	12	 
	Cost Proposal
	 	Exhibit D	 
	Cost Proposal Delivery Date
	 	Exhibit D	 
	Damage Repair Estimate
	 	 	23	 
	Development Work
	 	Exhibit F	 
	Direct Costs
	 	 	4	 
	Dispute Notice
	 	 	7	 
	Eligibility Period
	 	 	16	 
	Engineers
	 	Exhibit D	 
	Estimate
	 	 	6	 
	Estimate Statement
	 	 	6	 
	Estimated Excess
	 	 	6	 
	Estoppel Certificate
	 	 	30	 
	Event of Default
	 	 	26	 
	Excess
	 	 	5	 
	Expiration Date
	 	 	1	 
	FDIC
	 	 	41	 
	Final Space Plan
	 	Exhibit D	 
	Final Working Drawings
	 	Exhibit D	 

(iii)

 

	 	 	 	 	 
	 	 	Pages	 
	Force Majeure
	 	 	31	 
	Hazardous Material
	 	 	32	 
	Improvement Allowance
	 	Exhibit D	 
	Improvement Allowance Items
	 	Exhibit D	 
	Improvements
	 	Exhibit D	 
	Indemnity Letter
	 	 	41	 
	Initial Installment of Basic Rental
	 	 	2	 
	Interest Notice
	 	 	40	 
	Landlord
	 	 	1	 
	Landlord Coordination Fee
	 	Exhibit D	 
	Landlord Parties
	 	 	18	 
	Laws
	 	 	32	 
	Lease
	 	 	1	 
	Lease Year
	 	 	3	 
	Letter of Credit
	 	 	8	 
	LOC Delivery Date
	 	 	8	 
	LOC Expiration Date
	 	 	8	 
	Market Rent
	 	 	39	 
	OCC
	 	 	41	 
	Operating Costs
	 	 	5	 
	Option
	 	 	39	 
	Option Rent
	 	 	39	 
	Option Rent Notice
	 	 	40	 
	Option Term
	 	 	39	 
	Original Tenant
	 	 	38	 
	Outside Agreement Date
	 	 	40	 
	Over-Allowance Amount
	 	Exhibit D	 
	Parking Passes
	 	 	2	 
	Permits
	 	Exhibit D	 
	Permitted Use
	 	 	2	 
	Premises
	 	 	1	 
	Project
	 	 	1	 
	Real Property
	 	 	4	 
	Release Date
	 	 	23	 
	Rent
	 	 	4	 
	Rental Tax
	 	 	4	 
	Review Notice
	 	 	6	 
	Review Period
	 	 	6	 
	Rules and Regulations
	 	 	35	 
	Second Estoppel Notice
	 	 	30	 
	Second SNDA Request
	 	 	25	 
	Security Deposit Laws
	 	 	9	 
	SNDA
	 	 	25	 
	Specifications
	 	Exhibit D	 
	Square Footage
	 	 	1	 
	Standard Improvement Package
	 	Exhibit D	 
	Stated Amount
	 	 	8	 
	Statement
	 	 	6	 
	Substantial Completion
	 	Exhibit D	 
	Tax Costs
	 	 	4	 
	Tax Costs Base Year
	 	 	6	 

(iv)

 

	 	 	 	 	 
	 	 	Pages	 
	Tenant
	 	 	1	 
	Tenant Bank
	 	 	23	 
	Tenant Delays
	 	Exhibit D	 
	Tenant Improvements
	 	 	11	 
	Tenant’s Acceptance
	 	 	40	 
	Tenant’s Proportionate Share
	 	 	2	 
	Tenant’s Signage
	 	 	37	 
	Term
	 	 	1	 
	Time Deadlines
	 	Exhibit D	 
	Transfer
	 	 	22	 
	Transfer Premium
	 	 	22	 
	Transferee
	 	 	22	 
	Vault
	 	 	13	 
	Vendors
	 	Exhibit F	 

(v)

 

STANDARD OFFICE LEASE

     This Standard Office Lease (“Lease”) is made and entered into as of this 18th day
of August, 2008, by and between CH REALTY III/HAYDEN FERRY I, L.L.C., a Delaware limited liability
company (“Landlord”), and UNITED BUSINESS HOLDINGS, INC., a Nevada corporation (“Tenant”).

     Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the premises located
on a portion of the first (1st) floor, as designated on the plan attached hereto and
incorporated herein as Exhibit “A” (“Premises”), of the project (“Project”) whose address is 80
East Rio Salado Parkway, Tempe, Arizona for the Term and upon the terms and conditions hereinafter
set forth, and Landlord and Tenant hereby agree as follows:

ARTICLE 1

BASIC LEASE PROVISIONS

	 	 	 	 	 
	A.

	 	Term:
	 	Ten (10) years and Four (4) months.
	 
	 	 	 	 
	 

	 	Commencement Date:
	 	The earlier of: (i) the date Tenant first commences to
conduct business in all or any portion of the Premises, or
(ii) the date of Substantial Completion of Improvements (as
such terms are defined in Sections 5.1 and 2.1 of the
Tenant Work Letter attached hereto as Exhibit “D”,
respectively) in the Premises. The Commencement Date is
anticipated to be on or about April 1, 2009.
	 
	 	 	 	 
	 

	 	Expiration Date:
	 	The date immediately preceding the one hundred
twenty-fourth (124th) monthly anniversary of the
Commencement Date; provided, however, that if the
Commencement Date is a date other than the first
(1st) day of a month, the Expiration Date shall
be the last day of the month which is one hundred
twenty-four (124) months after the month in which the
Commencement Date falls, unless extended or earlier
terminated pursuant to this Lease.
	 
	 	 	 	 
	B.

	 	Square Footage:
	 	8,076 rentable square feet.
	 
	 	 	 	 
	C.

	 	Basic Rental	 	 

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	Approx. Annual
	Months	 	Annual	 	Monthly	 	Basic Rental
	During Term	 	Basic Rental	 	Basic Rental	 	Per Rentable Square Foot
	1-16*
	 	$	274,584.00	 	 	$	22,882.00	 	 	$	34.00	 
	17-28
	 	$	282,821.52	 	 	$	23,568.46	 	 	$	35.02	 
	29-40
	 	$	291,301.32	 	 	$	24,275.11	 	 	$	36.07	 
	41-52
	 	$	300,023.40	 	 	$	25,001.95	 	 	$	37.15	 
	53-64
	 	$	309,068.52	 	 	$	25,755.71	 	 	$	38.27	 

 

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	Approx. Annual
	Months	 	Annual	 	Monthly	 	Basic Rental
	During Term	 	Basic Rental	 	Basic Rental	 	Per Rentable Square Foot
	65-76
	 	$	318,355.92	 	 	$	26,529.66	 	 	$	39.42	 
	77-88
	 	$	327,885.60	 	 	$	27,323.80	 	 	$	40.60	 
	89-100
	 	$	337,738.32	 	 	$	28,144.86	 	 	$	41.82	 
	101-112
	 	$	347,833.32	 	 	$	28,986.11	 	 	$	43.07	 
	113-124
	 	$	358,251.36	 	 	$	29,854.28	 	 	$	44.36	 

 

			
	*	 	Subject to abatement as provided in Section 3(a) below.

	 	 	 	 	 
	D.

	 	Base Year:
	 	2008.
	 
	 	 	 	 
	E.

	 	Tenant’s Proportionate Share:
	 	3.98%.
	 
	 	 	 	 
	F.

	 	Cash Security Deposit/Letter of Credit:
	 	See Article 4 of this Lease.
	 
	 	 	 	 
	G.

	 	Permitted Use:
	 	Subject to Tenant obtaining and maintaining at all times during
the Term of this Lease all necessary permits and
governmental approvals, the
Premises shall be used only for
the purpose of operating a
federally or state chartered
bank branch office used
primarily as an office for
lending money, issuing credit,
and accepting deposits and
paying interest thereon and
ancillary uses directly related
thereto; provided, however such
use shall at all times during
the Term be consistent with the
character of the Project as a
first-class office project.
	 
	 	 	 	 
	H.

	 	Brokers:
	 	Colliers International
representing Tenant and CB
Richard Ellis, Inc. representing
Landlord.
	 
	 	 	 	 
	I.

	 	Parking Passes:
	 	Tenant shall rent twenty (20)
unreserved uncovered parking
passes, upon the terms and
conditions and at the rate
provided in Article 23 hereof.
	 
	 	 	 	 
	J.

	 	Initial Installment of Basic Rental:
	 	Intentionally Omitted.

ARTICLE 2

TERM/PREMISES

     The Term of this Lease shall commence on the Commencement Date as set forth in Article 1.A. of
the Basic Lease Provisions and shall end on the Expiration Date set forth in Article 1.A. of the
Basic Lease Provisions. For purposes of this Lease, the term “Lease Year” shall mean each
consecutive twelve (12) month period during the Term, with the first (1st) Lease Year
commencing on the Commencement Date; however, (i) if the Commencement Date falls on a day other
than the first (1st) day of a calendar month, the first (1st) Lease Year
shall end on the last day of the eleventh (11th) month after the Commencement Date and
the second (2nd) and each succeeding Lease Year shall commence on the first
(1st) day of the next calendar month, and (ii) the last Lease Year shall end on the
Expiration Date. If Landlord does not deliver possession of the Premises to Tenant on or before
the anticipated Commencement Date (as set forth in Article 1.A, above), Landlord shall not be
subject to any liability for

-2-

 

its failure to do so, and such failure shall not affect the validity
of this Lease nor the obligations of Tenant hereunder. The number of rentable square feet and
usable square feet of the Premises shall be determined in accordance with the rentable area and
usable area standards set forth in ANSI Z65.1-1996 and accompanying guidelines, as promulgated by
the Building Owners and Managers Association (“BOMA Standard”). Within ninety (90) days after
Landlord’s approval of the Final Space Plan (as defined in Section 3.2 of the Tenant Work Letter),
Landlord’s architect or space planner, in consultation with Tenant’s Architect (as defined in
Section 3.1 of the Tenant Work Letter), will determine the rentable square footage and usable
square footage of the Premises in accordance with the BOMA Standard and all figures in this Lease
which vary based upon such square footage (including, without limitation, Basic Rental, Tenant’s
Proportionate Share and the “Improvement Allowance,” as that term is defined in Section 2.1 of the
Tenant Work Letter) shall be retroactively adjusted based upon such square footage figures. Any
such adjustments shall be reflected in the Commencement Letter, which Commencement Letter shall be
in a form substantially similar to that attached hereto as Exhibit “C”, and which Tenant shall
execute and return to Landlord within five (5) days of receipt thereof. Failure of Tenant to
timely execute and deliver the Commencement Letter shall constitute acknowledgment by Tenant that
the statements included in such notice are true and correct, without exception, including the
number of rentable square feet and usable square feet of the Premises set forth therein.

ARTICLE 3

RENTAL

     (a) Basic Rental. Tenant agrees to pay to Landlord during the Term hereof, at
Landlord’s office or to such other person or at such other place as directed from time to time by
written notice to Tenant from Landlord, the monthly and annual sums as set forth in Article 1.C. of
the Basic Lease Provisions, payable in advance on the first (1st) day of each calendar
month, without demand, setoff or deduction, and in the event this Lease commences or the date of
expiration of this Lease occurs other than on the first (1st) day or last day of a
calendar month, the rent for such month shall be prorated. Notwithstanding anything to the
contrary contained herein and provided that Tenant faithfully performs all of the terms and
conditions of this Lease, Landlord hereby agrees to abate one hundred percent (100%) of Tenant’s
obligation to pay monthly Basic Rental for the first (1st) , second (2nd),
third (3rd) and fourth (4th) full calendar months of the initial Term only.
During such abatement period, Tenant shall still be responsible for the payment of all of its other
monetary obligations under this Lease, including any applicable Rental Tax and parking charges. In
the event of a default by Tenant under the terms of this Lease that results in early termination
pursuant to the provisions of Section 20(a) of this Lease, then as a
part of the recovery set forth in Article 20 of this Lease, Landlord shall be entitled to the
recovery of the monthly Basic Rental that was abated under the provisions of this Section 3(a).

     (b) Increase in Direct Costs. The term “Base Year” means the calendar year set forth
in Article 1.D. of the Basic Lease Provisions. If, in any calendar year during the Term of this
Lease, the “Direct Costs” (as hereinafter defined) paid or incurred by Landlord shall be higher
than the Direct Costs for the Base Year, Tenant shall pay an additional sum for each such
subsequent calendar year equal to the product of the amount set forth in Article 1.E. of the Basic
Lease Provisions multiplied by such increased amount of “Direct Costs.” In the event either the
Premises and/or the Project is expanded or reduced, then Tenant’s Proportionate Share shall be
appropriately adjusted, and as to the calendar year in which such change occurs, Tenant’s
Proportionate Share for such calendar year shall be determined on the basis of the number of days
during that particular calendar year that such Tenant’s Proportionate Share was in effect. In the
event this Lease shall terminate on any date other than the last day of a calendar year, the
additional sum payable hereunder by Tenant during the calendar year in which this Lease terminates
shall be prorated on the basis of the relationship which the number of days which have elapsed from
the commencement of said calendar year to and including said date on which this Lease terminates
bears to

-3-

 

three hundred sixty five (365). Any and all amounts due and payable by Tenant pursuant to
this Lease (other than Basic Rental) shall be deemed “Additional Rent” and Landlord shall be
entitled to exercise the same rights and remedies upon default in these payments as Landlord is
entitled to exercise with respect to defaults in monthly Basic Rental payments. Basic Rental and
Additional Rent may be collectively referred to herein as “Rent”. At the same time as any payment
of Rent is to be made by Tenant hereunder, Tenant shall also pay (directly to Landlord unless
otherwise instructed by Landlord) any and all rental taxes, gross receipts taxes, transaction
privilege taxes, sales taxes, and/or similar taxes levied currently or in the future on the Rent
amount then due or otherwise assessed in connection with the rental activity then occurring
(collectively, “Rental Tax”).

     (c) Definitions. As used herein the term “Direct Costs” shall mean the sum of the
following:

          (i) “Tax Costs”, which shall mean any and all real estate taxes and other similar charges on
real property or improvements, assessments, water and sewer charges, and all other charges
assessed, reassessed or levied upon the Project and appurtenances thereto and the parking or other
facilities thereof, or the real property thereunder (collectively the “Real Property”) or
attributable thereto or on the rents, issues, profits or income received or derived therefrom which
are assessed, reassessed or levied by the United States, the State of Arizona, any applicable
county within the State of Arizona, any applicable city, town or other local government authority
within the State of Arizona, and/or any other agency or political subdivision of the State of
Arizona, and shall include Landlord’s reasonable legal fees, costs and disbursements incurred in
connection with proceedings for reduction of Tax Costs or any part thereof; provided, however, if
at any time after the date of this Lease the methods of taxation now prevailing shall be altered so
that in lieu of or as a supplement to or a substitute for the whole or any part of any Tax Costs,
there shall be assessed, reassessed or levied (a) a tax, assessment, reassessment, levy, imposition
or charge wholly or partially as a net income, capital or franchise levy or otherwise on the rents,
issues, profits or income derived therefrom, or (b) a tax, assessment, reassessment, levy
(including but not limited to any municipal, state or federal levy), imposition or charge measured
by or based in whole or in part upon the Real Property and imposed upon Landlord, then except to
the extent such items are payable by Tenant under Article 6 below, such taxes, assessments,
reassessments or levies or the part thereof so measured or based, shall be deemed to be included in
the term “Direct Costs.” In no event shall Tax Costs included in Direct Costs for any year
subsequent to the Base Year be less than the amount of Tax Costs included in Direct Costs for the
Base Year; provided, however, that in the event that Tax Costs in any subsequent year to the Tax
Costs Base Year (as that term is defined in Section 3(d)(i) below) are less than Tax Costs
included in Direct Costs for the Tax Costs Base Year, Tenant’s Proportionate Share of Tax Costs for
such year shall be zero. In addition, when calculating Tax Costs for the Base Year, special
assessments shall only be deemed included in Tax Costs for the Base Year to the extent that such
special assessments are included in Tax Costs for the applicable subsequent calendar year during
the Term.

          (ii) “Operating Costs”, which shall mean all costs and expenses incurred by Landlord in
connection with the maintenance, operation, replacement, ownership and repair of the Project, the
equipment, the intrabuilding cabling and wiring, adjacent walks, malls and landscaped and common
areas and the parking structure, areas and facilities of the Project. Operating Costs shall
include but not be limited to, salaries, wages, medical, surgical and general welfare benefits and
pension payments, payroll taxes, fringe benefits, employment taxes, workers’ compensation, uniforms
and dry cleaning thereof for all persons who perform duties connected with the operation,
maintenance and repair of the Project, its equipment, the intrabuilding cabling and wiring and the
adjacent walks and landscaped areas, including gardening, security, parking, operating engineer,
elevator, painting, plumbing, electrical, carpentry, heating, ventilation, air conditioning and
window washing; hired services; a reasonable allowance for depreciation of the cost of acquiring or
the rental expense of personal property used in the

-4-

 

maintenance, operation and repair of the
Project; accountant’s fees incurred in the preparation of rent adjustment statements; legal fees;
real estate tax consulting fees; personal property taxes on property used in the maintenance and
operation of the Project; fees, costs, expenses or dues payable pursuant to the terms of any
covenants, conditions or restrictions or owners’ association pertaining to the Project; capital
expenditures incurred to effect economies of operation of, or stability of services to, the Project
and capital expenditures required by government regulations, laws, or ordinances including, but not
limited to the Americans with Disabilities Act; provided, however, that any such permitted capital
expenditure shall be amortized (with interest at ten percent (10%) per annum) over its useful life;
costs incurred (capital or otherwise) on a regular recurring basis every three (3) or more years
for certain maintenance projects (e.g., parking lot slurry coat or replacement of lobby and
elevator cab carpeting); the cost of all charges for electricity, gas, water and other utilities
furnished to the Project, including any taxes thereon; the cost of all charges for fire and
extended coverage, liability and all other insurance in connection with the Project carried by
Landlord; the cost of all building and cleaning supplies and materials; the cost of all charges for
cleaning, maintenance and service contracts and other services with independent contractors and
administration fees; a property management fee (which fee may be imputed if Landlord has
internalized management or otherwise acts as its own property manager) and license, permit and
inspection fees relating to the Project. In the event, during any calendar year, the Project is
less than ninety-five percent (95%) occupied at all times, Operating Costs shall be adjusted to
reflect the Operating Costs of the Project as though ninety-five percent (95%) were occupied at all
times, and the increase or decrease in the sums owed hereunder shall be based upon such Operating
Costs as so adjusted. In no event shall costs for any item of utilities included in Direct Costs
for any year subsequent to the Base Year be less than the amount included in Direct Costs for the
Base Year for such utility item. Notwithstanding anything to the contrary set forth in this
Article 3, when calculating Operating Costs for the Base Year, unless Operating Costs for the
applicable subsequent calendar year include the applicable following items, Operating Costs shall
exclude (a) increases due to extraordinary circumstances including, but not limited to,
labor-related boycotts and strikes, utility rate hikes, utility conservation surcharges, or other
surcharges, insurance premiums resulting from terrorism coverage, catastrophic events and/or the
management of environmental risks, and (b) amortization of any capital items including, but not
limited to, capital improvements, capital repairs and capital replacements (including such
amortized costs where the actual improvement, repair or replacement was made in prior years).

     (d) Determination of Payment.

          (i) If for any calendar year ending or commencing within the Term, Tenant’s Proportionate
Share of Direct Costs for such calendar year exceeds Tenant’s Proportionate Share of Direct Costs
for the Base Year, then Tenant shall pay to Landlord, in the manner set forth in Sections 3(d)(ii)
and (iii) below, and as Additional Rent, an amount equal to the excess (the “Excess”). However,
notwithstanding the foregoing, effective as of January 1, 2010, with regard to the entire Premises,
Tax Costs includable in Direct Costs pursuant to Section 3(c)(i) above shall be excluded from
Direct Costs such that if this Lease extends beyond December 31, 2010, Tenant shall only be
responsible for Tenant’s Proportionate Share of increases in such Tax Costs over and above the
amount incurred for calendar year 2010 (the “Tax Costs Base Year”).

          (ii) As soon as reasonably practicable following the end of each calendar year, Landlord shall
give Tenant a yearly expense estimate statement (the “Estimate Statement”) which shall set forth
Landlord’s reasonable estimate (the “Estimate”) of what the total amount of Direct Costs for the
then-current calendar year shall be and the estimated Excess (the “Estimated Excess”) as calculated
by comparing Tenant’s Proportionate Share of Direct Costs for such calendar year, which shall be
based upon the Estimate, to Tenant’s Proportionate Share of Direct Costs for the Base Year. The
failure of Landlord to timely furnish the Estimate Statement for any calendar year shall not
preclude Landlord from subsequently enforcing its rights to collect any Estimated Excess under this
Article 3, once such

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Estimated Excess has been determined by Landlord (provided that in the event
that such failure continues for a period of six (6) months following receipt of written notice of
such failure from Tenant, then Tenant may elect to seek specific performance). If pursuant to the
Estimate Statement an Estimated Excess is calculated for the then-current calendar year, Tenant
shall pay, with its next installment of Monthly Basic Rental due, a fraction of the Estimated
Excess for the then-current calendar year (reduced by any amounts paid pursuant to the last
sentence of this Section 3(d)(ii)). Such fraction shall have as its numerator the number of months
which have elapsed in such current calendar year to the month of such payment, both months
inclusive, and shall have twelve (12) as its denominator. Until a new Estimate Statement is
furnished, Tenant shall pay monthly, with the Monthly Basic Rental installments, an amount equal to
one-twelfth (1/12) of the total Estimated Excess set forth in the previous Estimate Statement
delivered by Landlord to Tenant.

          (iii) In addition, on or before the first (1st) day of May, Landlord shall give to
Tenant a statement (the “Statement”) which shall state the Direct Costs incurred or accrued for
such preceding calendar year, and which shall indicate the amount, if any, of the Excess. Upon
receipt of the Statement for each calendar year during the Term, if amounts paid by Tenant as
Estimated Excess are less than the actual Excess as specified on the Statement, Tenant shall pay,
with its next installment of monthly Basic Rental due, the full amount of the Excess for such
calendar year, less the amounts, if any, paid during such calendar year as Estimated Excess. If,
however, the Statement indicates that amounts paid by Tenant as Estimated Excess are greater than
the actual Excess as specified on the Statement, such overpayment shall be credited against
Tenant’s next installments of Estimated Excess. The failure of Landlord to timely furnish the
Statement for any calendar year shall not prejudice Landlord from enforcing its rights under this
Article 3, once such Statement has been delivered. Even though the Term has expired and Tenant has
vacated the Premises, when the final determination is made of Tenant’s Proportionate Share of the
Direct Costs for the calendar year in which this Lease terminates, if an Excess is present, Tenant
shall immediately pay to Landlord an amount as calculated pursuant to the provisions of this
Section 3(d). The provisions of this Section 3(d)(iii) shall survive the expiration or earlier
termination of the Term.

          (iv) If the Project is a part of a multi-building development, those Direct Costs attributable
to such development as a whole (and not attributable solely to any individual building therein)
shall be allocated by Landlord to the Project and to the other buildings within such
development on an equitable basis.

     (e) Audit Right. Within one hundred twenty (120) days after receipt of a Statement by
Tenant (“Review Period”), if Tenant disputes the amount set forth in the Statement, Tenant’s
employees or an independent certified public accountant (which accountant is in good standing with
the Arizona State Board of Accountancy and is not retained on a contingency fee basis), designated
by Tenant, may, after reasonable notice to Landlord (“Review Notice”) and at reasonable times,
inspect Landlord’s records at Landlord’s offices, provided that Tenant is not then in default after
expiration of all applicable cure periods and provided further that Tenant and such accountant or
representative shall, and each of them shall use their commercially reasonable efforts to cause
their respective agents and employees to, maintain all information contained in Landlord’s records
in strict confidence. Notwithstanding the foregoing, Tenant shall only have the right to review
Landlord’s records one (1) time during any twelve (12) month period. If after such inspection, but
within thirty (30) days after the Review Period, Tenant notifies Landlord in writing (“Dispute
Notice”) that Tenant still disputes such amounts, a certification as to the proper amount shall be
made in accordance with Landlord’s standard accounting practices, at Tenant’s expense, by an
independent certified public accountant selected by Landlord and who is in good standing with the
Arizona State Board of Accountancy. Tenant’s failure to deliver the Review Notice within the
Review Period or to deliver the Dispute Notice within thirty (30) days after the Review Period
shall be deemed to constitute Tenant’s approval of such Statement and Tenant, thereafter, waives
the right

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or ability to dispute the amounts set forth in such Statement. If Tenant timely delivers
the Review Notice and the Dispute Notice, Landlord shall cooperate in good faith with Tenant and
the accountant to show Tenant and the accountant the information upon which the certification is to
be based. However, if such certification by the accountant proves that the Direct Costs set forth
in the Statement were overstated by more than ten percent (10%), then the cost of the accountant
and the cost of such certification shall be paid for by Landlord. Promptly following the parties
receipt of such certification, the parties shall make such appropriate payments or reimbursements,
as the case may be, to each other, as are determined to be owing pursuant to such certification.
Tenant agrees that this section shall be the sole method to be used by Tenant to dispute the amount
of any Direct Costs payable by Tenant pursuant to the terms of this Lease, and Tenant hereby waives
any other rights at law or in equity relating thereto.

ARTICLE 4

SECURITY DEPOSIT/LETTER OF CREDIT

     (a) Cash Security Deposit. Tenant has deposited or concurrently herewith is
depositing with Landlord the sum (the “Cash Security Deposit”) of Thirty One Thousand Four Hundred
Forty and 93/100 Dollars ($31,440.93) (which amount includes the applicable Rental Tax and parking
charges payable by Tenant at the Rental Tax and parking rates in effect as of the date of this
Lease) as security for the full and faithful performance of every provision of this Lease to be
performed by Tenant. If Tenant breaches any provision of this Lease, including but not limited to
the payment of rent, Landlord may use all or any part of the Cash Security Deposit for the payment
of any rent or any other sums in default, or to compensate Landlord for any other loss or damage
which Landlord may suffer by reason of Tenant’s default. If any portion of said Cash Security
Deposit is so used or applied, Tenant shall, within five (5) days after written demand therefor,
deposit cash with Landlord in an amount sufficient to restore the Cash Security Deposit to its full
amount. Tenant agrees that Landlord shall not be required to keep the Cash Security Deposit in
trust, segregate it or keep it separate from Landlord’s general funds, but Landlord may commingle
the Cash Security Deposit with its general funds and Tenant shall not be entitled to interest on
such Cash Security Deposit. At the expiration of the Term, and provided there exists no default by
Tenant hereunder, the Cash Security Deposit or any balance thereof
shall be returned to Tenant (or, at Landlord’s option, to Tenant’s “Transferee”, as such term
is defined in Article 15 below), provided that subsequent to the expiration of this Lease, Landlord
may retain from said Cash Security Deposit (i) an amount reasonably estimated by Landlord to cover
potential Direct Cost reconciliation payments due with respect to the calendar year in which this
Lease terminates or expires (such amount so retained shall not, in any event, exceed ten percent
(10%) of estimated Direct Cost payments due from Tenant for such calendar year through the date of
expiration or earlier termination of this Lease and any amounts so retained and not applied to such
reconciliation shall be returned to Tenant within thirty (30) days after Landlord’s delivery of the
Statement for such calendar year), (ii) any and all amounts reasonably estimated by Landlord to
cover the anticipated costs to be incurred by Landlord to remove any signage provided to Tenant
under this Lease, to remove cabling and other items required to be removed by Tenant under Section
29(b) below and to repair any damage caused by such removal (in which case any such removal and/or
repair Landlord conducts pursuant to this Section 4(a) shall occur within ninety (90) days after
the date of expiration or earlier termination of this Lease and any excess amount so retained by
Landlord shall be returned to Tenant within thirty (30) days after such removal and repair), and
(iii) any and all amounts permitted by law or this Section 4(a). Tenant hereby waives any
provisions of law, now or hereafter in effect, which provide that Landlord may claim from a
security deposit only those sums reasonably necessary to remedy defaults in the payment of rent, to
repair damage caused by Tenant or to clean the Premises, it being agreed that Landlord may, in
addition, claim those sums specified in this Section 4(a) above, and all of Landlord’s damages
under this Lease and Arizona law including, but not limited to, any damages accruing upon
termination of this Lease and/or those sums reasonably necessary

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to compensate Landlord for any
other loss or damage, foreseeable or unforeseeable, caused by the acts or omissions of Tenant or
any officer, employee, agent, contractor or invitee of Tenant.

     (b) Letter of Credit. In addition to Tenant’s obligation to pay the Cash Security
Deposit to Landlord as set forth in Section 4(a) above, on or before the date (the “LOC Delivery
Date”) upon which the Contingency (as defined in Article 34 below) is either satisfied, waived or
deemed to be waived by Tenant, Tenant shall deliver to Landlord an unconditional, irrevocable and
renewable letter of credit (“Letter of Credit”) in favor of Landlord in the form attached hereto as
Exhibit E, issued by a bank reasonably approved by Landlord with a branch which will honor draws
located in Southern California, in the principal amount (“Stated Amount”) of Three Hundred Thousand
and No/100 Dollars ($300,000.00), to be held by Landlord in accordance with the terms, provisions
and conditions of this Section 4(b). Tenant shall pay all expenses, points and/or fees incurred by
Tenant in obtaining the Letter of Credit. If the Letter of Credit delivered by Tenant is
inconsistent with the form attached hereto as Exhibit E (including, without limitation, the wrong
name or address for the Beneficiary), Landlord may so notify Tenant in writing, in which case
Tenant shall cause the Letter of Credit to be corrected within five (5) business days after such
notice. Notwithstanding the foregoing terms and conditions of this Section 4(b), if as of the date
(“LOC Expiration Date”) immediately preceding the third (3rd) anniversary of the LOC
Delivery Date, Tenant is not and has not been in default under this Lease and no circumstances then
exist which with the giving of notice or the passage of time or both would constitute a default
hereunder, then Landlord shall release the Letter of Credit and Tenant shall no longer have an
obligation to provide the Letter of Credit to Landlord from and after the LOC Expiration Date.
However, in the event that Landlord releases the Letter of Credit pursuant to the immediately
preceding sentence, Landlord shall continue to hold the Cash Security Deposit in the amount and
otherwise in accordance with the terms and conditions set forth in Section 4(a) above. On the
other hand, if as of the LOC Expiration Date either: (i) a default by Tenant has occurred or is
then occurring under this Lease, or (ii) circumstances then exist that would, with notice or lapse
of time, or both, constitute a default by Tenant, then the Letter of Credit shall not be so
released by Landlord and Tenant shall maintain the Letter of Credit in the Stated Amount throughout
the remaining Term of this Lease. The Letter of Credit shall state that an authorized officer or
other representative of Landlord may make demand on Landlord’s behalf for the Stated Amount of the
Letter of Credit, or any portion thereof, and that the issuing bank must immediately honor such
demand,
without qualification or satisfaction of any conditions, except the proper identification of
the party making such demand. In addition, the Letter of Credit shall indicate that it is
transferable in its entirety by Landlord as beneficiary and that upon receiving written notice of
transfer, and upon presentation to the issuing bank of the original Letter of Credit, the issuer or
confirming bank will reissue the Letter of Credit naming such transferee as the beneficiary.
Tenant shall be responsible for the payment to the issuing bank of any transfer costs imposed by
the issuing bank in connection with any such transfer. If (A) the Letter of Credit is not released
by Landlord as set forth in this Section 4(b) above and the term of the Letter of Credit held by
Landlord will expire prior to the last day of the Term and the Letter of Credit is not extended, or
a new Letter of Credit for an extended period of time is not substituted, in either case at least
(30) days prior to the expiration of the Letter of Credit, or (B) Tenant commits a default with
respect to any provision of this Lease, including the filing of a voluntary petition under Title 11
of the United States Code (i.e., the Bankruptcy Code), or otherwise becomes a debtor in any case or
proceeding under the Bankruptcy Code, as now existing or hereinafter amended, or any similar law or
statute, Landlord may (but shall not be required to) draw upon all or any portion of the Stated
Amount of the Letter of Credit, and the proceeds received from such draw shall constitute
Landlord’s property (and not Tenant’s property or the property of the bankruptcy estate of Tenant)
and Landlord may then use, apply or retain all or any part of the proceeds (1) for the payment of
any sum which is in default, (2) to reimburse Landlord for costs incurred by Landlord in connection
with this Lease (including, without limitation, any costs incurred by Landlord to improve the
Premises, any Improvement Allowance, and any brokerage commissions and attorneys’ fees), (3) for
the payment of any other amount which Landlord may spend or become obligated to spend by reason of
Tenant’s default, (4) to compensate Landlord for any loss or

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damage which Landlord may suffer by
reason of Tenant’s default or (5) as prepaid rent to be applied against Tenant’s Basic Rental
obligations for the last month of the Term and the immediately preceding month(s) of the Term until
the remaining proceeds are exhausted. If any portion of the Letter of Credit proceeds are so used
or applied, Tenant shall, within ten (10) days after demand therefor, post an additional Letter of
Credit in an amount to cause the aggregate amount of the unused proceeds and such new Letter of
Credit to equal the Stated Amount required in this Section 4(b) above. Landlord shall not be
required to keep any proceeds from the Letter of Credit separate from its general funds. Should
Landlord sell its interest in the Premises during the Term and if Landlord deposits with the
purchaser thereof the Letter of Credit or any proceeds of the Letter of Credit, thereupon Landlord
shall be discharged from any further liability with respect to the Letter of Credit and said
proceeds and Tenant shall look solely to such transferee for the return of the Letter of Credit or
any proceeds therefrom. The Letter of Credit or any remaining proceeds of the Letter of Credit
held by Landlord after expiration of the Term, after any deductions described in this Section 4(b)
above, shall be returned to Tenant or, at Landlord’s option, to the last assignee of Tenant’s
interest hereunder, within sixty (60) days following the expiration of the Term.

     (c) The use, application or retention of the Letter of Credit, the proceeds or any portion
thereof, shall not prevent Landlord from exercising any other rights or remedies provided under
this Lease, it being intended that Landlord shall not be required to proceed against the Letter of
Credit, and such use, application or retention of the Letter of Credit shall not operate as a
limitation on any recovery to which Landlord may otherwise be entitled. No trust relationship is
created herein between Landlord and Tenant with respect to the Letter of Credit.

     (d) Landlord and Tenant acknowledge and agree that in no event or circumstance shall the
Letter of Credit, any renewal thereof or substitute therefor or the proceeds thereof be deemed to
be or treated as a “security deposit” under any applicable law. Landlord and Tenant hereby agree
that any and all laws, rules and regulations applicable to security deposits in the commercial
context (“Security Deposit Laws”) shall have no applicability or relevancy to the Letter of Credit
and each party waives any and all rights, duties and obligations such party may now have or, in the
future, will have relating to or arising from the Security Deposit Laws.

     (e) The provisions of this Section 4(b) shall survive the expiration or earlier termination of
this Lease.

ARTICLE 5

HOLDING OVER

     Should Tenant, without Landlord’s written consent, hold over after termination of this Lease,
Tenant shall, at Landlord’s option, become either a tenant at sufferance or a month-to-month tenant
upon each and all of the terms herein provided as may be applicable to such a tenancy and any such
holding over shall not constitute an extension of this Lease. During such holding over, Tenant
shall pay in advance, monthly, Basic Rental at a rate equal to one hundred fifty percent (150%) of
the rate in effect for the last month of the Term of this Lease or one hundred fifty percent (150%)
of Landlord’s then asking rate for comparable space in the Project, whichever is greater, in
addition to, and not in lieu of, all other payments required to be made by Tenant hereunder
including but not limited to Tenant’s Proportionate Share of any increase in Direct Costs. Nothing
contained in this Article 5 shall be construed as consent by Landlord to any holding over of the
Premises by Tenant, and Landlord expressly reserves the right to require Tenant to surrender
possession of the Premises to Landlord as provided in this Lease upon the expiration or earlier
termination of the Term. If Tenant fails to surrender the Premises upon the expiration or
termination of this Lease, Tenant agrees to indemnify, defend and hold Landlord harmless

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from and
against all costs, loss, expense or liability, including without limitation, claims made by any
succeeding tenant and real estate brokers claims and attorney’s fees and costs.

ARTICLE 6

OTHER TAXES

     Tenant shall pay, prior to delinquency, all taxes assessed against or levied upon trade
fixtures, furnishings, equipment and all other personal property of Tenant located in the Premises.
In the event any or all of Tenant’s trade fixtures, furnishings, equipment and other personal
property shall be assessed and taxed with property of Landlord, or if the cost or value of any
leasehold improvements in the Premises exceeds the cost or value of a Project-standard buildout as
determined by Landlord and, as a result, real property taxes for the Project are increased, Tenant
shall pay to Landlord, within ten (10) days after delivery to Tenant by Landlord of a written
statement setting forth such amount, the amount of such taxes applicable to Tenant’s property or
above-standard improvements. Tenant shall assume and pay to Landlord at the time Basic Rental next
becomes due (or if assessed after the expiration of the Term, then within ten (10) days), any
excise, sales, use, rent, occupancy, garage, parking, gross receipts or other taxes (other than net
income taxes) which may be assessed against or levied upon Landlord on account of the letting of
the Premises or the payment of Basic Rental or any other sums due or payable hereunder, and which
Landlord may be required to pay or collect under any law now in effect or hereafter enacted. In
addition to Tenant’s obligation pursuant to the immediately preceding sentence, Tenant shall pay
directly to the party or entity entitled thereto all business license fees, gross receipts taxes
and similar taxes and impositions which may from time to time be assessed against or levied upon
Tenant, as and when the same become due and before delinquency. Notwithstanding anything to the
contrary contained herein, any sums payable by Tenant under this Article 6 shall not be included in
the computation of “Tax Costs.”

ARTICLE 7

USE

     Tenant shall use and occupy the Premises only for the use set forth in Article 1.G. of the
Basic Lease Provisions and shall not use or occupy the Premises or permit the same to be used or
occupied for any other purpose without the prior written consent of Landlord, which consent may be
given or withheld in Landlord’s sole and absolute discretion, and Tenant agrees that it will use
the Premises in such a manner so as not to interfere with or infringe upon the rights of other
tenants or occupants in the Project. Tenant shall, at its sole cost and expense, promptly comply
with all laws, statutes, ordinances, governmental regulations or requirements now in force or which
may hereafter be in force relating to or affecting (a) the condition, use or occupancy of the
Premises or the Project (excluding structural changes to the Project not related to Tenant’s
particular use of the Premises), and (b) improvements installed or constructed in the Premises by
or for the benefit of Tenant. Except for occasional meetings and special events, Tenant shall not
permit more than six (6) people per one thousand (1,000) rentable square feet of the Premises to
occupy the Premises at any time; provided, however, that Tenant acknowledges that if more than six
(6) people per thousand (1,000) rentable square feet of the Premises occupy the Premises at any
time, the Project systems may not be sufficient for Tenant’s use and Landlord shall have no
liability or responsibility for the inadequacy of such systems. Tenant shall not do or permit to
be done anything which would invalidate or increase the cost of any fire and extended coverage
insurance policy covering the Project and/or the property located therein and Tenant shall comply
with all rules, orders, regulations and requirements of any organization which sets out standards,
requirements or recommendations commonly referred to by major fire insurance underwriters, and
Tenant shall promptly upon demand reimburse Landlord for any additional premium charges for any
such insurance policy assessed or increased by reason of Tenant’s failure to comply with the
provisions of this Article. Landlord represents

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that Landlord has taken or shall take the
necessary steps to comply with what Landlord reasonably believes are the requirements of the
Americans with Disabilities Act (“ADA”) in effect as of the date of this Lease as it pertains to
the common areas within the Project. Operating Costs shall not include any cost incurred by
Landlord in connection with upgrading the Project to comply with the requirements of the ADA that
are in effect as of the date of this Lease, including penalties or damages incurred due to such
noncompliance. Notwithstanding the foregoing, Tenant shall not be required to make any structural
changes to the Premises unless such changes are required as a direct result of Tenant’s specific
use or Alterations in the Premises, or due to the negligence or willful misconduct of Tenant or
Tenant’s agents, employees or contractors.

ARTICLE 8

CONDITION OF PREMISES

     Tenant hereby agrees that, except as provided in the Tenant Work Letter attached hereto as
Exhibit “D” and made a part hereof, the Premises shall be taken “as is”, “with all faults”,
“without any representations or warranties”, and Tenant hereby agrees and warrants that it has
investigated and inspected the condition of the Premises and the suitability of same for Tenant’s
purposes, and Tenant does hereby waive and disclaim any objection to, cause of action based upon,
or claim that its obligations hereunder should be reduced or limited because of the condition of
the Premises or the Project or the suitability of same for Tenant’s purposes. Tenant acknowledges
that neither Landlord nor any agent nor any employee of Landlord has made any representations or
warranty with respect to the Premises or the Project or with respect to the suitability of either
for the conduct of Tenant’s business and Tenant expressly warrants and represents that Tenant has
relied solely on its own investigation and inspection of the Premises and the Project in its
decision to enter into this Lease and let the Premises in the above-described condition.
Notwithstanding the foregoing, Landlord shall, at its sole cost and expense and
throughout the initial Term of the Lease and the Option Term (if applicable), repair any
structural and/or latent design or construction defects in the original construction of the Project
of which Landlord has notice or that Landlord discovers. The Premises shall be initially improved
as provided in, and subject to, the Tenant Work Letter attached hereto as Exhibit “D” and made a
part hereof. The existing leasehold improvements in the Premises as of the date of this Lease,
together with the Improvements (as defined in the Tenant Work Letter) may be collectively referred
to herein as the “Tenant Improvements.” The taking of possession of the Premises by Tenant shall
conclusively establish that the Premises and the Project were at such time in satisfactory
condition. Tenant hereby waives any provisions of law which would otherwise permit Tenant to make
repairs required of Landlord under this Lease.

ARTICLE 9

REPAIRS AND ALTERATIONS

     (a) Landlord’s Obligations. Landlord shall maintain the structural portions of the
Project, including the foundation, floor/ceiling slabs, roof, curtain wall, exterior glass,
columns, beams, shafts, stairs, stairwells, elevator cabs and common areas, and shall also maintain
and repair the basic mechanical, electrical, life safety, plumbing, sprinkler systems and heating,
ventilating and air-conditioning systems.

     (b) Tenant’s Obligations. Except as expressly provided as Landlord’s obligation in
this Article 9, Tenant shall keep the Premises in good condition and repair. All damage or injury
to the Premises or the Project resulting from the act or negligence of Tenant, its employees,
agents or visitors, guests, invitees or licensees or by the use of the Premises, shall be promptly
repaired by Tenant at its sole cost and expense, to the satisfaction of Landlord; provided,
however, that for damage to the Project as a

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result of casualty or for any repairs that may impact
the mechanical, electrical, plumbing, heating, ventilation or air-conditioning systems of the
Project, Landlord shall have the right (but not the obligation) to select the contractor and
oversee all such repairs. Landlord may make any repairs which are not promptly made by Tenant
after Tenant’s receipt of written notice and the reasonable opportunity of Tenant to make said
repair within five (5) business days from receipt of said written notice, and charge Tenant for the
cost thereof, which cost shall be paid by Tenant within five (5) days from invoice from Landlord.
Tenant shall be responsible for the design and function of all non-standard improvements of the
Premises, whether or not installed by Landlord at Tenant’s request. Tenant waives all rights to
make repairs at the expense of Landlord, or to deduct the cost thereof from the rent.

     (c) Alterations.

          (i) Alterations. Tenant shall make no alterations, installations, changes or
additions in or to the Premises or the Project (collectively, “Alterations”) without Landlord’s
prior written consent which consent shall not be unreasonably withheld. Any Alterations approved
by Landlord must be performed in accordance with the terms hereof, using only contractors or
mechanics approved by Landlord in writing and upon the approval by Landlord in writing of fully
detailed and dimensioned plans and specifications pertaining to the Alterations in question, to be
prepared and submitted by Tenant at its sole cost and expense. Tenant shall at its sole cost and
expense obtain all necessary approvals and permits pertaining to any Alterations approved by
Landlord. Tenant shall cause all Alterations to be performed in a good and workmanlike manner, in
conformance with all applicable federal, state, county and municipal laws, rules and regulations,
pursuant to a valid building permit, and in conformance with Landlord’s construction rules and
regulations. If Landlord, in approving any Alterations, specifies a commencement date therefor,
Tenant shall not commence any work with respect to such Alterations prior to such date.
Notwithstanding anything to the contrary contained herein, Tenant
may make strictly cosmetic changes to the finish work in the Premises (the “Cosmetic
Alterations”) without Landlord’s consent, provided that the aggregate cost of any such alterations
does not exceed Thirty Thousand and No/100 Dollars ($30,000.00) in any twelve (12) month period,
and further provided that such alterations do not (a) require any structural or other substantial
modifications to the Premises, (b) require any changes to, nor adversely affect, the systems and
equipment of the Project, and (c) affect the exterior appearance of the Project. Tenant shall give
Landlord at least three (3) business days prior notice of such Cosmetic Alterations, which notice
shall be accompanied by reasonably adequate evidence that such changes meet the criteria contained
in this Article 9. Tenant hereby agrees to indemnify, defend, and hold Landlord free and harmless
from all liens and claims of lien, and all other liability, claims and demands arising out of any
work done or material supplied to the Premises by or at the request of Tenant in connection with
any Alterations.

          (ii) Vault Installation. Tenant shall have the right to install, at Tenant’s sole
cost and expense, a bank vault (the “Vault”) in the Premises subject to the terms of this Section
9(c)(ii). The design specifications, plans and method of installation of the Vault shall be
subject to the prior written approval of Landlord. However, for purposes of the immediately
preceding sentence, Landlord hereby approves the design specifications and plans for the Vault
attached hereto as Exhibit “D-1” and incorporated herein by this reference. In addition, Tenant’s
right to install and use the Vault shall be subject to all applicable government law and
ordinances, and all covenants, conditions and restrictions affecting the Project. Tenant hereby
acknowledges that notwithstanding Landlord’s approval of the specifications and plans for the
Vault, Landlord has made no representation or warranty to Tenant with respect to Tenant’s
compliance with such laws nor the probability of Tenant obtaining necessary permits and approvals.
In the event Tenant does not obtain the necessary permits and approvals for the Vault, Tenant’s
obligations and Landlord’s rights hereunder shall not be affected. The Vault shall be maintained
by Tenant, at Tenant’s sole cost and expense, in first-class order, condition, and repair at all
times in accordance with applicable laws and this Section 9(c)(ii). All changes, modifications or
alterations to the

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Vault shall be (a) subject to Landlord’s prior written approval, which approval
shall not be unreasonably withheld, conditioned or delayed, (b) in compliance with all applicable
laws, and (c) in keeping with the quality, design, and style of the Project. Upon the expiration
or earlier termination of this Lease, Tenant shall, at Tenant’s sole cost and expense, remove the
Vault and repair any resulting damage to the Premises to a condition reasonably satisfactory to the
Landlord. If Tenant fails to remove the Vault and restore the Premises and/or Project as provided
in the immediately preceding sentence within thirty (30) days of the expiration or earlier
termination of this Lease, then Landlord may perform such work and all costs and expenses incurred
by Landlord in performing such work shall be reimbursed by Tenant within ten (10) days after
Tenant’s receipt of an invoice therefor. Tenant’s obligations under this Section 9(c)(ii) shall
survive the expiration or earlier termination of this Lease. Tenant shall be entitled, during the
Term to designate the Vault as a secured area and to install door locks or other access control
systems as necessary to secure the Vault provided that the Vault shall be used by Tenant solely for
purposes related to securing certain valuable property, cash or confidential information as may be
required in accordance with Tenant’s operations in the Premises as a full-service retail bank.
Tenant hereby agrees and acknowledges that Landlord shall have no liability whatsoever to Tenant in
connection with the installation and/or use of the Vault by Tenant. Landlord shall enter the Vault
only upon two (2) business days’ prior notice to Tenant and only after providing Tenant with the
opportunity to have a representative of Tenant present as an escort. Landlord and Tenant hereby
agree to use commercially reasonable efforts to schedule any such entries into the Vault by
Landlord at times that are mutually convenient to both Landlord and Tenant, taking into
consideration the nature of Tenant’s operations in the Premises. Tenant agrees that Tenant shall
be responsible, at its sole cost and expense, for complying with all applicable laws regarding the
Vault and that the Vault is subject to Tenant’s indemnity and insurance obligations set forth in
Articles 13 and 14 of this Lease below.

     (d) Insurance; Liens. Prior to the commencement of any Alterations, Tenant shall
provide Landlord with evidence that Tenant carries “Builder’s All Risk” insurance in an amount
approved by Landlord covering the construction of such Alterations, and such other insurance as
Landlord may reasonably require, it being understood that all such Alterations shall be insured by
Tenant pursuant to Article 14 of this Lease immediately upon completion thereof. In addition,
Landlord may, in its discretion, require Tenant to obtain a lien and completion bond or some
alternate form of security satisfactory to Landlord in an amount sufficient to ensure the lien free
completion of such Alterations and naming Landlord as a co-obligee.

     (e) Costs and Fees; Removal. If permitted Alterations are made, they shall be made at
Tenant’s sole cost and expense and shall be and become the property of Landlord, except that
Landlord may, by written notice to Tenant given prior to the end of the Term, require Tenant at
Tenant’s expense to remove all partitions, counters, railings, Improvements and other Alterations
from the Premises, and to repair any damage to the Premises and the Project caused by such removal.
Any and all costs attributable to or related to the applicable building codes of the city in which
the Project is located (or any other authority having jurisdiction over the Project) arising from
Tenant’s plans, specifications, improvements, Alterations or otherwise shall be paid by Tenant at
its sole cost and expense. With regard to repairs, Alterations (other than Cosmetic Alterations)
or any other work arising from or related to this Article 9, Landlord shall be entitled to receive
an administrative/coordination fee (which fee shall vary depending upon whether or not Tenant
orders the work directly from Landlord but in no event shall such fee exceed seven percent (7%) of
the hard costs of such work) sufficient to compensate Landlord for all overhead, general
conditions, fees and other costs and expenses arising from Landlord’s involvement with such work.
The construction of initial improvements to the Premises shall be governed by the terms of the
Tenant Work Letter and not the terms of this Article 9, except as expressly provided in the first
sentence of this Section 9(e).

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ARTICLE 10

LIENS

     Tenant shall keep the Premises and the Project free from any mechanics’ liens, vendors liens
or any other liens arising out of any work performed, materials furnished or obligations incurred
by Tenant, and Tenant agrees to defend, indemnify and hold Landlord harmless from and against any
such lien or claim or action thereon, together with costs of suit and reasonable attorneys’ fees
and costs incurred by Landlord in connection with any such claim or action. Before commencing any
work of alteration, addition or improvement to the Premises, Tenant shall give Landlord at least
ten (10) business days’ written notice of the proposed commencement of such work (to afford
Landlord an opportunity to post appropriate notices of non-responsibility). In the event that
there shall be recorded against the Premises or the Project or the property of which the Premises
is a part any claim or lien arising out of any such work performed, materials furnished or
obligations incurred by Tenant and such claim or lien shall not be removed or discharged by bond or
otherwise within ten (10) days after Tenant receives notice of filing of any such claim or lien,
Landlord shall have the right but not the obligation to pay and discharge said lien without regard
to whether such lien shall be lawful or correct, or to require that Tenant promptly deposit with
Landlord in cash, lawful money of the United States, one hundred fifty percent (150%) of the amount
of such claim, which sum may be retained by Landlord until such claim shall have been removed of
record or until judgment shall have been rendered on such claim and such judgment shall have become
final, at which time Landlord shall have the right to apply such deposit in discharge of the
judgment on said claim and any costs, including attorneys’ fees and costs incurred by Landlord, and
shall remit the balance thereof to Tenant.

ARTICLE 11

PROJECT SERVICES

     (a) Basic Services. Landlord agrees to furnish to the Premises, at a cost to be
included in Operating Costs, from 8:00 a.m. to 6:00 p.m. Mondays through Fridays and 9:00 a.m. to
1:00 p.m. on Saturdays, excepting local and national holidays, air conditioning and heat all in
such reasonable quantities as in the judgment of Landlord is reasonably necessary for the
comfortable occupancy of the Premises. In addition, Landlord shall provide electric current for
normal lighting and normal office machines, elevator service and water on the same floor as the
Premises for lavatory and drinking purposes in such reasonable quantities as in the judgment of
Landlord is reasonably necessary for general office use and in compliance with applicable codes.
Tenant shall be responsible for retaining a bonded janitorial contractor, which contractor shall be
reasonably approved by Landlord, and Tenant hereby acknowledges that Landlord shall have no
obligation whatsoever to provide janitorial service to the Premises. Tenant shall comply with all
rules and regulations which Landlord may establish for the proper functioning and protection of the
common area air conditioning, heating, elevator, electrical, intrabuilding cabling and wiring and
plumbing systems. Except as provided in Section 11(i) below, Landlord shall not be liable for, and
there shall be no rent abatement as a result of, any stoppage, reduction or interruption of any
such services caused by governmental rules, regulations or ordinances, riot, strike, labor
disputes, breakdowns, accidents, necessary repairs or other cause. Except as specifically provided
in this Article 11, Tenant agrees to pay for all utilities and other services utilized by Tenant
and any additional building services furnished to Tenant which are not uniformly furnished to all
tenants of the Project, at the rate generally charged by Landlord to tenants of the Project for
such utilities or services.

     (b) Excess Usage. Tenant will not, without the prior written consent of Landlord, use
any apparatus or device in the Premises which will in any way increase the amount of electricity or
water usually furnished or supplied for use of the Premises as general office space; nor connect
any apparatus,

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machine or device with water pipes or electric current (except through existing
electrical outlets in the Premises), for the purpose of using electric current or water.

     (c) Additional Electrical Service. If Tenant shall require electric current in excess
of that which Landlord is obligated to furnish under Section 11(a) above, Tenant shall first obtain
the written consent of Landlord, which Landlord may refuse in its sole and absolute discretion.
Additionally, Landlord may cause an electric current meter or submeter to be installed in or about
the Premises to measure the amount of any such excess electric current consumed by Tenant in the
Premises. The cost of any such meter and of installation, maintenance and repair thereof shall be
paid for by Tenant and Tenant agrees to pay to Landlord, promptly upon demand therefor by Landlord,
for all such excess electric current consumed by any such use as shown by said meter at the rates
charged for such service by the city in which the Project is located or the local public utility,
as the case may be, furnishing the same, plus any additional expense incurred by Landlord in
keeping account of the electric current so consumed.

     (d) HVAC Balance. If any lights, machines or equipment (including but not limited to
computers and computer systems and appurtenances) are used by Tenant in the Premises which
materially affect the temperature otherwise maintained by the air conditioning system, or generate
substantially more heat in the Premises than would be generated by the building standard lights and
usual office equipment, Landlord shall have the right to install any machinery and equipment which
Landlord reasonably deems necessary to restore temperature balance, including but not limited to
modifications to the standard air conditioning equipment, and the cost thereof, including the cost
of installation and any additional cost of operation and maintenance occasioned thereby, shall be
paid by Tenant to Landlord upon demand by Landlord.

     (e) Telecommunications. Upon request from Tenant from time to time, Landlord will
provide Tenant with a listing of telecommunications and media service providers serving the
Project, and Tenant shall have the right to contract directly with the providers of its choice. If
Tenant wishes to contract with or obtain service from any provider which does not currently serve
the Project or wishes to obtain from an existing carrier services which will require the
installation of additional equipment, such provider must, prior to providing service, enter into a
written agreement with Landlord setting forth the terms and conditions of the access to be granted
to such provider. In considering the installation of any new or additional telecommunications
cabling or equipment at the Project, Landlord will consider all relevant factors in a reasonable
and non-discriminatory manner, including, without limitation, the existing availability of services
at the Project, the impact of the proposed installations upon the Project and its operations and
the available space and capacity for the proposed installations. Landlord may also consider
whether the proposed service may result in interference with or interruption of other services at
the Project or the business operations of other tenants or occupants of the Project. In no event
shall Landlord be obligated to incur any costs or liabilities in connection with the installation
or delivery of telecommunication services or facilities at the Project. All such installations
shall be subject to Landlord’s prior approval and shall be performed in accordance with the terms
of Article 9. If Landlord approves the proposed installations in accordance with the foregoing,
Landlord will deliver its standard form agreement upon request and will use commercially reasonable
efforts to promptly enter into an agreement on reasonable and non-discriminatory terms with a
qualified, licensed and reputable carrier confirming the terms of installation and operation of
telecommunications equipment consistent with the foregoing.

     (f) After-Hours Use. If Tenant requires heating, ventilation and/or air conditioning
during times other than the times provided in Section 11(a) above, Tenant shall give Landlord such
advance notice as Landlord shall reasonably require and shall pay Landlord’s standard charge for
such after-hours use.

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     (g) Reasonable Charges. Landlord may impose a reasonable charge for any utilities or
services (other than electric current and heating, ventilation and/or air conditioning which shall
be governed by Sections 11(c) and (f) above) utilized by Tenant in excess of the amount or type
that Landlord reasonably determines is typical for general office use.

     (h) Sole Electrical Representative. Tenant agrees that Landlord shall be the sole and
exclusive representative with respect to, and shall maintain exclusive control over, the reception,
utilization and distribution of electrical power, regardless of point or means of origin, use or
generation. Tenant shall not have the right to contract directly with any provider of electrical
power or services.

     (i) Abatement Event. An “Abatement Event” shall be defined as an event that prevents
Tenant from using the Premises or any portion thereof, as a result of any failure to provide
services or access to the Premises, where (i) Tenant does not actually use the Premises or such
portion thereof, and (ii) such event is not caused by the negligence or willful misconduct of
Tenant, its agents, employees or contractors. Tenant shall give Landlord notice (“Abatement
Notice”) of any such Abatement Event, and if such Abatement Event continues beyond the “Eligibility
Period” (as that term is defined below), then the Basic Rental and Tenant’s Proportionate Share of
Direct Costs and Tenant’s obligation to pay for parking shall be abated entirely or reduced, as the
case may be, after expiration of the Eligibility Period for such time that Tenant continues to be
so prevented from using, and does not use, the Premises or a portion thereof, in the proportion
that the rentable area of the portion of the Premises that Tenant is prevented from using, and does
not use, bears to the total rentable area of the Premises; provided, however, in the event that
Tenant is prevented from using, and does not use, a portion of the Premises for a period of time in
excess of the Eligibility Period and the remaining portion of the Premises is not sufficient to
allow Tenant to effectively conduct its
business therein, and if Tenant does not conduct its business from such remaining portion,
then for such time after expiration of the Eligibility Period during which Tenant is so prevented
from effectively conducting its business therein, the Basic Rental and Tenant’s Proportionate Share
of Direct Costs and Tenant’s obligation to pay for parking for the entire Premises shall be abated
entirely for such time as Tenant continues to be so prevented from using, and does not use, the
Premises. If, however, Tenant reoccupies any portion of the Premises during such period, the Basic
Rental and Tenant’s Proportionate Share of Direct Costs and Tenant’s obligation to pay for parking
allocable to such reoccupied portion, based on the proportion that the rentable area of such
reoccupied portion of the Premises bears to the total rentable area of the Premises, shall be
payable by Tenant from the date Tenant reoccupies such portion of the Premises. The term
“Eligibility Period” shall mean a period of five (5) consecutive business days after Landlord’s
receipt of any Abatement Notice(s). Such right to abate Basic Rental and Tenant’s Proportionate
Share of Direct Costs and Tenant’s obligation to pay for parking shall be Tenant’s sole and
exclusive remedy at law or in equity for an Abatement Event. If a fire or other casualty results
in Tenant’s inability to use the Premises or a portion thereof, the terms and conditions of Article
16 below shall apply rather than this Section 11(i).

ARTICLE 12

RIGHTS OF LANDLORD

     (a) Right of Entry. Landlord and its agents shall have the right to enter the
Premises at all reasonable times upon twenty-four (24) hours prior notice (except that no notice
shall be required in the case of an emergency) for the purpose of examining or inspecting the
Premises, serving or posting and keeping posted thereon notices as provided by law, or which
Landlord deems necessary for the protection of Landlord or the Project, showing the same to
prospective tenants during the last nine (9) months of the Term or Option Term (if applicable) or
any period in which an Event of Default (as defined in Article 19 hereof) exists only), lenders or
purchasers of the Project, in the case of an emergency, and for making such alterations, repairs,
improvements or additions to the Premises or to the Project as Landlord may

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deem necessary.
Landlord agrees that, except in an emergency, Landlord shall cooperate with Tenant’s reasonable
security requirements in connection with any such entry, including, without limitation, permitting
Tenant to provide an escort with respect to any such entry. If Tenant shall not be personally
present to open and permit an entry into the Premises at any time when such an entry by Landlord is
necessary or permitted hereunder (and after the required notice, if any, has been given to Tenant),
Landlord may enter by means of a master key, or may forcibly enter in the case of an emergency, in
each event without liability to Tenant and without affecting this Lease. During any entry by
Landlord under this Section 12(a), Landlord and Landlord’s employees, agents and contractors shall
use commercially reasonable efforts to minimize any disruption to Tenant’s access and use of the
Premises.

     (b) Maintenance Work. Landlord reserves the right from time to time, but subject to
payment by and/or reimbursement from Tenant as otherwise provided herein: (i) to install, use,
maintain, repair, replace, relocate and control for service to the Premises and/or other parts of
the Project pipes, ducts, conduits, wires, cabling, appurtenant fixtures, equipment spaces and
mechanical systems, wherever located in the Premises or the Project, (ii) to alter, close or
relocate any facility in the Premises or the common areas or otherwise conduct any of the above
activities for the purpose of complying with a general plan for fire/life safety for the Project or
otherwise, and (iii) to comply with any federal, state or local law, rule or order. Landlord shall
attempt to perform any such work with the least inconvenience to Tenant as is reasonably
practicable and, except as specifically provided in Section 11(i) above, in no event shall Tenant
be permitted to withhold or reduce Basic Rental or other charges due hereunder as a result of same,
make any claim for constructive eviction or otherwise make any claim against Landlord for
interruption or interference with Tenant’s business and/or operations.

     (c) Rooftop. If Tenant desires to use the rooftop of the Project for any purpose,
including the installation of communication equipment to be used from the Premises, such rights
will be granted in Landlord’s sole discretion and Tenant must negotiate the terms of any rooftop
access with Landlord or the rooftop management company or lessee holding rights to the rooftop from
time to time. Any rooftop access granted to Tenant will be at prevailing rates and will be
governed by the terms of a separate written agreement or an amendment to this Lease.

ARTICLE 13

INDEMNITY, EXEMPTION OF LANDLORD FROM LIABILITY

     (a) Indemnity. Tenant shall indemnify, defend and hold Landlord, Arden Realty, Inc.,
their subsidiaries, partners, parental or other affiliates and their respective members,
shareholders, officers, directors, employees and contractors (collectively, “Landlord Parties”)
harmless from and against any and all claims arising from Tenant’s use of the Premises or the
Project or from the conduct of its business or from any activity, work or thing which may be
permitted or suffered by Tenant in or about the Premises or the Project and shall further
indemnify, defend and hold Landlord and the Landlord Parties harmless from and against any and all
claims arising from any breach or default in the performance of any obligation on Tenant’s part to
be performed under this Lease or arising from any negligence or willful misconduct of Tenant or any
of its agents, contractors, employees or invitees, patrons, customers or members in or about the
Project and from any and all costs, attorneys’ fees and costs, expenses and liabilities incurred in
the defense of any claim or any action or proceeding brought thereon, including negotiations in
connection therewith. However, notwithstanding the foregoing, Tenant shall not be required to
indemnify and/or hold Landlord harmless from any loss, cost, liability, damage or expense,
including, but not limited to, penalties, fines, attorneys’ fees or costs (collectively, “Claims”),
to any person, property or entity to the extent resulting from the negligence or willful misconduct
of Landlord or its agents, contractors, or employees (except for damage to the Tenant Improvements
and Tenant’s personal property, fixtures, furniture and equipment in the Premises in which case
Tenant shall be

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responsible to the extent Tenant is required to obtain the requisite insurance
coverage pursuant to this Lease). Landlord hereby indemnifies Tenant and holds Tenant harmless
from any Claims to the extent resulting from the negligence or willful misconduct of Landlord or
its agents, contractors or employees and not covered by insurance required to be carried under this
Lease by Tenant or actually carried by Tenant; provided, however, that (i) because Landlord
maintains insurance on the Project and Tenant compensates Landlord for such insurance as part of
Tenant’s Proportionate Share of Direct Costs and because of the existence of waivers of subrogation
set forth in Article 14 of this Lease, Landlord hereby indemnifies and holds Tenant harmless from
any Claims to any property outside of the Premises to the extent such Claim is covered by such
insurance, even if resulting from the negligent acts, omissions, or willful misconduct of Tenant or
those of its agents, contractors, or employees, and (ii) because Tenant must carry insurance
pursuant to Article 14 to cover its personal property within the Premises and the Tenant
Improvements, Tenant hereby indemnifies and holds Landlord harmless from any Claim to any property
within the Premises, to the extent such Claim is covered by such insurance, even if resulting from
the negligent acts, omissions or willful misconduct of Landlord or those of its agents,
contractors, or employees. Further, Tenant’s agreement to indemnify Landlord and Landlord’s
agreement to indemnify Tenant pursuant to this Section 13(a) is not intended to and shall not
relieve any insurance carrier of its obligations under policies required to be carried by Landlord
or Tenant pursuant to this Lease, to the extent such policies cover the matters subject to such
indemnification obligations. Tenant hereby assumes all risk of damage to property or injury to
persons in or about the Premises from any cause, and Tenant hereby waives all claims in respect
thereof against Landlord and the Landlord Parties, excepting where the damage is caused solely by
the negligence or willful misconduct of Landlord or the Landlord Parties (provided that in such
case Landlord’s liability shall be limited to amounts not covered by insurance carried by Tenant or
required to be carried by Tenant pursuant to this Lease).

     (b) Exemption of Landlord from Liability. Landlord and the Landlord Parties shall not
be liable for injury to Tenant’s business, or loss of income therefrom, however occurring
(including, without limitation, from any failure or interruption of services or utilities, or,
except in connection with damage or injury resulting from the negligence or willful misconduct of
Landlord or the Landlord Parties (provided that in such case Landlord’s liability shall be limited
to amounts not covered by insurance carried by Tenant or required to be carried by Tenant pursuant
to this Lease), for damage that may be sustained by the person, goods, wares, merchandise or
property of Tenant, its employees, invitees, customers, agents, or contractors, or any other person
in, on or about the Premises directly or indirectly caused by or resulting from any cause
whatsoever, including, but not limited to, fire, steam, electricity, gas, water, or rain which may
leak or flow from or into any part of the Premises, or from the breakage, leakage, obstruction or
other defects of the pipes, sprinklers, wires, appliances, plumbing, air conditioning, light
fixtures, or mechanical or electrical systems, or from intrabuilding cabling or wiring, whether
such damage or injury results from conditions arising upon the Premises or upon other portions of
the Project or from other sources or places and regardless of whether the cause of such damage or
injury or the means of repairing the same is inaccessible to Tenant. Landlord and the Landlord
Parties shall not be liable to Tenant for any damages arising from any willful or negligent action
or inaction of any other tenant of the Project.

     (c) Security. Tenant acknowledges that Landlord’s election whether or not to provide
any type of mechanical surveillance or security personnel whatsoever in the Project is solely
within Landlord’s discretion; Landlord and the Landlord Parties shall have no liability in
connection with the provision, or lack, of such services, and Tenant hereby agrees to hold Landlord
and the Landlord Parties harmless with regard to any such potential claim. Landlord and the
Landlord Parties shall not be liable for losses due to theft, vandalism, or like causes. Tenant
shall defend, indemnify, and hold Landlord and the Landlord Parties harmless from and against any
such claims made by any employee, licensee, invitee, contractor, agent or other person whose
presence in, on or about the Premises or the Project is attendant to the business of Tenant.

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ARTICLE 14

INSURANCE

     (a) Tenant’s Insurance. Tenant, shall at all times during the Term of this Lease, and
at its own cost and expense, procure and continue in force the following insurance coverage: (i)
Commercial General Liability Insurance, written on an occurrence basis, with a combined single
limit for bodily injury and property damages of not less than Two Million Dollars ($2,000,000) per
occurrence and Three Million Dollars ($3,000,000) in the annual aggregate, including products
liability coverage if applicable, owners and contractors protective coverage, blanket contractual
coverage including both oral and written contracts, and personal injury coverage, covering the
insuring provisions of this Lease and the performance of Tenant of the indemnity and exemption of
Landlord from liability agreements set forth in Article 13 hereof; (ii) a policy of standard fire,
extended coverage and special extended coverage insurance (all risks), including a vandalism and
malicious mischief endorsement, sprinkler leakage coverage and earthquake sprinkler leakage where
sprinklers are provided in an amount equal to the full replacement value new without deduction for
depreciation of all (A) Tenant Improvements, Alterations, fixtures and other improvements in the
Premises, including but not limited to all mechanical, plumbing, heating, ventilating, air
conditioning, electrical, telecommunication and other equipment, systems and facilities, and (B)
trade fixtures, furniture, equipment and other personal property installed by or at the expense of
Tenant; (iii) Worker’s Compensation coverage as required by law; and (iv) business interruption,
loss of income and extra expense insurance covering any failure or interruption of Tenant’s
business equipment (including, without limitation, telecommunications equipment) and covering all
other perils, failures or interruptions sufficient to cover a period of interruption of not less
than twelve (12) months. Tenant shall carry and maintain during the entire Term (including any
option periods, if applicable), at Tenant’s sole cost and expense, increased amounts of the
insurance required to be carried by Tenant pursuant to this Article 14 and such other reasonable
types of insurance coverage and in such reasonable amounts covering the Premises and Tenant’s
operations therein, as may be reasonably required by Landlord.

     (b) Form of Policies. The aforementioned minimum limits of policies and Tenant’s
procurement and maintenance thereof shall in no event limit the liability of Tenant hereunder. The
Commercial General Liability Insurance policy shall name Landlord, the Landlord Parties, Landlord’s
property manager, Landlord’s lender(s) and such other persons or firms as Landlord specifies from
time to time, as additional insureds with an appropriate endorsement to the policy(s). All such
insurance policies carried by Tenant shall be with companies having a rating of not less than
A-VIII in Best’s Insurance Guide. Tenant shall furnish to Landlord, from the insurance companies,
or cause the insurance companies to furnish, certificates of coverage. The deductible under each
such policy shall be reasonably acceptable to Landlord. No such policy shall be cancelable or
subject to reduction of coverage or other modification or cancellation except after thirty (30)
days prior written notice to Landlord by the insurer. All such policies shall be endorsed to agree
that Tenant’s policy is primary and that any insurance carried by Landlord is excess and not
contributing with any Tenant insurance requirement hereunder. Tenant shall, at least twenty (20)
days prior to the expiration of such policies, furnish Landlord with renewals or binders. Tenant
agrees that if Tenant does not take out and maintain such insurance or furnish Landlord with
renewals or binders in a timely manner, Landlord may (but shall not be required to) procure said
insurance on Tenant’s behalf and charge Tenant the cost thereof, which amount shall be payable by
Tenant upon demand with interest (at the rate set forth in Section 20(e) below) from the date such
sums are expended. Tenant shall have the right to provide such insurance coverage pursuant to
blanket policies obtained by Tenant, provided such blanket policies expressly afford coverage to
the Premises and to Tenant as required by this Lease.

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     (c) Landlord’s Insurance. Landlord may, as a cost to be included in Operating Costs,
procure and maintain at all times during the Term of this Lease, a policy or policies of insurance
covering loss or damage to the Project in the amount of the full replacement costs without
deduction for depreciation thereof, providing protection against all perils included within the
classification of fire and extended coverage, vandalism coverage and malicious mischief, sprinkler
leakage, water damage, and special extended coverage on the building. Additionally, Landlord may
carry: (i) Bodily Injury and Property Damage Liability Insurance and/or Excess Liability Coverage
Insurance; and (ii) Earthquake and/or Flood Damage Insurance; and (iii) Rental Income Insurance;
and (iv) any other forms of insurance Landlord may deem appropriate or any lender may require. The
costs of all insurance carried by Landlord shall be included in Operating Costs.

     (d) Waiver of Subrogation. Landlord and Tenant each agree to require their respective
insurers issuing the insurance described in Sections 14(a)(ii), 14(a)(iv) and the first sentence of
Section 14(c), waive any rights of subrogation that such companies may have against the other
party. Tenant hereby waives any right that Tenant may have against Landlord and Landlord hereby
waives any right that Landlord may have against Tenant as a result of any loss or damage to the
extent such loss or damage is insurable under such policies.

     (e) Compliance with Law. Tenant agrees that it will not, at any time, during the Term
of this Lease, carry any stock of goods or do anything in or about the Premises that will in any
way tend to increase the insurance rates upon the Project. Tenant agrees to pay Landlord forthwith
upon demand the amount of any increase in premiums for insurance that may be carried during the
Term of this Lease, or the amount of insurance to be carried by Landlord on the Project resulting
from the foregoing, or from Tenant doing any act in or about the Premises that does so increase the
insurance rates, whether or not Landlord shall have consented to such act on the part of Tenant.
If Tenant installs upon the Premises any electrical equipment which causes an overload of
electrical lines of the Premises, Tenant shall at its own cost and expense, in accordance with all
other Lease provisions (specifically including, but not limited to, the provisions of Article 9, 10
and 11 hereof), make whatever changes are necessary to comply with requirements of the insurance
underwriters and any governmental authority having jurisdiction thereover, but nothing herein
contained shall be deemed to constitute Landlord’s consent to such overloading. Tenant shall, at
its own expense, comply with all insurance requirements applicable to the Premises including,
without limitation, the installation of fire extinguishers or an automatic dry chemical
extinguishing system.

ARTICLE 15

ASSIGNMENT AND SUBLETTING

     Tenant shall have no power to, either voluntarily, involuntarily, by operation of law or
otherwise, sell, assign, transfer or hypothecate this Lease, or sublet the Premises or any part
thereof, or permit the Premises or any part thereof to be used or occupied by anyone other than
Tenant or Tenant’s employees without the prior written consent of Landlord, which consent shall not
be unreasonably withheld. Except as otherwise expressly provided herein, Tenant may transfer its
interest pursuant to this Lease only upon the following express conditions, which conditions are
agreed by Landlord and Tenant to be reasonable:

     (a) That the proposed Transferee (as hereafter defined) shall be subject to the prior written
consent of Landlord, which consent will not be unreasonably withheld but, without limiting the
generality of the foregoing, it shall be reasonable for Landlord to deny such consent if:

          (i) The use to be made of the Premises by the proposed Transferee is (a) not generally
consistent with the character and nature of all other tenancies in the Project, or (b) a use which

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conflicts with any so-called “exclusive” then in favor of, or for any use which might
reasonably be expected to diminish the rent payable pursuant to any percentage rent lease with
another tenant of the Project or any other buildings which are in the same complex as the Project,
or (c) a use which would be prohibited by any other portion of this Lease (including but not
limited to any Rules and Regulations then in effect);

          (ii) The financial responsibility of the proposed Transferee is not reasonably satisfactory to
Landlord or in any event not at least equal to those which were possessed by Tenant as of the date
of execution of this Lease;

          (iii) The proposed Transferee is either a governmental agency or instrumentality thereof;

          (iv) Either the proposed Transferee or any person or entity which directly or indirectly
controls, is controlled by or is under common control with the proposed Transferee (A) occupies
space in the Project at the time of the request for consent, or (B) is negotiating with Landlord or
has negotiated with Landlord during the six (6) month period immediately preceding the date of the
proposed Transfer, to lease space in the Project; or

          (v) The rent charged by Tenant to such Transferee during the term of such Transfer, calculated
using a present value analysis, is less than the rent being quoted by Landlord at the time of such
Transfer for comparable space in the Project for a comparable term, calculated using a present
value analysis.

     (b) Upon Tenant’s submission of a request for Landlord’s consent to any such Transfer, Tenant
shall pay to Landlord Landlord’s then standard processing fee and reasonable attorneys’ fees and
costs incurred in connection with the proposed Transfer, which the parties hereby stipulate to be
$250.00, unless Landlord provides to Tenant evidence that Landlord has incurred greater costs in
connection with the proposed Transfer;

     (c) That the proposed Transferee shall execute an agreement pursuant to which it shall agree
to perform faithfully and be bound by all of the terms, covenants, conditions, provisions and
agreements of this Lease applicable to that portion of the Premises so transferred; and

     (d) That an executed duplicate original of said assignment and assumption agreement or other
Transfer on a form reasonably approved by Landlord, shall be delivered to Landlord within five (5)
days after the execution thereof, and that such Transfer shall not be binding upon Landlord until
the delivery thereof to Landlord and the execution and delivery of Landlord’s consent thereto. It
shall be a condition to Landlord’s consent to any subleasing, assignment or other transfer of part
or all of Tenant’s interest in the Premises (“Transfer”) that (i) upon Landlord’s consent to any
Transfer, Tenant shall pay and continue to pay ninety-five percent (95%) of any “Transfer Premium”
(defined below), received by Tenant from the transferee; (ii) any sublessee of part or all of
Tenant’s interest in the Premises shall agree that in the event Landlord gives such sublessee
notice that Tenant is in default under this Lease, such sublessee shall thereafter make all
sublease or other payments directly to Landlord, which will be received by Landlord without any
liability whether to honor the sublease or otherwise (except to credit such payments against sums
due under this Lease), and any sublessee shall agree to attorn to Landlord or its successors and
assigns at their request should this Lease be terminated for any reason, except that in no event
shall Landlord or its successors or assigns be obligated to accept such attornment; (iii) any such
Transfer and consent shall be effected on forms supplied by Landlord and/or its legal counsel; (iv)
Landlord may require that Tenant not then be in default hereunder in any respect; and (v) Tenant or
the proposed subtenant or assignee (collectively, “Transferee”) shall agree to pay Landlord, upon demand, as

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Additional Rent, a sum equal to the additional costs, if any, incurred by Landlord for maintenance and repair as a result of any change in the nature of
occupancy caused by such subletting or assignment. “Transfer Premium” shall mean all rent,
Additional Rent or other consideration payable by a Transferee in connection with a Transfer in
excess of the Basic Rental and Direct Costs payable by Tenant under this Lease during the term of
the Transfer and if such Transfer is for less than all of the Premises, the Transfer Premium shall
be calculated on a rentable square foot basis. The calculation of “Transfer Premium” shall also
include, but not be limited to, key money, bonus money or other cash consideration paid by a
Transferee to Tenant in connection with such Transfer, and any payment in excess of fair market
value for services rendered by Tenant to the Transferee and any payment in excess of fair market
value for assets, fixtures, inventory, equipment, or furniture transferred by Tenant to the
Transferee in connection with such Transfer. Any Transfer of this Lease which is not in compliance
with the provisions of this Article 15 shall be voidable by written notice from Landlord and shall,
at the option of Landlord, terminate this Lease. In no event shall the consent by Landlord to any
Transfer be construed as relieving Tenant or any Transferee from obtaining the express written
consent of Landlord to any further Transfer, or as releasing Tenant from any liability or
obligation hereunder whether or not then accrued and Tenant shall continue to be fully liable
therefor. No collection or acceptance of rent by Landlord from any person other than Tenant shall
be deemed a waiver of any provision of this Article 15 or the acceptance of any Transferee
hereunder, or a release of Tenant (or of any Transferee of Tenant). Notwithstanding anything to
the contrary in this Lease, if Tenant or any proposed Transferee claims that Landlord has
unreasonably withheld or delayed its consent under this Article 15 or otherwise has breached or
acted unreasonably under this Article 15, their sole remedies shall be a declaratory judgment and
an injunction for the relief sought without any monetary damages, and Tenant hereby waives all
other remedies, including, without limitation, any right at law or equity to terminate this Lease,
on its own behalf and, to the extent permitted under all applicable laws, on behalf of the proposed
Transferee.

     (e) Notwithstanding anything to the contrary contained in this Article 15, an assignment or
subletting of all or a portion of the Premises to an affiliate (“Affiliate”) of Tenant (an entity
which is controlled by, controls, or is under common control with, Tenant), shall not be deemed a
Transfer under this Article 15, provided that Tenant notifies Landlord of any such assignment or
sublease and promptly supplies Landlord with any documents or information requested by Landlord
regarding such assignment or sublease or such affiliate, and further provided that such assignment
or sublease is not a subterfuge by Tenant to avoid its obligations under this Lease. An assignee
of Tenant’s entire interest in this Lease pursuant to the immediately preceding sentence may be
referred to herein as an “Affiliated Assignee.” “Control,” as used in this Article 15, shall mean
the ownership, directly or indirectly, of greater than fifty percent (50%) of the voting securities
of, or possession of the right to vote, in the ordinary direction of its affairs, of greater than
fifty percent (50%) of the voting interest in, an entity.

     (f) Notwithstanding anything to the contrary contained in this Article 15, except as provided
in the grammatical paragraph above, Landlord shall have the option, by giving written notice to
Tenant within thirty (30) days after Landlord’s receipt of a request for consent to a proposed
Transfer, to terminate this Lease as to the portion of the Premises that is the subject of the
proposed Transfer. If this Lease is so terminated with respect to less than the entire Premises,
the Basic Rental and Tenant’s Proportionate Share shall be prorated based on the number of rentable
square feet retained by Tenant as compared to the total number of rentable square feet previously
contained in the Premises, and this Lease as so amended shall continue thereafter in full force and
effect, and upon the request of either party, the parties shall execute written confirmation of the
same.

     (g) Notwithstanding anything to the contrary contained herein, Tenant shall have the one-time
right to assign this Lease to Ventana National Bank (the “Tenant Bank”) upon at least thirty (30) days prior written notice to Landlord delivered at any time after
the Tenant Bank is fully formed, capitalized and registered to transact business in the State of
Arizona (and upon delivery to Landlord of

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reasonable evidence that the Tenant Bank is properly formed, capitalized and authorized to transact business in the State of Arizona) and provided the
Tenant Bank does not default (after any applicable notice and cure periods) in the payment of any
monetary obligations under this Lease within twelve (12) months following the effective date of
such assignment by Tenant (the “Release Date”), Tenant shall be relieved of all liabilities
accruing under this Lease after the Release Date. In the event Tenant elects to assign this Lease
to Tenant Bank, the termination right set forth in Section 15(f) shall not apply to such
assignment.

ARTICLE 16

DAMAGE OR DESTRUCTION

     If the Project is damaged by fire or other insured casualty and the insurance proceeds have
been made available therefor by the holder or holders of any mortgages or deeds of trust covering
the Premises or the Project, within sixty (60) days after the date Landlord learns of the necessity
for repairs as a result of such damage, Landlord shall notify Tenant (“Damage Repair Estimate”) of
Landlord’s estimated assessment of the period of time in which the repairs will be completed. The
damage shall be repaired by Landlord to the extent such insurance proceeds are available therefor
and provided the Damage Repair Estimate indicates that such repairs can be completed within one
hundred eighty (180) days after the necessity for repairs as a result of such damage becomes known
to Landlord, without the payment of overtime or other premiums, and until such repairs are
completed rent shall be abated in proportion to the part of the Premises which is unusable by
Tenant in the conduct of its business (but there shall be no abatement of rent by reason of any
portion of the Premises being unusable for a period equal to one (1) day or less). However, if the
damage is due to the fault or neglect of Tenant, its employees, agents, contractors, guests,
invitees and the like, there shall be no abatement of rent, unless and to the extent Landlord
receives rental income insurance proceeds. Upon the occurrence of any damage to the Premises,
Tenant shall assign to Landlord (or to any party designated by Landlord) all insurance proceeds
payable to Tenant under Section 14(a)(ii)(A) above; provided, however, that if the cost of repair
of improvements within the Premises by Landlord exceeds the amount of insurance proceeds received
by Landlord from Tenant’s insurance carrier, as so assigned by Tenant, such excess costs shall be
paid by Tenant to Landlord prior to Landlord’s repair of such damage. If, however, the Damage
Repair Estimate indicates that repairs cannot be completed within one hundred eighty (180) days
after the necessity for repairs as a result of such damage becomes known to Landlord without the
payment of overtime or other premiums, Landlord may, at its option, either (i) make such repairs in
a reasonable time and in such event this Lease shall continue in effect and the rent shall be
abated, if at all, in the manner provided in this Article 16, or (ii) elect not to effect such
repairs and instead terminate this Lease, by notifying Tenant in writing of such termination within
sixty (60) days after Landlord learns of the necessity for repairs as a result of damage, such
notice to include a termination date giving Tenant sixty (60) days to vacate the Premises. In
addition, Landlord may elect to terminate this Lease if the Project shall be damaged by fire or
other casualty or cause, whether or not the Premises are affected, if the damage is not fully
covered, except for deductible amounts, by Landlord’s insurance policies. However, if Landlord
does not elect to terminate this Lease pursuant to Landlord’s termination right as provided above,
and if the Damage Repair Estimate indicates that repairs cannot be completed within one hundred
eighty (180) days after being commenced and if such damage is not the result of the negligence or
willful misconduct of Tenant or Tenant’s employees, licensees, invitees or agents, Tenant may
elect, not later than thirty (30) days after Tenant’s receipt of the Damage Repair Estimate, to
terminate this Lease by written notice to Landlord effective as of the date specified in Tenant’s
notice. Finally, if the Premises or the Project is damaged to any substantial extent during the
last twelve (12) months of the Term, unless Tenant exercises (or has exercised) an Option to extend
the Term in accordance with the terms of Article 33 below (which Option to extend must be exercised on or before the earlier of (A) the date
which is thirty (30) days after the date of such damage or destruction, or (B) the date specified
in Section 33(c)(iv) below, if the damage or

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destruction occurs between the date which is twelve (12) months prior to the end of the Term and the date specified in Section 33(c)(iv) below), then
notwithstanding anything contained in this Article 16 to the contrary, Landlord shall have the
option to terminate this Lease by giving written notice to Tenant of the exercise of such option
within sixty (60) days after Landlord learns of the necessity for repairs as the result of such
damage (provided that Landlord also terminates the leases of all similarly affected tenants under
whose leases Landlord has a right to so terminate). In the event that the Premises or the Project
is destroyed or damaged to any substantial extent during the last twelve (12) months of the Term
and if such damage shall take longer than sixty (60) days to repair and if such damage is not the
result of the negligence or willful misconduct of Tenant or Tenant’s employees, licensees, invitees
or agents, then notwithstanding anything in this Article 16 to the contrary, Tenant shall have the
option to terminate this Lease by written notice to Landlord of the exercise of such option within
sixty (60) days after Tenant learns of the necessity for repairs as the result of such damage. A
total destruction of the Project shall automatically terminate this Lease. Except as provided in
this Article 16, there shall be no abatement of rent and no liability of Landlord by reason of any
injury to or interference with Tenant’s business or property arising from such damage or
destruction or the making of any repairs, alterations or improvements in or to any portion of the
Project or the Premises or in or to fixtures, appurtenances and equipment therein. Tenant
understands that Landlord will not carry insurance of any kind on Tenant’s furniture, furnishings,
trade fixtures or equipment, and that Landlord shall not be obligated to repair any damage thereto
or replace the same. Tenant acknowledges that Tenant shall have no right to any proceeds of
insurance carried by Landlord relating to property damage. With respect to any damage which
Landlord is obligated to repair or elects to repair, Tenant, as a material inducement to Landlord
entering into this Lease, irrevocably waives and releases any rights under law to terminate this
Lease. Without limiting the foregoing, Tenant hereby waives any right it may have to terminate
this Lease pursuant to Arizona Revised Statutes § 33-343 as a result of any destruction.

ARTICLE 17

SUBORDINATION

     This Lease is subject and subordinate to all ground or underlying leases, mortgages and deeds
of trust which affect the property or the Project, including all renewals, modifications,
consolidations, replacements and extensions thereof; provided, however, if the lessor under any
such lease or the holder or holders of any such mortgage or deed of trust shall advise Landlord
that they desire or require this Lease to be prior and superior thereto, upon written request of
Landlord to Tenant, Tenant agrees to promptly execute, acknowledge and deliver any and all
documents or instruments which Landlord or such lessor, holder or holders deem necessary or
desirable for purposes thereof. Landlord shall have the right to cause this Lease to be and become
and remain subject and subordinate to any and all ground or underlying leases, mortgages or deeds
of trust which may hereafter be executed covering the Premises, the Project or the property or any
renewals, modifications, consolidations, replacements or extensions thereof, for the full amount of
all advances made or to be made thereunder and without regard to the time or character of such
advances, together with interest thereon and subject to all the terms and provisions thereof;
provided, however, that Landlord obtains from the lender or other party in question a written
undertaking in favor of Tenant to the effect that such lender or other party will not disturb
Tenant’s right of possession under this Lease if Tenant is not then or thereafter in breach of any
covenant or provision of this Lease. Tenant agrees, within ten (10) days after Landlord’s written
request therefor, to execute, acknowledge and deliver upon request any and all documents or
instruments requested by Landlord or necessary or proper to assure the subordination of this Lease
to any such mortgages, deed of trust, or leasehold estates (hereinafter, an “SNDA”). If Tenant
fails to deliver an executed SNDA to Landlord within ten (10) days after Landlord’s request
therefor and pursuant to the terms of this Article 17, Landlord shall deliver to Tenant a second request (a “Second SNDA Request”) which shall
request that Tenant execute and deliver to Landlord such SNDA within five (5) business days from
the date thereof.

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Tenant hereby agrees that if Tenant fails to deliver an executed SNDA to
Landlord within such five (5) business day period, then it would be impracticable or extremely
difficult to fix Landlord’s actual damages; consequently, without limiting any other rights or
remedies of Landlord, commencing on the sixth (6th) business day after Landlord delivers
the Second SNDA Request to Tenant, Landlord shall have the right to charge Tenant an amount equal
to Five Hundred Dollars ($500.00) per day for each day thereafter until Tenant delivers to Landlord
an SNDA pursuant to the terms hereof. Tenant agrees that in the event any proceedings are brought
for the foreclosure of any mortgage or deed of trust or any deed in lieu thereof, to attorn to the
purchaser or any successors thereto upon any such foreclosure sale or deed in lieu thereof as so
requested to do so by such purchaser and to recognize such purchaser as the lessor under this
Lease; Tenant shall, within five (5) days after request, execute such further instruments or
assurances as such purchaser may reasonably deem necessary to evidence or confirm such attornment.
Tenant agrees to provide copies of any notices of Landlord’s default under this Lease to any
mortgagee or deed of trust beneficiary whose address has been provided to Tenant and Tenant shall
provide such mortgagee or deed of trust beneficiary a commercially reasonable time after receipt of
such notice within which to cure any such default. Tenant waives the provisions of any current or
future statute, rule or law which may give or purport to give Tenant any right or election to
terminate or otherwise adversely affect this Lease and the obligations of the Tenant hereunder in
the event of any foreclosure proceeding or sale.

ARTICLE 18

EMINENT DOMAIN

     If a material portion of the Premises or the Project (as to render the balance unusable by
Tenant as determined by Tenant in Tenant’s good faith and commercially reasonable opinion), shall
be taken under power of eminent domain, or is sold, transferred or conveyed in lieu thereof, this
Lease shall automatically terminate as of the date of such condemnation, or as of the date
possession is taken by the condemning authority, at Landlord’s option. No award for any partial or
entire taking shall be apportioned, and Tenant hereby assigns to Landlord any award which may be
made in such taking or condemnation, together with any and all rights of Tenant now or hereafter
arising in or to the same or any part thereof; provided, however, that nothing contained herein
shall be deemed to give Landlord any interest in or to require Tenant to assign to Landlord any
award made to Tenant for the taking of personal property and trade fixtures belonging to Tenant and
removable by Tenant at the expiration of the Term hereof as provided hereunder or for the
interruption of, or damage to, Tenant’s business. In the event of a partial taking described in
this Article 18, or a sale, transfer or conveyance in lieu thereof, which does not result in a
termination of this Lease, the rent shall be apportioned according to the ratio that the part of
the Premises remaining useable by Tenant bears to the total area of the Premises. Tenant hereby
waives any and all rights it might otherwise have under law to terminate this Lease in the event of
a taking under power of eminent domain.

ARTICLE 19

DEFAULT

     Each of the following acts or omissions of Tenant or of any guarantor of Tenant’s performance
hereunder, or occurrences, shall constitute an “Event of Default”:

     (a) Failure or refusal to pay Basic Rental, Additional Rent or any other amount to be paid by
Tenant to Landlord hereunder within three (3) calendar days after written notice that the same is
due or payable hereunder; said three (3) day period shall be in lieu of, and not in addition to, any
statutory notice requirements;

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     (b) Except as set forth in items (a) above and (c) through and including (g) below, failure to
perform or observe any other covenant or condition of this Lease to be performed or observed within
thirty (30) days following written notice to Tenant of such failure. Such thirty (30) day notice
shall be in lieu of, and not in addition to, any statutory notice requirements;

     (c) Abandonment or vacating or failure to accept tender of possession of the Premises or any
significant portion thereof;

     (d) The taking in execution or by similar process or law (other than by eminent domain) of the
estate hereby created;

     (e) The filing by Tenant or any guarantor hereunder in any court pursuant to any statute of a
petition in bankruptcy or insolvency or for reorganization or arrangement for the appointment of a
receiver of all or a portion of Tenant’s property; the filing against Tenant or any guarantor
hereunder of any such petition, or the commencement of a proceeding for the appointment of a
trustee, receiver or liquidator for Tenant, or for any guarantor hereunder, or of any of the
property of either, or a proceeding by any governmental authority for the dissolution or
liquidation of Tenant or any guarantor hereunder, if such proceeding shall not be dismissed or
trusteeship discontinued within thirty (30) days after commencement of such proceeding or the
appointment of such trustee or receiver; or the making by Tenant or any guarantor hereunder of an
assignment for the benefit of creditors. Tenant hereby stipulates to the lifting of the automatic
stay in effect and relief from such stay for Landlord in the event Tenant files a petition under
the United States Bankruptcy laws, for the purpose of Landlord pursuing its rights and remedies
against Tenant and/or a guarantor of this Lease;

     (f) Tenant’s failure to cause to be released by bond or otherwise any mechanics liens filed
against the Premises or the Project within twenty (20) days after the date the same shall have been
filed or recorded; or

     (g) Tenant’s failure to observe or perform according to the provisions of Articles 7, 14, 17
or 25 within two (2) business days after notice from Landlord.

     All defaults by Tenant of any covenant or condition of this Lease shall be deemed by the
parties hereto to be material.

ARTICLE 20

REMEDIES

     (a) Upon the occurrence of an Event of Default under this Lease as provided in Article 19
hereof, Landlord may exercise all of its remedies as may be permitted by law, including but not
limited to, terminating this Lease, reentering the Premises and removing all persons and property
therefrom, which property may be stored by Landlord at a warehouse or elsewhere at the risk,
expense and for the account of Tenant. If Landlord elects to terminate this Lease, Landlord shall
be entitled to recover from Tenant the aggregate of all amounts permitted by law, including but not
limited to (i) the worth at the time of award of the amount of any unpaid rent which had been
earned at the time of such termination; plus (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 Tenant proves could have been reasonably avoided; plus
(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 Tenant proves could have been reasonably avoided; plus (iv) any other amount necessary to
compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its
obligations under this

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Lease or which in the ordinary course of things would be likely to result
therefrom, specifically including but not limited to, tenant improvement expenses, brokerage
commissions and advertising expenses incurred, expenses of remodeling the Premises or any portion
thereof for a new tenant, whether for the same or a different use, and any special concessions made
to obtain a new tenant; and (v) at Landlord’s election, such other amounts in addition to or in
lieu of the foregoing as may be permitted from time to time by applicable law. The term “rent” as
used in this Section 20(a) shall be deemed to be and to mean all sums of every nature required to
be paid by Tenant pursuant to the terms of this Lease, whether to Landlord or to others. As used
in items (i) and (ii), above, the “worth at the time of award” shall be computed by allowing
interest at the rate set forth in item (e), below, but in no case greater than the maximum amount
of such interest permitted by law. As used in item (iii), above, the “worth at the time of award”
shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of
San Francisco at the time of award plus one percent (1%).

     (b) Nothing in this Article 20 shall be deemed to affect Landlord’s right to indemnification
for liability or liabilities arising prior to the termination of this Lease for personal injuries
or property damage under the indemnification clause or clauses contained in this Lease.

     (c) Notwithstanding anything to the contrary set forth herein, Landlord’s re-entry to perform
acts of maintenance or preservation of or in connection with efforts to relet the Premises or any
portion thereof, or the appointment of a receiver upon Landlord’s initiative to protect Landlord’s
interest under this Lease shall not terminate Tenant’s right to possession of the Premises or any
portion thereof and, until Landlord does elect to terminate this Lease, this Lease shall continue
in full force and effect and Landlord may enforce all of Landlord’s rights and remedies hereunder.
Accordingly, if Landlord does not elect to terminate this Lease on account of any default by
Tenant, Landlord may, from time to time, without terminating this Lease, enforce all of its rights
and remedies under this Lease, including the right to recover all rent as it becomes due.

     (d) All rights, powers and remedies of Landlord hereunder and under any other agreement now or
hereafter in force between Landlord and Tenant shall be cumulative and not alternative and shall be
in addition to all rights, powers and remedies given to Landlord by law, and the exercise of one or
more rights or remedies shall not impair Landlord’s right to exercise any other right or remedy.

     (e) Any amount due from Tenant to Landlord hereunder which is not paid when due shall bear
interest at the lower of eighteen percent (18%) per annum or the maximum lawful rate of interest
from the due date until paid, unless otherwise specifically provided herein, but the payment of
such interest shall not excuse or cure any default by Tenant under this Lease. In addition to such
interest: (i) if Basic Rental is not paid on or before the fifth (5th) day of the calendar month
for which the same is due, a late charge equal to ten percent (10%) of the amount overdue or $100,
whichever is greater, shall be immediately due and owing and shall accrue for each calendar month
or part thereof until such rental, including the late charge, is paid in full, which late charge
Tenant hereby agrees is a reasonable estimate of the damages Landlord shall suffer as a result of
Tenant’s late payment and (ii) an additional charge of $25 shall be assessed for any check given to
Landlord by or on behalf of Tenant which is not honored by the drawee thereof; which damages
include Landlord’s additional administrative and other costs associated with such late payment and
unsatisfied checks and the parties agree that it would be impracticable or extremely difficult to
fix Landlord’s actual damage in such event. Tenant agrees, with respect to each rate of interest
set forth herein, to an effective rate of interest that is the stated rate plus any additional rate
of interest resulting from any other charges in the nature of interest paid or to be paid by or on
behalf of Tenant, or any benefit received or to be received by Landlord, in connection with this
Lease or the underlying rental activity. Such charges for interest and late payments and
unsatisfied checks are separate and cumulative and are in addition to and shall not diminish or
represent a substitute for any or all of Landlord’s rights or remedies under any other provision of
this Lease.

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     (f) Notwithstanding anything to the contrary set forth in this Lease, Landlord acknowledges
and agrees that it will use commercially reasonable efforts to mitigate its damages under an Event
of Default by Tenant.

ARTICLE 21

TRANSFER OF LANDLORD’S INTEREST

     In the event of any transfer or termination of Landlord’s interest in the Premises or the
Project by sale, assignment, transfer, foreclosure, deed-in-lieu of foreclosure or otherwise
whether voluntary or involuntary, Landlord shall be automatically relieved of any and all
obligations and liabilities on the part of Landlord from and after the date of such transfer or
termination, including furthermore without limitation, the obligation of Landlord under Article 4
above to return the Cash Security Deposit, provided said Cash Security Deposit is transferred to
said transferee. Tenant agrees to attorn to the transferee upon any such transfer and to recognize
such transferee as the lessor under this Lease and Tenant shall, within five (5) days after
request, execute such further instruments or assurances as such transferee may reasonably deem
necessary to evidence or confirm such attornment.

ARTICLE 22

BROKER

     In connection with this Lease, Tenant warrants and represents that it has had dealings only
with firm(s) set forth in Article 1.H. of the Basic Lease Provisions and that it knows of no other
person or entity who is or might be entitled to a commission, finder’s fee or other like payment in
connection herewith and does hereby indemnify and agree to hold Landlord, its agents, members,
partners, representatives, officers, affiliates, shareholders, employees, successors and assigns
harmless from and against any and all loss, liability and expenses that Landlord may incur should
such warranty and representation prove incorrect, inaccurate or false. All commissions due to the
Brokers set forth in Article 1.H of the Basic Lease Provisions shall be paid by Landlord pursuant
to a separate agreement.

ARTICLE 23

PARKING

     Tenant shall rent from Landlord, commencing on the Commencement Date, the number of unreserved
parking passes set forth in Article 1.I. of the Basic Lease Provisions, which parking passes shall
pertain to the Project parking facility. Tenant shall pay to Landlord for the parking passes the
prevailing rate charged from time to time at the location of such parking passes, which rate is
currently Forty-Five and No/100 Dollars ($45.00) per unreserved parking pass per month. In
addition, Tenant shall be responsible at all times during the Term for the full amount of any taxes
imposed by any governmental authority in connection with the renting of such parking passes by
Tenant or the use of the parking facility by Tenant. Tenant’s continued right to use the parking
passes is conditioned upon Tenant abiding by all rules and regulations which are prescribed from
time to time for the orderly operation and use of the parking facility where the parking passes are
located, including any sticker or other identification system established by Landlord, Tenant’s
cooperation in seeing that Tenant’s employees and visitors also comply with such rules and
regulations, and Tenant not being in default under this Lease. Landlord specifically reserves the right to change the size, configuration, design, layout and all other aspects of
the Project parking facility at any time and Tenant acknowledges and agrees that Landlord may,
without incurring any liability to Tenant and without any abatement of rent under this Lease, from
time to time, close-off or restrict access to the Project parking facility for purposes of
permitting or facilitating any such

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construction, alteration or improvements. Landlord may, from time to time, relocate any reserved parking spaces (if any) rented by Tenant to another location in
the Project parking facility. Landlord may delegate its responsibilities hereunder to a parking
operator or a lessee of the parking facility in which case such parking operator or lessee shall
have all the rights of control attributed hereby to the Landlord. The parking passes rented by
Tenant pursuant to this Article 23 are provided to Tenant solely for use by Tenant’s own personnel
and such passes may not be transferred, assigned, subleased or otherwise alienated by Tenant
without Landlord’s prior approval. Tenant may validate visitor parking by such method or methods
as the Landlord may establish, at the validation rate from time to time generally applicable to
visitor parking.

ARTICLE 24

WAIVER

     No waiver by Landlord of any provision of this Lease shall be deemed to be a waiver of any
other provision hereof or of any subsequent breach by Tenant of the same or any other provision.
No provision of this Lease may be waived by Landlord, except by an instrument in writing executed
by Landlord. Landlord’s consent to or approval of any act by Tenant requiring Landlord’s consent
or approval shall not be deemed to render unnecessary the obtaining of Landlord’s consent to or
approval of any subsequent act of Tenant, whether or not similar to the act so consented to or
approved. No act or thing done by Landlord or Landlord’s agents during the Term of this Lease
shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept such
surrender shall be valid unless in writing and signed by Landlord. The subsequent acceptance of
rent hereunder by Landlord shall not be deemed to be a waiver of any preceding breach by Tenant of
any term, covenant or condition of this Lease, other than the failure of Tenant to pay the
particular rent so accepted, regardless of Landlord’s knowledge of such preceding breach at the
time of acceptance of such rent. Any payment by Tenant or receipt by Landlord of an amount less
than the total amount then due hereunder shall be deemed to be in partial payment only thereof and
not a waiver of the balance due or an accord and satisfaction, notwithstanding any statement or
endorsement to the contrary on any check or any other instrument delivered concurrently therewith
or in reference thereto. Accordingly, Landlord may accept any such amount and negotiate any such
check without prejudice to Landlord’s right to recover all balances due and owing and to pursue its
other rights against Tenant under this Lease, regardless of whether Landlord makes any notation on
such instrument of payment or otherwise notifies Tenant that such acceptance or negotiation is
without prejudice to Landlord’s rights.

ARTICLE 25

ESTOPPEL CERTIFICATE

     Tenant shall, at any time and from time to time, upon not less than ten (10) days’ prior
written notice from Landlord, execute, acknowledge and deliver to Landlord a statement in writing
certifying the following information, (but not limited to the following information in the event
further information is requested by Landlord) (collectively, an “Estoppel Certificate”): (a) that
this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such
modification and certifying that this Lease, as modified, is in full force and effect); (b) the
dates to which the rental and other charges are paid in advance, if any; (c) the amount of Tenant’s
Cash Security Deposit, if any; and (d) acknowledging that there are not, to Tenant’s knowledge, any
uncured defaults on the part of Landlord hereunder, and no events or conditions then in existence which, with the passage
of time or notice or both, would constitute a default on the part of Landlord hereunder, or
specifying such defaults, events or conditions, if any are claimed. It is expressly understood and
agreed that any such statement may be relied upon by any prospective purchaser or encumbrancer of
all or any portion of the Real Property. If Tenant fails to

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deliver an executed SNDA to Landlord within ten (10) days after Landlord’s written request therefor and pursuant to the terms of this
Article 25, Landlord shall deliver to Tenant a second notice (a “Second Estoppel Notice”) which
shall request that Tenant execute and deliver such previously requested Estoppel Certificate to
Landlord within five (5) business days from the date thereof. Tenant hereby agrees that Tenant’s
failure to deliver such statement within five (5) business days after Landlord’s delivery of the
Second Estoppel Notice shall constitute an admission by Tenant that all statements contained
therein are true and correct. Furthermore, if Tenant fails to timely deliver an Estoppel
Certificate to Landlord within such five (5) business day period and pursuant to the terms of this
Article 25, then without limiting any other rights and remedies of Landlord, commencing on the
sixth (6th) business day after Landlord delivers the Second Estoppel Notice, Landlord
shall have the right to charge Tenant an amount equal to $500 per day for each day thereafter until
Tenant delivers to Landlord an Estoppel Certificate pursuant to the terms hereof. Tenant
acknowledges and agrees that (i) such charge compensates Landlord for the administrative costs
caused by the delinquency, and (ii) Landlord’s damage would be difficult to compute and the amount
stated in this paragraph represents a reasonable estimate of such damage. Tenant hereby
irrevocably appoints Landlord as Tenant’s attorney-in-fact and in Tenant’s name, place and stead to
execute any and all documents described in this Article 25 if Tenant fails to do so within the
specified time period.

ARTICLE 26

LIABILITY OF LANDLORD

     Notwithstanding anything in this Lease to the contrary, any remedy of Tenant for the
collection of a judgment (or other judicial process) requiring the payment of money by Landlord in
the event of any default by Landlord hereunder or any claim, cause of action or obligation,
contractual, statutory or otherwise by Tenant against Landlord or the Landlord Parties concerning,
arising out of or relating to any matter relating to this Lease and all of the covenants and
conditions or any obligations, contractual, statutory, or otherwise set forth herein, shall be
limited solely and exclusively to an amount which is equal to the lesser of (a) the interest of
Landlord in and to the Project, and (b) the interest Landlord would have in the Project if the
Project were encumbered by third party debt in an amount equal to eighty-five percent (85%) of the
then current value of the Project. No other property or assets of Landlord or any Landlord Party
shall be subject to levy, execution or other enforcement procedure for the satisfaction of Tenant’s
remedies under or with respect to this Lease, Landlord’s obligations to Tenant, whether
contractual, statutory or otherwise, the relationship of Landlord and Tenant hereunder, or Tenant’s
use or occupancy of the Premises.

ARTICLE 27

INABILITY TO PERFORM

     This Lease and the obligations of Tenant hereunder shall not be affected or impaired because
Landlord is unable to fulfill any of its obligations hereunder or is delayed in doing so, if such
inability or delay is caused by reason of any prevention, delay, stoppage due to strikes, lockouts,
acts of God, or any other cause previously, or at such time, beyond the reasonable control or
anticipation of Landlord (collectively, a “Force Majeure”) and Landlord’s obligations under this
Lease shall be forgiven and suspended by any such Force Majeure.

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ARTICLE 28

HAZARDOUS WASTE

     (a) Tenant shall not cause or permit any Hazardous Material (as defined in Section 28(c)
below) to be brought, kept or used in or about the Project by Tenant, its agents, employees,
contractors, or invitees. Tenant indemnifies Landlord and the Landlord Parties from and against
any breach by Tenant of the obligations stated in the preceding sentence, and agrees to defend and
hold Landlord and the Landlord Parties harmless from and against any and all claims, judgments,
damages, penalties, fines, costs, liabilities, or losses (including, without limitation, diminution
in value of the Project, damages for the loss or restriction or use of rentable or usable space or
of any amenity of the Project, damages arising from any adverse impact or marketing of space in the
Project, and sums paid in settlement of claims, attorneys’ fees and costs, consultant fees, and
expert fees) which arise during or after the Term of this Lease as a result of such breach. This
indemnification of Landlord and the Landlord Parties by Tenant includes, without limitation, costs
incurred in connection with any investigation of site conditions or any cleanup, remedial, removal,
or restoration work required by any federal, state, or local governmental agency or political
subdivision because of Hazardous Material present in the soil or ground water on or under the
Project. Without limiting the foregoing, if the presence of any Hazardous Material on the Project
caused or permitted by Tenant results in any contamination of the Project, then subject to the
provisions of Articles 9, 10 and 11 hereof, Tenant shall promptly take all actions at its sole
expense as are necessary to return the Project to the condition existing prior to the introduction
of any such Hazardous Material and the contractors to be used by Tenant for such work must be
approved by Landlord, which approval shall not be unreasonably withheld so long as such actions
would not potentially have any material adverse long-term or short-term effect on the Project and
so long as such actions do not materially interfere with the use and enjoyment of the Project by
the other tenants thereof; provided however, Landlord shall also have the right, by written notice
to Tenant, to directly undertake any such mitigation efforts with regard to Hazardous Materials in
or about the Project due to Tenant’s breach of its obligations pursuant to this Section 28(a), and
to charge Tenant, as Additional Rent, for the costs thereof.

     (b) It shall not be unreasonable for Landlord to withhold its consent to any proposed Transfer
if (i) the proposed transferee’s anticipated use of the Premises involves the generation, storage,
use, treatment, or disposal of Hazardous Material; (ii) the proposed Transferee has been required
by any prior landlord, lender, or governmental authority to take remedial action in connection with
Hazardous Material contaminating a property if the contamination resulted from such Transferee’s
actions or use of the property in question; or (iii) the proposed Transferee is subject to an
enforcement order issued by any governmental authority in connection with the use, disposal, or
storage of a Hazardous Material.

     (c) As used herein, the term “Hazardous Material” means any hazardous or toxic substance,
material, or waste which is or becomes regulated by any local governmental authority, the State of
Arizona or the United States Government. The term “Hazardous Material” includes, without
limitation, any material or substance which is (i) designated as a “Hazardous Substance” pursuant
to Section 311 of the Federal Water Pollution Control Act (33 U.S.C. § 1317), (ii) defined as a
“Hazardous Waste” pursuant to Section 1004 of the Federal Resource Conservation and Recovery Act,
42 U.S.C. § 6901 et seq. (42 U.S.C. § 6903), (iii) defined as a “Hazardous Substance” pursuant to
Section 101 of the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C.
§ 9601 et seq. (42 U.S.C. § 9601), or (iv) defined as a “Hazardous Substance”, “Hazardous Waste” or
“Hazardous Material”, pursuant to the Arizona Hazardous Waste Management Act (§§ 49-921 et seq.,
Arizona Revised Statutes), and/or the Arizona Environmental Quality Act (§§ 49-1001 et seq.,
Arizona Revised Statutes).

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     (d) As used herein, the term “Laws” means any applicable federal, state or local law,
ordinance, or regulation relating to any Hazardous Material affecting the Project, including,
without limitation, the laws, ordinances, and regulations referred to in Section 28(c) above.

ARTICLE 29

SURRENDER OF PREMISES; REMOVAL OF PROPERTY

     (a) The voluntary or other surrender of this Lease by Tenant to Landlord, or a mutual
termination hereof, shall not work a merger, and shall at the option of Landlord, operate as an
assignment to it of any or all subleases or subtenancies affecting the Premises.

     (b) Upon the expiration of the Term of this Lease, or upon any earlier termination of this
Lease, Tenant shall quit and surrender possession of the Premises to Landlord in good order and
condition, reasonable wear and tear and repairs which are Landlord’s obligation excepted, and
shall, without expense to Landlord, remove or cause to be removed from the Premises all debris and
rubbish, all furniture, equipment, business and trade fixtures, free-standing cabinet work,
moveable partitioning, telephone and data cabling and other articles of personal property in the
Premises except to the extent (i) Landlord elects by notice to Tenant to exercise its option to
have any subleases or subtenancies assigned to it, and/or (ii) Landlord elects by notice to Tenant
not to require Tenant to remove any data cabling servicing the Premises (in which event Tenant
shall pay to Landlord the estimated cost [as determined by Landlord] to be incurred by Landlord in
connection with removing said data cabling) within three (3) business days following written demand
therefor from Landlord together with reasonable back-up documentation evidencing the cost of such
removal (it being agreed that if Landlord exercises its right set forth in this clause (ii),
Landlord shall actively cause such data cabling to be removed). Tenant shall be responsible for
the cost to repair all damage to the Premises resulting from the removal of any of such items from
the Premises, provided that Landlord shall have the right to either (I) cause Tenant to perform
said repair work, or (II) perform said repair work itself, at Tenant’s expense (with any such costs
incurred by Landlord to be reimbursed by Tenant to Landlord within three (3) business days
following written demand therefor from Landlord).

     (c) Whenever Landlord shall reenter the Premises as provided in Article 20 hereof, or as
otherwise provided in this Lease, any property of Tenant not removed by Tenant upon the expiration
of the Term of this Lease (or within forty-eight (48) hours after a termination by reason of
Tenant’s default), as provided in this Lease, shall be considered abandoned and Landlord may remove
any or all of such items and dispose of the same in any manner or store the same in a public
warehouse or elsewhere for the account and at the expense and risk of Tenant, and if Tenant shall
fail to pay the cost of storing any such property after it has been stored for a period of thirty
(30) days or more, Landlord may sell any or all of such property at public or private sale, in such
manner and at such times and places as Landlord, in its sole discretion, may deem proper, without
notice to or demand upon Tenant, for the payment of all or any part of such charges or the removal
of any such property, and shall apply the proceeds of such sale as follows: first, to the cost and
expense of such sale, including reasonable attorneys’ fees and costs for services rendered; second,
to the payment of the cost of or charges for storing any such property; third, to the payment of
any other sums of money which may then or thereafter be due to Landlord from Tenant under any of
the terms hereof; and fourth, the balance, if any, to Tenant.

     (d) All fixtures, Tenant Improvements, Alterations and/or appurtenances attached to or built
into the Premises prior to or during the Term, whether by Landlord or Tenant and whether at the
expense of Landlord or Tenant, or of both, shall be and remain part of the Premises and shall not
be removed by Tenant at the end of the Term unless otherwise expressly provided for in this Lease
or unless such removal is required by Landlord. Such fixtures, Tenant Improvements, Alterations
and/or appurtenances

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shall include but not be limited to: all floor coverings, drapes, paneling, built-in
cabinetry, molding, doors, vaults (including vault doors), plumbing systems, security systems,
electrical systems, lighting systems, communication systems, all fixtures and outlets for the
systems mentioned above and for all telephone, radio and television purposes, and any special
flooring or ceiling installations.

ARTICLE 30

MISCELLANEOUS

     (a) SEVERABILITY, ENTIRE AGREEMENT. ANY PROVISION OF THIS LEASE WHICH SHALL PROVE TO
BE INVALID, VOID, OR ILLEGAL SHALL IN NO WAY AFFECT, IMPAIR OR INVALIDATE ANY OTHER PROVISION
HEREOF AND SUCH OTHER PROVISIONS SHALL REMAIN IN FULL FORCE AND EFFECT. THIS LEASE AND THE
EXHIBITS AND ANY ADDENDUM ATTACHED HERETO CONSTITUTE THE ENTIRE AGREEMENT BETWEEN THE PARTIES
HERETO WITH REGARD TO TENANT’S OCCUPANCY OR USE OF ALL OR ANY PORTION OF THE PROJECT, AND NO PRIOR
AGREEMENT OR UNDERSTANDING PERTAINING TO ANY SUCH MATTER SHALL BE EFFECTIVE FOR ANY PURPOSE. NO
PROVISION OF THIS LEASE MAY BE AMENDED OR SUPPLEMENTED EXCEPT BY AN AGREEMENT IN WRITING SIGNED BY
THE PARTIES HERETO OR THEIR SUCCESSOR IN INTEREST. THE PARTIES AGREE THAT ANY DELETION OF LANGUAGE
FROM THIS LEASE PRIOR TO ITS MUTUAL EXECUTION BY LANDLORD AND TENANT SHALL NOT BE CONSTRUED TO HAVE
ANY PARTICULAR MEANING OR TO RAISE ANY PRESUMPTION, CANON OF CONSTRUCTION OR IMPLICATION INCLUDING,
WITHOUT LIMITATION, ANY IMPLICATION THAT THE PARTIES INTENDED THEREBY TO STATE THE CONVERSE,
OBVERSE OR OPPOSITE OF THE DELETED LANGUAGE.

     (b) Attorneys’ Fees; Waiver of Jury Trial.

          (i) In any action to enforce the terms of this Lease, including any suit by Landlord for the
recovery of rent or possession of the Premises, the losing party shall pay the successful party a
reasonable sum for attorneys’ fees and costs in such suit and such attorneys’ fees and costs shall
be deemed to have accrued prior to the commencement of such action and shall be paid whether or not
such action is prosecuted to judgment. Tenant shall also reimburse Landlord for all costs incurred
by Landlord in connection with enforcing its rights under this Lease against Tenant following a
bankruptcy by Tenant or otherwise, including, without limitation, legal fees, experts’ fees and
expenses, court costs and consulting fees.

          (ii) Should Landlord, without fault on Landlord’s part, be made a party to any litigation
instituted by Tenant or by any third party against Tenant, or by or against any person holding
under or using the Premises by license of Tenant, or for the foreclosure of any lien for labor or
material furnished to or for Tenant or any such other person or otherwise arising out of or
resulting from any act or transaction of Tenant or of any such other person, Tenant covenants to
save and hold Landlord harmless from any judgment rendered against Landlord or the Premises or any
part thereof and from all costs and expenses, including reasonable attorneys’ fees and costs
incurred by Landlord in connection with such litigation.

          (iii) TO THE EXTENT PERMITTED BY LAW, EACH PARTY HEREBY WAIVES ANY RIGHT TO A TRIAL BY JURY IN
ANY ACTION SEEKING SPECIFIC PERFORMANCE OF ANY PROVISION OF THIS LEASE, FOR DAMAGES FOR ANY

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BREACH UNDER THIS LEASE, OR OTHERWISE FOR ENFORCEMENT OF ANY RIGHT OR REMEDY HEREUNDER.

     (c) Time of Essence. Each of Tenant’s covenants herein is a condition and time is of
the essence with respect to the performance of every provision of this Lease.

     (d) Headings; Joint and Several. The article headings contained in this Lease are for
convenience only and do not in any way limit or amplify any term or provision hereof. The terms
“Landlord” and “Tenant” as used herein shall include the plural as well as the singular, the neuter
shall include the masculine and feminine genders and the obligations herein imposed upon Tenant
shall be joint and several as to each of the persons, firms or corporations of which Tenant may be
composed.

     (e) Reserved Area. Tenant hereby acknowledges and agrees that the exterior walls of
the Premises and the area between the finished ceiling of the Premises and the slab of the floor of
the Project thereabove have not been demised hereby and the use thereof together with the right to
install, maintain, use, repair and replace pipes, ducts, conduits, wiring and cabling leading
through, under or above the Premises or throughout the Project in locations which will not
materially interfere with Tenant’s use of the Premises and serving other parts of the Project are
hereby excepted and reserved unto Landlord.

     (f) NO OPTION. THE SUBMISSION OF THIS LEASE BY LANDLORD, ITS AGENT OR REPRESENTATIVE
FOR EXAMINATION OR EXECUTION BY TENANT DOES NOT CONSTITUTE AN OPTION OR OFFER TO LEASE THE PREMISES
UPON THE TERMS AND CONDITIONS CONTAINED HEREIN OR A RESERVATION OF THE PREMISES IN FAVOR OF TENANT,
IT BEING INTENDED HEREBY THAT THIS LEASE SHALL ONLY BECOME EFFECTIVE UPON THE EXECUTION HEREOF BY
LANDLORD AND TENANT AND DELIVERY OF A FULLY EXECUTED LEASE TO TENANT.

     (g) Use of Project Name; Improvements. Tenant shall be allowed to use the name,
picture or representation of the Project, or words to that effect, only in connection with business
carried on in the Premises in relation to the Permitted use (including Tenant’s address) with the
prior written consent of Landlord, which consent shall be not unreasonably withheld, conditioned or
delayed. Landlord makes no representations as to the suitability of the Project for Tenant’s use
of the name, picture or representation of the Project pursuant to this Section 30(g). In the event
that Landlord undertakes any additional improvements on the Real Property including but not limited
to new construction or renovation or additions to the existing improvements, Landlord shall not be
liable to Tenant for any noise, dust, vibration or interference with access to the Premises or
disruption in Tenant’s business caused thereby.

     (h) Rules and Regulations. Tenant shall observe faithfully and comply strictly with
the rules and regulations (“Rules and Regulations”) attached to this Lease as Exhibit “B” and made
a part hereof, and such other Rules and Regulations as Landlord may from time to time reasonably
adopt for the safety, care and cleanliness of the Project, the facilities thereof, or the
preservation of good order therein. Landlord shall not be liable to Tenant for violation of any
such Rules and Regulations, or for the breach of any covenant or condition in any lease by any
other tenant in the Project. A waiver by Landlord of any Rule or Regulation for any other tenant
shall not constitute nor be deemed a waiver of the Rule or Regulation for this Tenant.

     (i) Quiet Possession. Upon Tenant’s paying the Basic Rental, Additional Rent and
other sums provided hereunder and observing and performing all of the covenants, conditions and
provisions on Tenant’s part to be observed and performed hereunder, Tenant shall have quiet
possession of the Premises for the entire Term hereof, subject to all of the provisions of this
Lease.

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     (j) Rent. All payments required to be made hereunder to Landlord shall be deemed to
be rent, whether or not described as such.

     (k) Successors and Assigns. Subject to the provisions of Article 15 hereof, all of
the covenants, conditions and provisions of this Lease shall be binding upon and shall inure to the
benefit of the parties hereto and their respective heirs, personal representatives, successors and
assigns.

     (l) Notices. Any notice required or permitted to be given hereunder shall be in
writing and may be given by personal service evidenced by a signed receipt or sent by certified
mail, return receipt requested, or via overnight courier, and shall be effective upon proof of
delivery, addressed to Tenant at the Premises, with a copy to Craig L. Keller, Keller & Hickey PC,
Warner Century Plaza, 2177 East Warner Road, Suite 103, Tempe, Arizona 85284 or to Landlord at the
management office for the Project, with a copy to Landlord, c/o Arden Realty, Inc., 11601 Wilshire
Boulevard, Fourth Floor, Los Angeles, California 90025, Attn: Legal Department. Either party may
by notice to the other specify a different address for notice purposes except that, upon Tenant’s
taking possession of the Premises, the Premises shall constitute Tenant’s address for notice
purposes. A copy of all notices to be given to Landlord hereunder shall be concurrently
transmitted by Tenant to such party hereafter designated by notice from Landlord to Tenant. Any
notices sent by Landlord regarding or relating to eviction procedures, including without limitation
three (3) day notices, may be sent by regular mail.

     (m) Persistent Delinquencies. In the event that Tenant shall be delinquent by more
than fifteen (15) days in the payment of rent on three (3) separate occasions in any twelve (12)
month period, Landlord shall have the right to terminate this Lease by thirty (30) days written
notice given by Landlord to Tenant within thirty (30) days of the last such delinquency.

     (n) Right of Landlord to Perform. All covenants and agreements to be performed by
Tenant under any of the terms of this Lease shall be performed by Tenant at Tenant’s sole cost and
expense and without any abatement of rent. If Tenant shall fail to pay any sum of money, other
than rent, required to be paid by it hereunder or shall fail to perform any other act on its part
to be performed hereunder, and such failure shall continue beyond any applicable cure period set
forth in this Lease, Landlord may, but shall not be obligated to, without waiving or releasing
Tenant from any obligations of Tenant, make any such payment or perform any such other act on
Tenant’s part to be made or performed as is in this Lease provided. All sums so paid by Landlord
and all reasonable incidental costs, together with interest thereon at the rate specified in
Section 20(e) above from the date of such payment by Landlord, shall be payable to Landlord on
demand and Tenant covenants to pay any such sums, and Landlord shall have (in addition to any other
right or remedy of Landlord) the same rights and remedies in the event of the nonpayment thereof by
Tenant as in the case of default by Tenant in the payment of the rent.

     (o) Access, Changes in Project, Facilities, Name.

          (i) Every part of the Project except the inside surfaces of all walls, windows and doors
bounding the Premises (including exterior building walls, the rooftop, core corridor walls and
doors and any core corridor entrance), and any space in or adjacent to the Premises or within the
Project used for shafts, stacks, pipes, conduits, fan rooms, ducts, electric or other utilities,
sinks or other building facilities, and the use thereof, as well as access thereto through the
Premises for the purposes of operation, maintenance, decoration and repair, are reserved to
Landlord.

          (ii) Landlord reserves the right, without incurring any liability to Tenant therefor, to make
such changes in or to the Project and the fixtures and equipment thereof, as well as in or to the
street entrances, halls, passages, elevators, stairways and other improvements thereof, as it may
deem necessary or desirable.

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          (iii) Landlord may adopt any name for the Project and Landlord reserves the right, from time
to time, to change the name and/or address of the Project at any time.

     (p) Signing Authority. Each individual executing this Lease on behalf of said entity
represents and warrants that he or she is duly authorized to execute and deliver this Lease on
behalf of the Tenant entity in accordance with a duly adopted resolution of the Board of Directors
of said corporation or in accordance with the By-laws of said corporation. Concurrently with
Tenant’s execution of this Lease, Tenant shall provide to Landlord a copy of a resolution of the
Board of Directors authorizing the execution of this Lease on behalf of such corporation, which
copy of resolution shall be duly certified by the secretary or an assistant secretary of the
corporation to be a true copy of a resolution duly adopted by the Board of Directors of said
corporation and shall be in a form reasonably acceptable to Landlord. In the event Tenant fails to
comply with the requirements set forth in this subparagraph (p), then each individual executing
this Lease shall be personally liable, jointly and severally along with Tenant, for all of Tenant’s
obligations in this Lease.

     (q) Intentionally Omitted.

     (r) Intentionally Omitted.

     (s) Survival of Obligations. Any obligations of either party hereto Tenant occurring
prior to the expiration or earlier termination of this Lease shall survive such expiration or
earlier termination.

     (t) Confidentiality. Tenant acknowledges that the content of this Lease and any
related documents are confidential information. Tenant shall keep such confidential information
strictly confidential and shall not disclose such confidential information to any person or entity
other than Tenant’s financial, legal and space planning consultants and any proposed Transferees.

     (u) Governing Law. This Lease shall be governed by and construed in accordance with
the laws of the State of Arizona. No conflicts of law rules of any state or country (including,
without limitation, Arizona conflicts of law rules) shall be applied to result in the application
of any substantive or procedural laws of any state or country other than Arizona. All
controversies, claims, actions or causes of action arising between the parties hereto and/or their
respective successors and assigns, shall be brought, heard and adjudicated by the courts of the
State of Arizona, with venue in the County of Maricopa. Each of the parties hereto hereby consents
to personal jurisdiction by the courts of the State of Arizona in connection with any such
controversy, claim, action or cause of action, and each of the parties hereto consents to service
of process by any means authorized by Arizona law and consent to the enforcement of any judgment so
obtained in the courts of the State of Arizona on the same terms and conditions as if such
controversy, claim, action or cause of action had been originally heard and adjudicated to a final
judgment in such courts. Each of the parties hereto further acknowledges that the laws and courts
of Arizona were freely and voluntarily chosen to govern this Lease and to adjudicate any claims or
disputes hereunder.

     (v) Office of Foreign Assets Control. Tenant certifies to Landlord that Tenant is not
entering into this Lease, nor acting, for or on behalf of any person or entity named as a terrorist
or other banned or blocked person or entity pursuant to any law, order, rule or regulation of the
United States Treasury Department or the Office of Foreign Assets Control. Tenant hereby agrees to
indemnify, defend and hold Landlord and the Landlord Parties harmless from any and all claims
arising from or related to any breach of the foregoing certification.

     (w) Financial Statements. Within ten (10) days after Tenant’s receipt of Landlord’s
written request, Tenant shall provide Landlord with current financial statements of Tenant and, to
the extent available, financial statements for the two (2) calendar or fiscal years (if Tenant’s
fiscal year is other than

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a calendar year) prior to the current financial statement year. Any such statements shall be
prepared in accordance with generally accepted accounting principles and, if the normal practice of
Tenant, shall be audited by an independent certified public accountant.

     (x) Exhibits. The Exhibits attached hereto are incorporated herein by this reference
as if fully set forth herein.

     (y) Independent Covenants. This Lease shall be construed as though the covenants
herein between Landlord and Tenant are independent (and not dependent) and Tenant hereby expressly
waives the benefit of any statute to the contrary and agrees that if Landlord fails to perform its
obligations set forth herein, Tenant shall not be entitled to make any repairs or perform any acts
hereunder at Landlord’s expense or to set off of any of the rent or other amounts owing hereunder
against Landlord.

     (z) Counterparts. This Lease may be executed in counterparts, each of which shall be
deemed an original, but such counterparts, when taken together, shall constitute one agreement.

ARTICLE 31

SIGNAGE/DIRECTORY

     Provided Tenant is not in default hereunder, Tenant, at Tenant’s sole cost and expense, shall
have the right to one (1) line in the lobby directory and one (1) Project-standard suite
identification sign during the Term. In addition, provided Tenant is not in default hereunder,
Tenant shall have the right, at Tenant’s sole cost and expense, to install an “eyebrow” sign on the
Project’s exterior (“Tenant’s Signage”). Tenant’s Signage shall be subject to Landlord’s approval
as to size, design, location, graphics, materials, colors and similar specifications and shall be
consistent with the exterior design, materials and appearance of the Project and the Project’s
signage program and shall be further subject to all applicable local governmental laws, rules,
regulations, codes and Tenant’s receipt of all permits and other governmental approvals and any
applicable covenants, conditions and restrictions. Tenant’s Signage shall be personal to the
original tenant named in this Lease (the “Original Tenant”) and may not be assigned to any assignee
or sublessee, or any other person or entity. Landlord has the right, but not the obligation, to
oversee the installation of Tenant’s Signage. The cost to maintain and operate, if any, Tenant’s
Signage shall be paid for by Tenant, and Tenant shall be separately metered for such expense (the
cost of separately metering any utility usage shall also be paid for by Tenant). Upon the
expiration of the Term, or other earlier termination of this Lease, Tenant shall be responsible for
any and all costs associated with the removal of Tenant’s Signage, including, but not limited to,
the cost to repair and restore the Project to its original condition, normal wear and tear
excepted.

ARTICLE 32

AUTOMATED TELLER MACHINE/NIGHT DEPOSITORY

     Landlord and Tenant hereby agree that Tenant shall be entitled, during the Term (and the
Option Term, if applicable) at its sole cost and expense and subject to the terms and conditions of
this Article 32, to install, maintain and operate one (1) automated teller machine and one (1)
night depository, together with related equipment, accessories, and identifying signage
(collectively, the “ATM Equipment”) at locations on the Premises to be approved by Landlord, which
approval shall not be unreasonably withheld. For purposes of this Lease, the ATM Equipment shall
be considered part of the Tenant Improvements. In connection with Tenant’s maintenance and
operation of the ATM Equipment, Tenant shall, at its sole cost and expense (a) obtain all necessary
federal, state, and local permits, licenses, and approvals; (b) comply with all laws applicable to the use and operation
of the ATM Equipment, including,

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without limitation any provisions of the Americans with Disabilities Act; (c) maintain the ATM Equipment, and the common area in the vicinity thereof in
clean and working condition and service the ATM Equipment and fill the ATM Equipment with cash and
supplies (such services shall be performed before or after the normal business hours of the
Project, except as deemed reasonably necessary by Tenant) and except for such periodic servicing
and maintenance, Tenant shall operate the ATM Equipment continuously during reasonable operating
hours as determined by Landlord from time to time; (d) provide all security measures that are
customary for similar facilities in comparable buildings located in the immediate vicinity of the
Project including, without limitation, mirrors, surveillance cameras, door locks, adequate
lighting, card entry systems, and warning signage and Tenant shall review such security measures at
least annually and revise same to reflect then customary security measures; (e) pay all real,
personal property, or other taxes or fees assessed or imposed on the ATM Equipment; (f) remove,
upon the expiration or earlier termination of the Lease (or at Landlord’s option, upon the Transfer
of the Original Tenant’s interest in this Lease), the ATM Equipment, including any ATM Signage (as
that term is defined below) and repair any damage to the Project caused by such removal; and (g)
arrange with, and pay directly to, the applicable public or private utilities, as the case may be,
for furnishing, installing, and maintaining of all telecommunications lines, services, and
equipment as may be required by Tenant for the operation of the ATM Equipment and, in connection
therewith, Tenant shall not modify or disturb any telecommunications’ lines, services and/or
equipment in the Project without Landlord’s prior written consent. Further, subject to Landlord’s
prior approval (which approval shall not be unreasonably withheld), Tenant shall be permitted, at
Tenant’s sole cost and expense, to change the existing signage and any other advertising material
or displays at the ATM Equipment (“ATM Signage”), which ATM Signage shall identify Tenant and/or
any automated teller network operated by Tenant and/or any shared automatic teller networks with
which the ATM Equipment is affiliated. Tenant shall be responsible, at its sole cost and expense,
for obtaining any permits or governmental approval required for the ATM Signage and for the
maintenance and repair of the ATM Signage. Landlord reserves the right (but Landlord shall have no
obligation) to engage a security consultant to determine whether any additional or different
security measures are necessary at the Project as a result of Tenant’s operation of the ATM
Equipment and Tenant shall pay as additional rent, within ten (10) days after Landlord’s invoice,
all costs and expenses incurred by Landlord in connection therewith (provided the fees charged by
such security consultant shall be reasonably competitive with the fees charged by security
consultants offering comparable services in comparable projects leased in the immediate vicinity of
the Project) and Tenant shall, at Tenant’s sole cost and expense, promptly implement such
recommendations of such security consultant; provided, however, that if Landlord engages said
security consultant, such engagement shall be for the sole benefit of Landlord and Tenant shall not
rely thereon. Landlord may restrict the hours of operation of the ATM Equipment or require Tenant
to temporarily discontinue services in connection with Landlord’s maintenance and repair of the
Project or any portion thereof, or if necessary in Landlord’s reasonable judgment, for the security
of the Project or its occupants or contents, and any such action by Landlord shall not be deemed a
constructive eviction of Tenant or a disturbance of Tenant’s use of the Premises or
 the Project and
without Landlord incurring any liability to Tenant whatsoever. Landlord shall have no
responsibility whatsoever for the ATM Equipment and shall not be liable for any damage or
disruption to same however caused, including without limitation, due to a disruption in electrical
or telecommunication service. Landlord makes no representations as to the suitability of the
Project for an ATM, whether or not an ATM may be installed in the Project under applicable zoning
ordinances or other laws, or as to the safety or security of the Project. The ATM Equipment and
surrounding areas shall be deemed to constitute a portion of the Premises for purposes of Articles
13 and 14 above.

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ARTICLE 33

OPTION TO EXTEND

     (a) Option Right. Landlord hereby grants the Original Tenant one (1) option
(“Option”) to extend the Term for the entire Premises for a period of five (5) years only (an
“Option Term”), which Option shall be exercisable only by written notice delivered by Tenant to
Landlord as set forth below. The right contained in this Article 33 shall be personal to the
Original Tenant and may only be exercised by the Original Tenant (and not any assignee, sublessee
or other transferee of the Original Tenant’s interest in this Lease) if the Original Tenant
occupies the entire Premises as of the date of Tenant’s Acceptance (as defined in Section 33(c)
below).

     (b) Option Rent. The rent payable by Tenant during the Option Term (“Option Rent”)
shall be equal to the “Market Rent” (defined below). “Market Rent” shall mean the applicable
Monthly Basic Rental, including all escalations, Direct Costs, additional rent and other charges at
which tenants, as of the commencement of the Option Term, are entering into leases for non-sublease
space which is not encumbered by expansion rights and which is comparable in size, location and
quality to the Premises in renewal transactions for a term comparable to the Option Term which
comparable space is located in office buildings comparable to the Project in Tempe, Arizona, taking
into consideration the value of the existing improvements in the Premises to Tenant, as compared to
the value of the existing improvements in such comparable space, with such value to be based upon
the age, quality and layout of the improvements and the extent to which the same could be utilized
by Tenant with consideration given to the fact that the improvements existing in the Premises are
specifically suitable to Tenant.

     (c) Exercise of Option. The Option shall be exercised by Tenant only in the following
manner: (i) Tenant shall not be in default, and shall not have been in default under this Lease
more than once, on the delivery date of the Interest Notice and Tenant’s Acceptance; (ii) Tenant
shall deliver written notice (“Interest Notice”) to Landlord not more than ten (10) months nor less
than nine (9) months prior to the expiration of the Term, stating that Tenant is interested in
exercising the Option; (iii) within fifteen (15) business days of Landlord’s receipt of Tenant’s
written notice, Landlord shall deliver notice (“Option Rent Notice”) to Tenant setting forth the
Option Rent; and (iv) if Tenant desires to exercise such Option, Tenant shall provide Landlord
written notice within five (5) business days after receipt of the Option Rent Notice (“Tenant’s
Acceptance”) and upon, and concurrent with such exercise, Tenant may, at its option, object to the
Option Rent contained in the Option Rent Notice. Tenant’s failure to deliver the Interest Notice
or Tenant’s Acceptance on or before the dates specified above shall be deemed to constitute
Tenant’s election not to exercise the Option. If Tenant timely and properly exercises its Option,
the Term shall be extended for the Option Term upon all of the terms and conditions set forth in
this Lease, except that the rent for the Option Term shall be as indicated in the Option Rent
Notice, unless Tenant, concurrently with Tenant’s Acceptance, objects to the Option Rent contained
in the Option Rent Notice, in which case the parties shall follow the procedure and the Option Rent
shall be determined, as set forth in Section 33(d) below.

     (d) Determination of Market Rent. If Tenant timely and appropriately objects to the
Market Rent in Tenant’s Acceptance, Landlord and Tenant shall attempt to agree upon the Market Rent
using their best good-faith efforts. If Landlord and Tenant fail to reach agreement within
twenty-one (21) days following Tenant’s Acceptance (“Outside Agreement Date”), then each party
shall make a separate determination of the Market Rent which shall be submitted to each other and
to arbitration in accordance with the following items (i) through (vii):

          (i) Landlord and Tenant shall each appoint, within ten (10) days of the Outside Agreement
Date, one arbitrator who shall by profession be a current real estate broker or appraiser of

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comparable commercial properties in the immediate vicinity of the Project, and who has been active
in such field over the last five (5) years. The determination of the arbitrators shall be limited
solely to the issue of whether Landlord’s or Tenant’s submitted Market Rent is the closest to the
actual Market Rent as determined by the arbitrators, taking into account the requirements of item
(b), above (i.e., the arbitrators may only select Landlord’s or Tenant’s determination of Market
Rent and shall not be entitled to make a compromise determination).

          (ii) The two (2) arbitrators so appointed shall within five (5) business days of the date of
the appointment of the last appointed arbitrator agree upon and appoint a third arbitrator who
shall be qualified under the same criteria set forth hereinabove for qualification of the initial
two arbitrators.

          (iii) The three arbitrators shall within fifteen (15) days of the appointment of the third
arbitrator reach a decision as to whether the parties shall use Landlord’s or Tenant’s submitted
Market Rent, and shall notify Landlord and Tenant thereof.

          (iv) The decision of the majority of the three (3) arbitrators shall be binding upon Landlord
and Tenant.

          (v) If either Landlord or Tenant fails to appoint an arbitrator within ten (10) days after the
applicable Outside Agreement Date, the arbitrator appointed by one of them shall reach a decision,
notify Landlord and Tenant thereof, and such arbitrator’s decision shall be binding upon Landlord
and Tenant.

          (vi) If the two (2) arbitrators fail to agree upon and appoint a third (3rd)
arbitrator, or both parties fail to appoint an arbitrator, then the appointment of the third
arbitrator or any arbitrator shall be dismissed and the matter to be decided shall be forthwith
submitted to arbitration under the provisions of the American Arbitration Association, but subject
to the instruction set forth in this item (d).

          (vii) The cost of arbitration shall be paid by Landlord and Tenant equally.

ARTICLE 34

REGULATORY APPROVAL

     This Lease is subject to Tenant obtaining on behalf of Tenant Bank approval of this location
from the Office of Comptroller of the Currency (“OCC”), the Federal Deposit Insurance Corporation
(the “FDIC”) and any other regulatory authorities having the requisite jurisdiction over chartering
federally and/or state banking institutions on or before January 31, 2009 (the “Contingency”).
Tenant agrees to apply on behalf of Tenant Bank for such approval immediately after full execution
and delivery of this Lease and shall use commercially reasonable and diligent efforts to satisfy
the Contingency once it has applied for such approvals. However, if Tenant, on behalf of Tenant
Bank, does not obtain such approvals on or before January 31, 2009, then either Tenant or Landlord,
may, but shall not be obligated to terminate this Lease by delivering written notice to the
non-terminating party on or before February 10, 2009. If such termination notice specified in the
immediately preceding sentence is delivered to Landlord by Tenant, such notice shall contain a
reasonably detailed explanation of reasons known by Tenant as to why the OCC, FDIC and/or other
regulatory authority will not grant the required approval. If Tenant or Landlord delivers a
termination notice pursuant to this Article 34, this Lease shall immediately terminate as of the
date the non-terminating party receives such notice and neither party shall have any further
obligation to the other. The failure of either Tenant or Landlord to so notify the other party in writing on or before
February 10, 2009 shall be deemed to constitute such party’s waiver of its termination rights
specified herein and this Lease shall continue in full force and effect notwithstanding Tenant’s
ability or

-40-

 

non-ability to obtain such regulatory approvals. Notwithstanding anything set forth to
the contrary herein, Landlord shall have no obligation to begin construction of the Improvements in
the Premises as set forth in the Tenant Work Letter until Tenant obtains all approvals required
pursuant to this Article 34 or such approvals are waived or deemed to be waived by Tenant.
Notwithstanding the foregoing and provided that Tenant delivers to Landlord concurrently with
Tenant’s execution and delivery of this Lease to Landlord, a fully executed Indemnity Letter in
favor of Landlord (“Indemnity Letter”), in the form attached hereto as Exhibit F and incorporated
herein by this reference, Landlord agrees to authorize the “Architect” and “Engineers” (as such
terms are defined in the Tenant Work Letter attached hereto) to commence preparation of the
“Construction Drawings,” “Final Space Plan” and “Final Working Drawings” (as such terms are defined
in Section 3 of the Tenant Work Letter) and other pre-construction work in preparation for the
construction of the Improvements in the Premises.

-41-

 

     IN WITNESS WHEREOF, the parties have executed this Lease, consisting of the foregoing
provisions and Articles, including all exhibits and other attachments referenced therein, as of the
date first above written.

	 	 	 	 	 	 	 	 	 	 	 
	“LANDLORD”	 	CH REALTY III/HAYDEN FERRY I, L.L.C.,

a Delaware limited liability company	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 	 	BY:	 	ARDEN REALTY LIMITED PARTNERSHIP,

a Maryland limited partnership	 	 
	 	 	 	 	Its: Sole Member and Manager	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	By:	 	ARDEN REALTY, INC.,

a Maryland corporation	 	 
	 	 	 	 	 	 	Its: Sole General Partner	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	By:	 	 	 	 
	 

	 	 	 	 	 	Its:
	 	 

	 	 
	 

	 	 	 	 	 	 	 	 

	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	“TENANT”	 	UNITED BUSINESS HOLDINGS, INC.,

a Nevada corporation	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 

	 	By:	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	Print Name:	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 
	 

	 	Title:
	 		 	 	 	 	 	 
	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 

	 	By:	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	Print Name:	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 
	 

	 	Title:
	 		 	 	 	 	 	 
	 	 	 	 	 	 	 

-42-

 

EXHIBIT “A”

PREMISES

This Exhibit “A” is provided for informational purposes only and is intended to be only an
approximation of the layout of the Premises and shall not be deemed to constitute any
representation by Landlord as to the exact layout or configuration of the Premises.

EXHIBIT “A”

-1-

 

EXHIBIT “B” 

RULES AND REGULATIONS

     1. No sign, advertisement or notice shall be displayed, printed or affixed on or to the
Premises or to the outside or inside of the Project or so as to be visible from outside the
Premises or Project without Landlord’s prior written consent. Landlord shall have the right to
remove any non-approved sign, advertisement or notice, without notice to and at the expense of
Tenant, and Landlord shall not be liable in damages for such removal. All approved signs or
lettering on doors and walls shall be printed, painted, affixed or inscribed at the expense of
Tenant by Landlord or by a person selected by Landlord and in a manner and style acceptable to
Landlord.

     2. Tenant shall not obtain for use on the Premises ice, waxing, cleaning, interior glass
polishing, rubbish removal, towel or other similar services, or accept barbering or bootblackening,
or coffee cart services, milk, soft drinks or other like services on the Premises, except from
persons authorized by Landlord and at the hours and under regulations fixed by Landlord. No
vending machines or machines of any description shall be installed, maintained or operated upon the
Premises without Landlord’s prior written consent.

     3. The sidewalks, halls, passages, exits, entrances, elevators and stairways shall not be
obstructed by Tenant or used for any purpose other than for ingress and egress from Tenant’s
Premises. Under no circumstances is trash to be stored in the corridors. Notice must be given to
Landlord for any large deliveries. Furniture, freight and other large or heavy articles, and all
other deliveries may be brought into the Project only at times and in the manner designated by
Landlord, and always at Tenant’s sole responsibility and risk. Landlord may impose reasonable
charges for use of freight elevators after or before normal business hours. All damage done to the
Project by moving or maintaining such furniture, freight or articles shall be repaired by Landlord
at Tenant’s expense. Tenant shall not take or permit to be taken in or out of entrances or
passenger elevators of the Project, any item normally taken, or which Landlord otherwise reasonably
requires to be taken, in or out through service doors or on freight elevators. Tenant shall move
all supplies, furniture and equipment as soon as received directly to the Premises, and shall move
all waste that is at any time being taken from the Premises directly to the areas designated for
disposal.

     4. Toilet rooms, toilets, urinals, wash bowls and other apparatus shall not be used for any
purpose other than for which they were constructed and no foreign substance of any kind whatsoever
shall be thrown therein.

     5. Tenant shall not overload the floor of the Premises or mark, drive nails, screw or drill
into the partitions, ceilings or floor or in any way deface the Premises. Tenant shall not place
typed, handwritten or computer generated signs in the corridors or any other common areas. Should
there be a need for signage additional to the Project standard tenant placard, a written request
shall be made to Landlord to obtain approval prior to any installation. All costs for said signage
shall be Tenant’s responsibility.

     6. In no event shall Tenant place a load upon any floor of the Premises or portion of any such
flooring exceeding the floor load per square foot of area for which such floor is designed to carry
and which is allowed by law, or any machinery or equipment which shall cause excessive vibration to
the Premises or noticeable vibration to any other part of the Project. Prior to bringing any heavy
safes, vaults, large computers or similarly heavy equipment into the Project, Tenant shall inform
Landlord in writing of the dimensions and weights thereof and shall obtain Landlord’s consent
thereto. Such consent shall not constitute a representation or warranty by Landlord that the safe,
vault or other equipment complies, with

EXHIBIT “B”

-1-

 

regard to distribution of weight and/or vibration, with the provisions of this Rule 6 nor
relieve Tenant from responsibility for the consequences of such noncompliance, and any such safe,
vault or other equipment which Landlord determines to constitute a danger of damage to the Project
or a nuisance to other tenants, either alone or in combination with other heavy and/or vibrating
objects and equipment, shall be promptly removed by Tenant, at Tenant’s cost, upon Landlord’s
written notice of such determination and demand for removal thereof.

     7. Tenant shall not use or keep in the Premises or Project any kerosene, gasoline or
inflammable, explosive or combustible fluid or material, or use any method of heating or
air-conditioning other than that supplied by Landlord.

     8. Tenant shall not lay linoleum, tile, carpet or other similar floor covering so that the
same shall be affixed to the floor of the Premises in any manner except as approved by Landlord.

     9. Tenant shall not install or use any blinds, shades, awnings or screens in connection with
any window or door of the Premises and shall not use any drape or window covering facing any
exterior glass surface other than the standard drapes, blinds or other window covering established
by Landlord.

     10. Tenant shall cooperate with Landlord in obtaining maximum effectiveness of the cooling
system by closing window coverings when the sun’s rays fall directly on windows of the Premises.
Tenant shall not obstruct, alter, or in any way impair the efficient operation of Landlord’s
heating, ventilating and air-conditioning system. Tenant shall not tamper with or change the
setting of any thermostats or control valves.

     11. The Premises shall not be used for manufacturing or for the storage of merchandise except
as such storage may be incidental to the permitted use of the Premises. Tenant shall not, without
Landlord’s prior written consent, occupy or permit any portion of the Premises to be occupied or
used for the manufacture or sale of liquor or tobacco in any form, or a barber or manicure shop, or
as an employment bureau. The Premises shall not be used for lodging or sleeping or for any
improper, objectionable or immoral purpose. No auction shall be conducted on the Premises.

     12. Tenant shall not make, or permit to be made, any unseemly or disturbing noises, or disturb
or interfere with occupants of Project or neighboring buildings or premises or those having
business with it by the use of any musical instrument, radio, phonographs or unusual noise, or in
any other way.

     13. No bicycles, vehicles or animals of any kind shall be brought into or kept in or about the
Premises, and no cooking shall be done or permitted by any tenant in the Premises, except that the
preparation of coffee, tea, hot chocolate and similar items for tenants, their employees and
visitors shall be permitted. No tenant shall cause or permit any unusual or objectionable odors to
be produced in or permeate from or throughout the Premises. The foregoing notwithstanding, Tenant
shall have the right to use a microwave and to heat microwavable items typically heated in an
office. No hot plates, toasters, toaster ovens or similar open element cooking apparatus shall be
permitted in the Premises.

     14. The sashes, sash doors, skylights, windows and doors that reflect or admit light and air
into the halls, passageways or other public places in the Project shall not be covered or
obstructed by any tenant, nor shall any bottles, parcels or other articles be placed on the window
sills.

     15. No additional locks or bolts of any kind shall be placed upon any of the doors or windows
by any tenant, nor shall any changes be made in existing locks or the mechanisms thereof unless
Landlord is first notified thereof, gives written approval, and is furnished a key therefor. Each
tenant

EXHIBIT “B”

-2-

 

must, upon the termination of his tenancy, give to Landlord all keys and key cards of stores,
offices, or toilets or toilet rooms, either furnished to, or otherwise procured by, such tenant,
and in the event of the loss of any keys so furnished, such tenant shall pay Landlord the cost of
replacing the same or of changing the lock or locks opened by such lost key if Landlord shall deem
it necessary to make such change. If more than two keys for one lock are desired, Landlord will
provide them upon payment therefor by Tenant. Tenant shall not key or re-key any locks. All locks
shall be keyed by Landlord’s locksmith only.

     16. Landlord shall have the right to prohibit any advertising by any tenant which, in
Landlord’s opinion, tends to impair the reputation of the Project or its desirability as an office
building and upon written notice from Landlord any tenant shall refrain from and discontinue such
advertising.

     17. Landlord reserves the right to control access to the Project by all persons after
reasonable hours of generally recognized business days and at all hours on Sundays and legal
holidays and may at all times control access to the equipment areas of the Project outside the
Premises. Each tenant shall be responsible for all persons for whom it requests after hours access
and shall be liable to Landlord for all acts of such persons. Landlord shall have the right from
time to time to establish reasonable rules and charges pertaining to freight elevator usage,
including the allocation and reservation of such usage for tenants’ initial move-in to their
premises, and final departure therefrom. Landlord may also establish from time to time reasonable
rules and charges for accessing the equipment areas of the Project, including the risers, rooftops
and telephone closets.

     18. Any person employed by any tenant to do janitorial work shall, while in the Project and
outside of the Premises, be subject to and under the control and direction of the Office of the
Project or its designated representative such as security personnel (but not as an agent or servant
of Landlord, and the Tenant shall be responsible for all acts of such persons).

     19. All doors opening on to public corridors shall be kept closed, except when being used for
ingress and egress. Tenant shall cooperate and comply with any reasonable safety or security
programs, including fire drills and air raid drills, and the appointment of “fire wardens”
developed by Landlord for the Project, or required by law. Before leaving the Premises unattended,
Tenant shall close and securely lock all doors or other means of entry to the Premises and shut off
all lights and water faucets in the Premises.

     20. The requirements of tenants will be attended to only upon application to the Office of the
Project.

     21. Canvassing, soliciting and peddling in the Project are prohibited and each tenant shall
cooperate to prevent the same.

     22. All office equipment of any electrical or mechanical nature shall be placed by tenants in
the Premises in settings approved by Landlord, to absorb or prevent any vibration, noise or
annoyance.

     23. No air-conditioning unit or other similar apparatus shall be installed or used by any
tenant without the prior written consent of Landlord. Tenant shall pay the cost of all electricity
used for air-conditioning in the Premises if such electrical consumption exceeds normal office
requirements, regardless of whether additional apparatus is installed pursuant to the preceding
sentence.

     24. There shall not be used in any space, or in the public halls of the Project, either by any
tenant or others, any hand trucks except those equipped with rubber tires and side guards.

EXHIBIT “B”

-3-

 

     25. All electrical ceiling fixtures hung in offices or spaces along the perimeter of the
Project must be fluorescent and/or of a quality, type, design and bulb color approved by Landlord.
Tenant shall not permit the consumption in the Premises of more than 21/2 watts per net usable square
foot in the Premises in respect of office lighting nor shall Tenant permit the consumption in the
Premises of more than 11/2 per net usable square foot of space in the Premises in respect of the
power outlets therein, at any one time. In the event that such limits are exceeded, Landlord shall
have the right to require Tenant to remove lighting fixtures and equipment and/or to charge Tenant
for the cost of the additional electricity consumed.

     26. Parking.

          (a) Project parking facility hours shall be 7:00 a.m. to 7:00 p.m., Monday through Friday, and
closed on weekends, state and federal holidays, as such hours may be revised from time to time by
Landlord.

          (b) Automobiles must be parked entirely within the stall lines on the floor.

          (c) All directional signs and arrows must be observed.

          (d) The speed limit shall be 5 miles per hour.

          (e) Parking is prohibited in areas not striped for parking.

          (f) Parking cards or any other device or form of identification supplied by Landlord (or its
operator) shall remain the property of Landlord (or its operator). Such parking identification
device must be displayed as requested and may not be mutilated in any manner. The serial number of
the parking identification device may not be obliterated. Devices are not transferable or
assignable and any device in the possession of an unauthorized holder will be void. There will be
a replacement charge to the Tenant or person designated by Tenant of $25.00 for loss of any parking
card. There shall be a security deposit of $25.00 due at issuance for each card key issued to
Tenant.

          (g) The monthly rate for parking is payable one (1) month in advance and must be paid by the
third business day of each month. Failure to do so will automatically cancel parking privileges
and a charge at the prevailing daily rate will be due. No deductions or allowances from the
monthly rate will be made for days parker does not use the parking facilities.

          (h) Tenant may validate visitor parking by such method or methods as the Landlord may approve,
at the validation rate from time to time generally applicable to visitor parking.

          (i) Landlord (and its operator) may refuse to permit any person who violates the within rules
to park in the Project parking facility, and any violation of the rules shall subject the
automobile to removal from the Project parking facility at the parker’s expense. In either of said
events, Landlord (or its operator) shall refund a prorata portion of the current monthly parking
rate and the sticker or any other form of identification supplied by Landlord (or its operator)
will be returned to Landlord (or its operator).

          (j) Project parking facility managers or attendants are not authorized to make or allow any
exceptions to these Rules and Regulations.

          (k) All responsibility for any loss or damage to automobiles or any personal property therein
is assumed by the parker.

EXHIBIT “B”

-4-

 

          (l) Loss or theft of parking identification devices from automobiles must be reported to the
Project parking facility manager immediately, and a lost or stolen report must be filed by the
parker at that time.

          (m) The parking facilities are for the sole purpose of parking one automobile per space.
Washing, waxing, cleaning or servicing of any vehicles by the parker or his agents is prohibited.

          (n) Landlord (and its operator) reserves the right to refuse the issuance of monthly stickers
or other parking identification devices to any Tenant and/or its employees who refuse to comply
with the above Rules and Regulations and all City, State or Federal ordinances, laws or agreements.

          (o) Tenant agrees to acquaint all employees with these Rules and Regulations.

          (p) No vehicle shall be stored in the Project parking facility for a period of more than one
(1) week.

     27. The Project is a non-smoking Project. Smoking or carrying lighted cigars or cigarettes in
the Premises or the Project, including the elevators in the Project, is prohibited.

     28. Tenant shall not, without Landlord’s prior written consent (which consent may be granted
or withheld in Landlord’s absolute discretion), allow any employee or agent to carry any type of
gun or other firearm in or about any of the Premises or Project.

EXHIBIT “B”

-5-

 

EXHIBIT “C”

NOTICE OF TERM DATES

AND TENANT’S PROPORTIONATE SHARE

	 	 	 	 	 	 	 	 	 
	TO:

	 	 	 	 	 	DATE:
	 	                                                            
	 

	 	 

	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 

			
	RE:	 	Lease dated                                         , 20__, between                              
             
               
    (“Landlord”), and
                                  
                                               (“Tenant”), concerning Suite                     , located at
              
                                              .

Ladies and Gentlemen:

     In accordance with the Lease, Landlord wishes to advise and/or confirm the following:

     1. That the Premises have been accepted herewith by the Tenant as being substantially complete
in accordance with the Lease and that there is no deficiency in construction.

     2. That the Tenant has taken possession of the Premises and acknowledges that under the
provisions of the Lease the Term of said Lease shall commence as of                                          for a
term of                                          ending on                                         .

     3. That in accordance with the Lease, Basic Rental commenced to accrue on
                                        .

     4. If the Commencement Date of the Lease is other than the first day of the month, the first
billing will contain a prorata adjustment. Each billing thereafter shall be for the full amount of
the monthly installment as provided for in said Lease.

     5. Rent is due and payable in advance on the first day of each and every month during the Term
of said Lease. Your rent checks should be made payable to                                                              at
                                                            .

     6. The exact number of rentable square feet within the Premises is                      square feet.

     7. Tenant’s Proportionate Share, as adjusted based upon the exact number of rentable square
feet within the Premises is                     %.

AGREED AND ACCEPTED:

TENANT:

	 	 	 	 	 	 	 
	 	 	 
	a 
	 	 	 	 	 	 
	 	 	 	 
	By: 
	 	 	 	 	 
	 	 	 	 	 
	 

	 	Its:	 	 	 	 
	 

	 	 	 	 

	 	 

EXHIBIT ONLY

***DO NOT SIGN — INITIAL ONLY***

EXHIBIT “C”

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EXHIBIT “D” 

TENANT WORK LETTER 

[UNITED BUSINESS HOLDINGS. INC.]

     This Tenant Work Letter shall set forth the terms and conditions relating to the renovation of
the tenant improvements in the Premises. This Tenant Work Letter is essentially organized
chronologically and addresses the issues of the renovation of the Premises, in sequence, as such
issues will arise.

SECTION 1

LANDLORD’S INITIAL CONSTRUCTION IN THE PREMISES

     Landlord has constructed, at its sole cost and expense, the base, shell and core (i) of the
Premises, and (ii) of the floor of the Project on which the Premises is located (collectively, the
“Base, Shell and Core”). Tenant has inspected and hereby approves the condition of the Premises
and Base, Shell and Core, and agrees that, subject to construction of the Improvements, the
Premises and the Base, Shell and Core shall be delivered to Tenant in its current “as-is”
condition. The improvements to be initially installed in the Premises shall be designed and
constructed pursuant to this Tenant Work Letter. Any costs of initial design and construction of
any improvements to the Premises shall be an “Improvement Allowance Item”, as that term is defined
in Section 2.2 of this Tenant Work Letter.

SECTION 2

IMPROVEMENTS

     2.1 Improvement Allowance. Tenant shall be entitled to a one-time improvement
allowance (the “Improvement Allowance”) in the amount of Four Hundred Three Thousand Eight Hundred
and No/100 Dollars ($403,800.00) (based on Fifty and No/100 Dollars ($50.00) per rentable square
foot) for the costs relating to the initial design and construction of Tenant’s improvements which
are permanently affixed to the Premises (the “Improvements”). In no event shall Landlord be
obligated to make disbursements pursuant to this Tenant Work Letter in a total amount which exceeds
the Improvement Allowance and in no event shall Tenant be entitled to any credit for any unused
portion of the Improvement Allowance not used by Tenant by June 1, 2009.

     2.2 Disbursement of the Improvement Allowance. Except as otherwise set forth in this
Tenant Work Letter, the Improvement Allowance shall be disbursed by Landlord (each of which
disbursements shall be made pursuant to Landlord’s disbursement process) for costs related to the
construction of the Improvements and for the following items and costs (collectively, the
“Improvement Allowance Items”): (i) payment of the fees of the “Architect” and the “Engineers,” as
those terms are defined in Section 3.1 of this Tenant Work Letter, and payment of the fees incurred
by, and the cost of documents and materials supplied by, Landlord and Landlord’s consultants in
connection with the preparation and review of the “Construction Drawings,” as that term is defined
in Section 3.1 of this Tenant Work Letter; (ii) the cost of permits; (iii) the cost of any changes
in the Base, Shell and Core required by the Construction Drawings; (iv) the cost of any changes to
the Construction Drawings or Improvements required by applicable building codes (the “Code”); and
(v) the “Landlord Coordination Fee”, as that term is defined in Section 4.3.2 of this Tenant Work
Letter. However, in no event shall more than Three and 00/100 Dollars ($3.00) per usable square foot of the Improvement Allowance be
used for the aggregate cost of items described in (i) and (ii) above; any additional amount
incurred as a result of (i) and (ii) above shall be paid for by Tenant as part of the
Over-Allowance Amount.

EXHIBIT “D”

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     2.3 Standard Improvement Package. Landlord has established specifications (the
“Specifications”) for the Project standard components to be used in the construction of the
Improvements in the Premises (collectively, the “Standard Improvement Package”), which
Specifications are available upon request. The quality of Improvements shall be equal to or of
greater quality than the quality of the Specifications, provided that Landlord may, at Landlord’s
option, require the Improvements to comply with certain Specifications.

SECTION 3

CONSTRUCTION DRAWINGS

     3.1 Selection of Architect/Construction Drawings. Tenant shall retain an
architect/space planner reasonably approved by Landlord (the “Architect”) to prepare the
“Construction Drawings,” as that term is defined in this Section 3.1 and Tenant shall also retain
the engineering consultants reasonably approved by Landlord (the “Engineers”) to prepare all plans
and engineering working drawings relating to the structural, mechanical, electrical, plumbing, HVAC
and life safety work of the Tenant Improvements. The plans and drawings to be prepared by
Architect and the Engineers hereunder shall be known collectively as the “Construction Drawings.”
All Construction Drawings shall comply with the drawing format and specifications as reasonably
determined by Landlord, and shall be subject to Landlord’s reasonable approval. Tenant and
Architect shall verify, in the field, the dimensions and conditions as shown on the relevant
portions of the base building plans, and Tenant and Architect shall be solely responsible for the
same, and Landlord shall have no responsibility in connection therewith. Landlord’s review of the
Construction Drawings as set forth in this Section 3, shall be for its sole purpose and shall not
imply Landlord’s review of the same, or obligate Landlord to review the same, for quality, design,
Code compliance or other like matters. Accordingly, notwithstanding that any Construction Drawings
are reviewed by Landlord or its space planner, architect, engineers and consultants, and
notwithstanding any advice or assistance which may be rendered to Tenant by Landlord or Landlord’s
space planner, architect, engineers, and consultants, Landlord shall have no liability whatsoever
in connection therewith and shall not be responsible for any omissions or errors contained in the
Construction Drawings.

     3.2 Final Space Plan. On or before the date set forth in Schedule 1, attached hereto,
Tenant and the Architect shall prepare the final space plan for Improvements in the Premises
(collectively, the “Final Space Plan”), which Final Space Plan shall include a layout and
designation of all offices, rooms and other partitioning, their intended use, and equipment to be
contained therein, and shall deliver the Final Space Plan to Landlord for Landlord’s approval.

     3.3 Final Working Drawings. On or before the date set forth in Schedule 1, Tenant,
the Architect and the Engineers shall complete the architectural and engineering drawings for the
Premises, and the final architectural working drawings in a form which is complete to allow
subcontractors to bid on the work and to obtain all applicable permits (collectively, the “Final
Working Drawings”) and shall submit the same to Landlord for Landlord’s approval.

     3.4 Permits. The Final Working Drawings shall be approved by Landlord (the “Approved
Working Drawings”) prior to the commencement of the construction of the Improvements. Tenant shall
cause the Architect to immediately submit the Approved Working Drawings to the appropriate municipal authorities for all applicable building
permits necessary to allow “Contractor,” as that term is defined in Section 4.1, below, to commence
and fully complete the construction of the Improvements (the “Permits”). No changes, modifications
or alterations in the Approved Working Drawings may be made without the prior written consent of
Landlord, which consent shall not be unreasonably withheld.

EXHIBIT “D”

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     3.5 Time Deadlines. Tenant shall use its best efforts and all due diligence to
cooperate with the Architect, the Engineers, and Landlord to complete all phases of the
Construction Drawings and the permitting process and to receive the permits, and with Contractor
for approval of the “Cost Proposal,” as that term is defined in Section 4.2 of this Tenant Work
Letter, as soon as possible after the execution of the Lease, and, in that regard, shall meet with
Landlord on a scheduled basis to be determined by Landlord, to discuss Tenant’s progress in
connection with the same. The applicable dates for approval of items, plans and drawings as
described in this Section 3, Section 4 below, and in this Tenant Work Letter are set forth and
further elaborated upon in Schedule 1 (the “Time Deadlines”), attached hereto. Tenant agrees to
comply with the Time Deadlines.

SECTION 4

CONSTRUCTION OF THE IMPROVEMENTS

     4.1 Contractor. The contractor that shall construct the Improvements shall be a
contractor selected pursuant to the following procedure. The Final Working Drawings shall be
submitted by Landlord to two (2) general contractors: one (1) such general contractor shall be
selected by Landlord and the other general contractor shall be selected by Tenant on or before the
date the Final Working Drawings are approved by Landlord and Tenant and which contractor so
selected by Tenant shall be subject to Landlord’s reasonable approval. Each such contractor shall
be invited to submit a sealed, fixed price contract bid (on such bid form as Landlord shall
designate) to construct the Improvements. Each contractor shall be notified in the bid package of
the time schedule for construction of the Improvements. The subcontractors utilized by the
Contractor shall be subject to Landlord’s reasonable approval and the bidding instructions shall
provide that as to work affecting the structure of the Project and/or the systems and equipment of
the Project, Landlord shall be entitled to designate the subcontractors. The bids shall be
submitted promptly to Landlord and a reconciliation shall be performed by Landlord to adjust
inconsistent or incorrect assumptions so that a like-kind comparison can be made and a low bidder
determined. Landlord shall select the contractor who shall be the lowest bidder and who states
that it will be able to meet Landlord’s construction schedule. The contractor selected may be
referred to herein as the “Contractor”.

     4.2 Cost Proposal. After the Approved Working Drawings are signed by Landlord and
Tenant, Landlord shall provide Tenant with a cost proposal in accordance with the Approved Working
Drawings, which cost proposal shall include, as nearly as possible, the cost of all Improvement
Allowance Items to be incurred by Tenant in connection with the construction of the Improvements
(the “Cost Proposal”). Tenant shall approve and deliver the Cost Proposal to Landlord within three
(3) business days of the receipt of the same, and upon receipt of the same by Landlord, Landlord
shall be released by Tenant to purchase the items set forth in the Cost Proposal and to commence
the construction relating to such items. The date by which Tenant must approve and deliver the
Cost Proposal to Landlord shall be known hereafter as the “Cost Proposal Delivery Date.”

     4.3 Construction of Improvements by Contractor under the Coordination of Landlord.

          4.3.1 Over-Allowance Amount. On the Cost Proposal Delivery Date, Tenant shall deliver
to Landlord an amount (the “Over-Allowance Amount”) equal to the difference between (i) the amount
of the Cost Proposal and (ii) the amount of the Improvement Allowance (less any portion thereof
already disbursed by Landlord, or in the process of being disbursed by Landlord, on or before the
Cost Proposal Delivery Date). The Over-Allowance Amount shall be disbursed by Landlord prior to
the disbursement of any then remaining portion of the Improvement Allowance, and such disbursement
shall be pursuant to the same procedure as the Improvement Allowance. In the event that, after the
Cost Proposal Delivery Date, any revisions, changes, or substitutions shall be made to the
Construction

EXHIBIT “D”

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Drawings or the Improvements, any additional costs which arise in connection with such
revisions, changes or substitutions or any other additional costs shall be paid by Tenant to
Landlord immediately upon Landlord’s request as an addition to the Over-Allowance Amount.

          4.3.2 Landlord’s Retention of Contractor. Landlord shall independently retain
Contractor, on behalf of Tenant, to construct the Improvements in accordance with the Approved
Working Drawings and the Cost Proposal and Landlord shall coordinate the construction by
Contractor, and Tenant shall pay a construction coordination fee (the “Landlord Coordination Fee”)
to Landlord in an amount equal to the product of (i) five percent (5%) and (ii) an amount equal to
the Improvement Allowance plus the Over-Allowance Amount (as such Over-Allowance Amount may
increase pursuant to the terms of this Tenant Work Letter).

SECTION 5

COMPLETION OF THE IMPROVEMENTS

     5.1 Substantial Completion. For purposes of this Lease, “Substantial Completion” of
the Improvements in the Premises shall occur upon the completion of construction of the
Improvements in the Premises pursuant to the Approved Working Drawings, with the exception of any
punch list items and any tenant fixtures, work-stations, built-in furniture, or equipment to be
installed by Tenant.

     5.2 Delay of the Substantial Completion of the Premises. Except as provided in this
Section 5, the Commencement Date and Tenant’s obligation to pay rent for the Premises shall occur
as set forth in the Lease. However, if there shall be a delay or there are delays in the
Substantial Completion of the Improvements in the Premises as a result of the following
(collectively, “Tenant Delays”):

          5.2.1 Tenant’s failure to comply with the Time Deadlines;

          5.2.2 Tenant’s failure to timely approve any matter requiring Tenant’s approval;

          5.2.3 A breach by Tenant of the terms of this Tenant Work Letter or the Lease;

          5.2.4 Changes in any of the Construction Drawings after disapproval of the same by Landlord or
because the same do not comply with Code or other applicable laws;

          5.2.5 Tenant’s request for changes in the Approved Working Drawings;

          5.2.6 Tenant’s requirement for materials, components, finishes or improvements which are not
available in a commercially reasonable time given the anticipated date of Substantial Completion
of the Improvements in the Premises, or which are different from, or not included in, the
Standard Improvement Package;

          5.2.7 Changes to the Base, Shell and Core required by the Approved Working Drawings; or

          5.2.8 Any other acts or omissions of Tenant, or its agents, or employees;

then, notwithstanding anything to the contrary set forth in the Lease or this Tenant Work Letter
and regardless of the actual date of the Substantial Completion of Improvements in the Premises,
the date of Substantial Completion thereof shall be deemed to be the date that Substantial
Completion would have occurred if no Tenant Delay or Delays, as set forth above, had occurred.

EXHIBIT “D”

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SECTION 6

MISCELLANEOUS

     6.1 Tenant’s Representative. Tenant has designated Mr. John Barnes as its sole
representative with respect to the matters set forth in this Tenant Work Letter, who, until further
notice to Landlord, shall have full authority and responsibility to act on behalf of the Tenant as
required in this Tenant Work Letter.

     6.2 Landlord’s Representative. Prior to commencement of construction of Improvements,
Landlord shall designate a representative with respect to the matters set forth in this Tenant Work
Letter, who, until further notice to Tenant, shall have full authority and responsibility to act on
behalf of the Landlord as required in this Tenant Work Letter.

     6.3 Time of the Essence in This Tenant Work Letter. Unless otherwise indicated, all
references herein to a “number of days” shall mean and refer to calendar days.

     6.4 Completion of Improvements During the Term. Tenant acknowledges that Landlord may be
completing the Improvements during the Term, and Landlord’s performance of such work shall not be
deemed a constructive eviction of Tenant, nor shall Tenant be entitled to any abatement of rent in
connection therewith except as otherwise expressly set forth in Section 3(a) of the Lease.

EXHIBIT “D”

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EXHIBIT “D-1"

VAULT SPECIFICATIONS

EXHIBIT “D-1”

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EXHIBIT “E”

LETTER OF CREDIT

Arden Realty, Inc.

11601 Wilshire Boulevard, Fourth Floor

Los Angeles, California 90025

Attention: Legal Department/Sandra Young

Ladies and Gentlemen:

     We hereby establish in your favor, for the account of [United Business Holdings, Inc., a
Nevada corporation or Ventana National Bank, a                                                              (“Applicant”), our
Irrevocable Letter of Credit and authorize you to draw on us at sight the aggregate amount of Three
Hundred Thousand Dollars ($300,000.00) (“Stated Amount”).

     Funds under this Letter of Credit are available to CH Realty III/Hayden Ferry I, L.L.C., a
Delaware limited liability company (the “Beneficiary”) as follows:

     Any and all of the sums hereunder may be drawn down at any time and from time to time from and
after the date hereof by Beneficiary when accompanied by this Letter of Credit and a written
certification signed by an authorized signatory of Beneficiary certifying that such sums are due
and owing to Beneficiary pursuant to that certain Standard Office Lease dated August 18, 2008
(“Lease”) by and between Beneficiary, as Landlord, and Applicant, as Tenant, together with a
notarized certification by any such individual representing that such individual is authorized by
Beneficiary to take such action on behalf of Beneficiary. The sums drawn by Beneficiary under this
Letter of Credit shall be payable upon demand without necessity of notice to the Applicant.
Partial drawings shall be permitted.

     This Letter of Credit is transferable in its entirety. Should a transfer be desired, such
transfer will be subject to the return to us of this Letter of Credit, together with written
instructions.

     The amount of each draft must be endorsed on the reverse hereof by the negotiating bank. We
hereby agree that this Letter of Credit shall be duly honored upon presentation and delivery of the
certification specified above.

     Subject to our receipt of a written authorization signed by an authorized signatory of
Beneficiary, this Letter of Credit shall expire on April 30, 2009.

     Notwithstanding the above expiration of this Letter of Credit, the term of this Letter of
Credit shall be automatically renewed for successive, additional one (1) year periods unless, at
least thirty (30) days prior to any such date of expiration, the undersigned shall give written
notice to Beneficiary, by certified mail, return receipt requested and at the address set forth
above or at such other address as may be given to the undersigned by Beneficiary, that this Letter
of Credit will not be renewed.

     This Letter of Credit is governed by the International Standby Practices 1998, International
Chamber of Commerce Publication No. 590.

	 	 	 	 	 
	 	Very truly yours,

(Name of Issuing Bank)

 	 
	 	By:  	 
	 	 
	 

EXHIBIT “E”

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EXHIBIT “F”

INDEMNITY LETTER

Arden Realty, Inc.

11601 Wilshire Boulevard, Fourth Floor

Los Angeles, California 90025

August 18, 2008

United Business Holdings, Inc.

[PLEASE PROVIDE]                      

                                                            

                                                            

			
	Re:	 	Lease dated August 18, 2008, between CH Realty III/Hayden Ferry I, L.L.C., a Delaware limited
liability company (“Landlord”), and United Business Holdings, Inc., a Nevada corporation
(“Tenant”), concerning a portion of the first (1st) floor, located in the project
known as Hayden Ferry Lakeside whose address is 80 East Rio Salado Parkway, Tempe, Arizona
(the “Lease”).

Dear Ladies and Gentlemen:

     Reference is hereby made to the that certain Standard Office Lease dated as August 18, 2008
(the “Lease”) by and between CH Realty III/Hayden Ferry I, L.L.C., as Landlord, and United Business
Holdings, Inc., a Nevada corporation, as Tenant, pertaining to 8,076 rentable square feet on the
first (1st) floor of that certain building addressed at 80 East Rio Salado Parkway,
Tempe, Arizona. Pursuant to Article 34 of the Lease, the Lease is subject to Tenant obtaining
certain regulatory approvals for the operation of a federally or state chartered bank (the
“Contingency”).

     Although it is anticipated that Contingency will be satisfied or waived when and as required
under the Lease, the parties wish to proceed with the preparation of working drawings, the
obtainment of permits and certain other pre-construction work (collectively, “Development Work”)
for the leasehold improvements contemplated for such first (1st) floor space as soon as
possible.

     Landlord is prepared to authorize its space planners, architects, engineers and other
suppliers and contractors (collectively, “Vendors”) to begin to undertake such Development Work.
However, this authorization shall be in consideration of the countersignature of this letter by
Tenant by which countersignature Tenant agrees to reimburse Landlord for any sums paid by Landlord
to the Vendors retained for the Development Work. Such Development Work shall cease immediately
upon receipt by the Vendors of a written request to stop such work, delivered by Tenant or by
Landlord. Invoices for costs incurred to the date such work is stopped shall be delivered to
Tenant together with a reasonably particularized breakdown of such invoices, and Tenant agrees to
promptly pay to Landlord the amounts owed, if any, pursuant to this letter.

     In any action to enforce the terms of this letter agreement, the losing party shall pay the
successful party a reasonable sum for attorneys’ fees and costs in such suit. This letter
agreement shall be governed by and construed in accordance with the laws of the State of Arizona.
Any cause of action arising between the parties hereto shall be brought, heard and adjudicated by
the courts of the State of Arizona, with venue in the County of Maricopa.

EXHIBIT “F”

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     If the foregoing meets with your approval, please countersign this letter and the additional
enclosed copy of this letter, retain this letter for your files, and return the countersigned,
enclosed copy to me, as soon as possible.

	 	 	 
	 

	 	Very truly yours,
	 
	 	 
	 

	 	Property Manager

The foregoing is agreed

to and accepted this 18th

day of August, 2008

“TENANT”

United Business Holdings, Inc.,

a Nevada corporation

	 	 	 	 	 	 	 
	By:
	 	 	 	 	 	 
	 	 	 	 	 
	 

	 	Its:	 	 	 	 
	 

	 	 	 	 

	 	 
	 
	 	 	 	 	 	 
	By:
	 	 	 	 	 	 
	 	 	 	 	 
	 

	 	Its:	 	 	 	 
	 

	 	 	 	 

	 	 

EXHIBIT “F”

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