Document:

EX-4.81

Exhibit 4.81

OFFICE LEASE

THIS LEASE is made as of January 1, 2008, between NNN EMBASSY PLAZA, LLC, NNN EMBASSY PLAZA 1, LLC,
NNN EMBASSY PLAZA 4, LLC, NNN EMBASSY PLAZA 5, LLC, NNN EMBASSY PLAZA 6, LLC, NNN EMBASSY PLAZA 7,
LLC, NNN EMBASSY PLAZA 8, LLC, NNN EMBASSY PLAZA 9, LLC, NNN EMBASSY PLAZA 10, LLC, NNN EMBASSY
PLAZA 12, LLC, NNN EMBASSY PLAZA 13, LLC, NNN EMBASSY PLAZA 14, LLC, NNN EMBASSY PLAZA 15, LLC, NNN
EMBASSY PLAZA 16, LLC, NNN EMBASSY PLAZA 17, LLC, NNN EMBASSY PLAZA 18, LLC, NNN EMBASSY PLAZA 19,
LLC, NNN EMBASSY PLAZA 20, LLC, NNN EMBASSY PLAZA 21, LLC, NNN EMBASSY PLAZA 22, LLC, NNN EMBASSY
PLAZA 23, LLC, NNN EMBASSY PLAZA 24, LLC, NNN EMBASSY PLAZA 27, NNN EMBASSY PLAZA 28, LLC, each one
a Delaware limited liability company (collectively, “Landlord”), acting by and through Triple Net
Properties Realty, Inc., agent for Landlord (“Agent”), having an address c/o Triple Net Properties
Realty, Inc., 4 Hutton Centre Drive, Suite 700, South Coast Metro, CA 92707-3016, Attn: Elizabeth
Grossman, Regional Asset Manager (“Landlord”) and DTN, INC., a Delaware corporation, (“Tenant”),
for space in the building located at 9110 West Dodge Road, Omaha, Nebraska 68114 (such building,
the related parking areas, driveways and other improvements, together with the land described in
Exhibit “D” attached hereto upon which such building and other improvements are situated, being
herein referred to as the “Building”).

The following schedule sets forth certain basic terms of this Lease:

BASIC TERMS:

	A.	 	Premises: Approximately 106,179 rentable square feet of space on the first, second
and third floors of the Building, as shown on the floor plans attached hereto, marked as
Exhibits “A”, “B” and “C,” and made a part hereof.
	 
	B.	 	Base Rent: During the Term, Tenant shall pay the amounts, which are set forth on the
Rent Schedule, in equal monthly installments as Base Rent for the Premises. For purposes of
this Lease, the term “Rent Schedule” shall refer to the schedule attached hereto as: (a)
Schedule A-1, if Tenant elects to retain the Reduction Space (as such term is defined in
Section 34 hereof) or (b) Schedule A-2, if Tenant does not elect to retain the Reduction Space
Tenant will be entitled to a full abatement of the monthly installments of Base Rent that
would otherwise be due for the month of January 2009 and the month of January 2010.
	 
	C.	 	Term: That period of time commencing as of January 1, 2008 (the “Commencement Date”)
and ending May 31, 2017 (the “Expiration Date”), unless sooner terminated or extended as set
forth herein.
	 
	D.	 	 Tenant’s Proportionate Share:     80.51%

	 
	E.	 	Base Expense Year and Base Tax Year:     2008

 

 

	F.	 	Security Deposit:
      No Deposit Required
	 
	G.	 	 Broker(s):      Grubb & Ellis/Pacific Realty
	 
	H.	 	Guarantor(s):        None
	 
	I.	 	Exhibits:*           A.     First Floor Plan of Premises

	 	B.	 	Second Floor Plan of Premises
	 
	 	C.	 	Third Floor Plan of Premises
	 
	 	D.	 	Legal Description of Building
	 
	 	E.	 	Rules and Regulations
	 
	 	F	 	Antenna License Agreement
	 
	 	G	 	Description of Landlord’s Work
	 
	 	H	 	Reduction Space Drawing

	1.	 	DEMISE AND TERM. Landlord leases to Tenant and Tenant leases from Landlord the
premises (the “Premises”) described in Item “A” of the Basic Terms and shown on the Floor
Plans attached hereto as Exhibit “A”, Exhibit “B” and Exhibit “C”, subject to the covenants
and conditions set forth in this Lease, for a term (the “Term”) commencing on the Commencement
Date and expiring on the Expiration Date described in Item C of the Basic Terms, unless
terminated earlier as otherwise provided in this Lease or extended pursuant to the provisions
of Section 30 of this Lease.
	 
	2.	 	RENT.

	 	A.	 	Definitions. For purposes of this Lease, the following terms shall
have the following meanings:

	 	(i)	 	“Base Expense Year” shall mean the year set forth in Item E
of the Basic Terms.
	 
	 	(ii)	 	“Expenses” shall mean all expenses, costs and disbursements
(including Taxes) paid or incurred by Landlord in connection with the
ownership, management, maintenance, operation, replacement and repair of the
Building. Landlord agrees that any wages, salaries and fringe benefits
provided to any on-site employees shall be commercially reasonable and any
management fees paid to a management company shall be at market rates.
Expenses shall not include: (a) costs of painting, redecorating, tenant
improvements or other work which Landlord either pays for or performs on
behalf of any other tenant or prospective tenant; (b) costs of capital
improvements (except for costs of any capital improvements

 

			
	*	 	Exhibits A, B, C, and H to this agreement have not been
filed with this agreement. Pursuant to Item 601(b)(2) of Regulation S-K, such
documents are immaterial to an investment decision. A copy of any of these
omitted documents will be furnished to the Commission by Telvent upon the
Commission’s request.

- 2 -

 

	 	 	 	made or installed for the primary purpose of reducing Expenses or made or
installed pursuant to governmental requirement or insurance requirement,
which costs shall be amortized by Landlord in accordance with sound
accounting and management principles); (c) interest and principal
payments on mortgages (except interest on the cost of any capital
improvements for which amortization may be included in the definition of
Expenses) or any rental payments on any ground leases (except for rental
payments which constitute reimbursement for Taxes and Expenses); (d)
advertising expenses and leasing commissions; (e) any cost or expenditure
for which Landlord is reimbursed, whether by insurance proceeds, payment
of rent or otherwise, except through Adjustment Rent paid by Tenant
(hereinafter defined); (f) the cost of any kind of service furnished to
any other tenant in the Building which Landlord does not generally make
available to all tenants in the Building or is otherwise not provided to
Tenant under this Lease; (g) legal expenses of negotiating or enforcing
leases; (h) salaries and fringe benefits of employees above the grade of
building manager; (i) costs of correcting construction defects or
defective equipment; (j) costs incurred by Landlord as a result of the
willful misconduct, negligence or violations of law of other tenants,
Landlord or Landlord’s employees, agents, contractors or invitees; (k)
costs of contracts with companies related to or affiliated with Landlord
if such contracts are not at rates competitive with the rates of other
local companies providing such services; (1) costs, fines, interest,
penalties, legal fees or costs of litigation incurred due to the
Landlord’s failure to pay bills when due, unless caused solely by the
Tenant’s failure to pay or late payments of the Tenant’s Proportionate
Share of increases in Expenses or Taxes; (m) costs of remediating
hazardous substances in the Building, which Tenant is not responsible for
bringing into the Building (n) costs incurred in connection with the sale
or change of ownership of the Building, including brokerage commissions,
attorneys’ fees, accountants’ fees, closing costs, title insurance
premiums, transfer taxes and interest charges; (o) costs incurred because
the Landlord or another tenant violated the terms of any lease; and (p)
the costs and expenses related to Landlord’s Work (as such term is
defined in Section 4). Expenses shall be determined on a cash or accrual
basis, as Landlord may elect.

	 	(iii)	 	“Rent” shall mean Base Rent, Adjustment Rent and any other
sums or charges due by Tenant hereunder.
	 
	 	(iv)	 	“Taxes” shall mean all taxes, assessments and fees levied
upon the Bui ding, the property of Landlord located therein or the rents
collected therefrom, by any governmental entity based upon the ownership,
leasing, renting or operation of the Building, including all reasonable costs
and expenses of protesting any such taxes, assessments or fees.

- 3 -

 

	 	 	 	Notwithstanding any of the foregoing, Taxes shall not include the costs
and expenses of protesting any taxes, assessments or fees unless Landlord
shall have obtained Tenant’s prior written consent to initiate such
protest. Taxes shall not include (a) any penalties or interest charged
by any governmental entity as a result of Landlord’s delinquent payment
of taxes or (b) any net income, capital stock, succession, transfer,
franchise, gift, estate or inheritance taxes; provided, however, if at
any time during the Term, a tax or excise on income is levied or assessed
by any governmental entity, in lieu of or as a substitute for, in whole
or in part, real estate taxes or other ad valorem taxes, such tax shall
constitute and be included in Taxes. For the purpose of determining
Taxes for any given year, the amount to be included for such year (a)
from special assessments payable in installments shall be the amount of
the installments (and any interest) due and payable during such year, and
(b) from all other Taxes shall at Landlord’s election either be the
amount accrued, assessed or otherwise imposed for such year or the amount
due and payable in such year. Under no circumstances shall Tenant be
obligated to pay any increased taxes attributable to the addition of any
rentable area to the Building or any improvements made to any other
tenant’s space, which are not part of the Building as of the Commencement
Date.
	 
	 	(v)	 	“Tenants Proportionate Share” shall mean the
percentage set forth in Item D of the Basic Terms which has been determined
by dividing the rentable square feet in the Premises by the rentable square
feet in the Building.

	 	B.	 	Components of Rent. Tenant agrees to pay the following amounts to
Landlord at the office of the Building or at such other place as Landlord designates:

	 	(i)	 	Base rent (“Base Rent”) to be paid in monthly installments
in the amount set forth in Item B of the Basic Terms in advance on or before the
first day of each month of the Term, except that Tenant shall pay the first
month’s Base Rent upon execution of this Lease.
	 
	 	(ii)	 	Adjustment rent (“Adjustment Rent”) in an amount equal to
Tenant’s Proportionate Share of (a) the increase in Expenses for any calendar
year over the Base Expenses and (b) the increase in Taxes for any calendar
year over the Base Taxes. (If the Basic Terms set forth a Base Expense Year
and a Base Tax Year rather than Base Expenses and Base Taxes, the Base
Expenses and the Base Taxes shall equal the amount of Expenses and Taxes,
respectively, for the Base Expense Year and the Base Tax Year.) Prior to each
calendar

- 4 -

 

	 	 	 	year, Landlord shall estimate the amount of Adjustment Rent due for such
year, and Tenant shall pay Landlord one-twelfth of such estimate on the
first day of each month during such year. Such estimate may be revised
by Landlord whenever it obtains information relevant to making such
estimate more accurate. By no later than ninety (90) days after the end
of each calendar year, Landlord shall deliver to Tenant a report setting
forth the actual Expenses and Taxes for such calendar year and a
statement of the amount of Adjustment Rent that Tenant has paid and is
payable for such year. Within thirty days after receipt of such report,
Tenant shall pay to Landlord the amount of Adjustment Rent due for such
calendar year, minus any payments of Adjustment Rent made by Tenant for
such year. If Tenant’s estimated payments of Adjustment Rent exceed the
amount due Landlord for such calendar year, Landlord shall apply such
excess as a credit against Tenant’s other obligations under this Lease or
promptly refund such excess to Tenant if the Term has already expired,
provided Tenant is not then in default hereunder, in either case without
interest to Tenant.

	 	C.	 	Payment of Rent. The following provisions shall govern the payment
of Rent: (i) if this Lease commences or ends on a day other than the first day or last
day of a calendar month, the Rent for the month in which this Lease so begins or ends
shall be prorated and adjusted accordingly; (ii) except as otherwise set forth in this
Lease, all Rent shall be paid to Landlord without offset or deduction, and the
covenant to pay Rent shall be independent of every other covenant in this Lease; (iii)
any sum due from Tenant to Landlord, which is not paid within five (5) business days
following the date on which such sum is due shall bear interest from the date due
until the date paid at the annual rate of nine percent (12%) or the maximum rate
permitted by law, whichever is less (the “Default Rate”); and, in addition, if
Tenant’s failure to pay such sum shall continue for five (5) business days after
written notice to Tenant of such failure (provided that Landlord shall not be required
to deliver such notice more than two (2) times in any calendar year), Tenant shall pay
Landlord a late charge for any Rent payment which is paid more than five days after
its due date equal to five percent of such payment; (v) if changes are made to this
Lease or the Building changing the number of square feet contained in the Premises or
in the Building, Landlord shall make an appropriate adjustment to Tenant’s
Proportionate Share; (vi) Tenant shall have the right to inspect Landlord’s accounting
records relative to Expenses and Taxes during normal business hours at any time within
thirty days following the furnishing to Tenant of the annual statement of Rent
Adjustment; and, unless Tenant shall take written exception to any

- 5 -

 

	 	 	 	item in any such statement within such thirty day period, such statement shall be
considered as final and accepted by Tenant; (vii) in the event of the termination
of this Lease prior to the determination of any Adjustment Rent, Tenant’s
agreement to pay any such sums and Landlord’s obligation to refund any such sums
(provided Tenant is not in default hereunder) shall survive the termination of
this Lease; (viii) no adjustment to the Rent by virtue of the operation of the
rent adjustment provisions in Section 2(B)(ii) of this Lease shall result in the
payment by Tenant in any year of less than the Base Rent shown on the Schedule;
(ix) Landlord may at any time change the fiscal year of the Building; (x) each
amount owed to Landlord under this Lease for which the date of payment is not
expressly fixed shall be due on the same date as the Rent listed on the statement
showing such amount is due; and (xi) if Landlord fails to give Tenant an estimate
of Adjustment Rent prior to the beginning of any calendar year, Tenant shall
continue to pay Adjustment Rent, as the case may be, at the rate for the previous
calendar year until Landlord delivers such estimate.
	 
	 	D.	 	Base Rent Credit. Under the Prior Lease (defined in Section 37 of
the Rider attached to this Lease), Tenant has paid Base Rent at a rate which exceeds
the Base Rent called for under the terms of this Lease, and Adjustment Rent. The Base
Rent paid pursuant to the Prior Lease and all Adjustment Rent paid by Tenant for 2008
shall be credited against the Base Rent due pursuant to this Lease and such excess
Base Rent and Adjustment Rent paid for 2008 shall be credited against the Base Rent
next due from Tenant hereunder.

	3.	 	USE. Tenant agrees that it shall occupy and use the Premises only for business
offices (including activities incidental to such use) and any other lawful use in keeping with
the class and character of the Building and for no other purposes. Landlord hereby
acknowledges and agrees that the Tenant’s use of the Building as of the Commencement Date is a
permitted use under this Lease. Tenant shall comply with all federal, state and municipal
laws, ordinances and regulations and all covenants, conditions and restrictions of record
applicable to Tenant’s use or occupancy of the Premises; provided that, Tenant shall not be
required to incur any expense or to perform any additional construction, unless the need for
such compliance is solely caused by Tenant’s manner of, or specific use of the Premises for
the conduct of Tenant’s specific business. Without limiting the foregoing, Tenant shall not
cause, nor permit, any hazardous or toxic substances to be brought upon, produced, stored,
used, discharged or disposed of in, on or about the Premises without the prior written consent
of Landlord and then only in compliance with all applicable environmental laws. If solely as
a result of Tenant’s particular use of the Premises (a) the amount of insurance premiums
payable by Landlord for insurance maintained by Landlord for or in respect to the Building is
increased, (b)

- 6 -

 

	 	 	any such insurance coverage is decreased, or (c) cancellation or refusal to renew any such
insurance policy is threatened, Landlord shall provide written notice to Tenant (the
“Insurance Notice”), which written notice shall include reasonable documentation evidencing
the occurrence of an event referenced in (a) through (c) above, whereupon Tenant shall
immediately pay any such increased premium or cease any such use. In the event that Tenant
fails to pay any such increased premium or cease any such use within five (5) business days
after receiving the Insurance Notice, then Landlord shall have the right and option, in
addition to Landlord’s other rights and remedies hereunder, to terminate this Lease upon
written notice to Tenant effective on the date set forth in such notice. Tenant shall have
access to the Premises 24 hours per day, seven days per week and 365 days per year during
the Term.

	4.	 	CONDITION OF PREMISES/LANDLORD WORK.

	 	A.	 	Tenant has been in possession of the Premises under the Prior Lease and
accepts the Premises in its existing condition, “as is.” No agreement of Landlord to
alter, remodel, decorate, clean or improve the Premises, and no representation or
warranty regarding the condition of the Premises has been made by or on behalf of
Landlord or relied upon by Tenant, except as stated herein.
	 
	 	B.	 	Landlord, at Landlord’s sole cost and expense, shall cause the completion of
the improvements to the Building described on Exhibit “G” attached to this Lease (the
“Landlord’s Work”) by no later than the dates set forth for such Landlord’s Work on
Exhibit “G”. All Landlord’s Work shall be performed (a) in a good and workmanlike
manner and (b) in strict compliance with all applicable laws, statutes, ordinances,
rules and regulations of all governmental authorities having jurisdiction over the
Building and applicable insurance requirements including, without limitation,
applicable building codes, special use permits, conditional use permits, environmental
regulations, and requirements of insurance underwriters.
	 
	 	C.	 	Landlord shall be responsible for obtaining any permits or approvals from any
governmental agency or authority that are necessary for the commencement and
completion of the Landlord’s Work. Landlord shall pay all applicable fees and charges
of such governmental agencies or authorities.
	 
	 	D.	 	Landlord shall indemnify, protect, defend and hold harmless Tenant and its
affiliates and its and their respective members, managers, officers, employees,
agents, consultants, representatives, successors, transferees and assigns
(collectively, the “Tenant Indemnified Parties”) from and against any and all
lawsuits, claims, actions, injuries, damages, liabilities, losses, fines, penalties,
sanctions,

- 7 -

 

	 	 	 	judgments, awards, costs and expenses arising from, relating to or associated with
any actual or alleged (a) actions or omissions of Landlord or its employees,
agents, representatives, general contractors, subcontractors or sub-subcontractors
(including any employees, agents, representatives or contractors of any of the
foregoing), in connection with the performance of the Landlord’s Work hereunder,
including, without limitation, (i) any lien, security interest, claim or
encumbrance against any property of Tenant in favor of any person or entity making
a claim by reason of having provided labor, materials or equipment relating to the
Landlord’s Work, and (ii) any injury, damage, death, harm or loss arising from,
relating to or in any manner connected with the Landlord’s Work.

	5.	 	BUILDING SERVICES.

	 	A.	 	Basic Services. Landlord shall furnish the following services: (i)
heating and air conditioning to provide a temperature condition required, in
Landlord’s judgment, for comfortable occupancy of the Premises under normal business
operations, daily from 8:00 A.M. to 6:00 P.M. (Saturday from 8:00 A.M. to 1:00 P.M.),
Sundays and holidays excepted; (ii) water for drinking, and, subject to Landlord’s
approval, water at Tenant’s expense for any private restrooms and office kitchen
requested by Tenant; (iii) men’s and women’s restrooms at locations designated by
Landlord, in common with other tenants of the Building; (iv) daily janitor service in
the Premises and common areas of the Building, weekends and holidays excepted and (v)
passenger elevator service in common with Landlord and other tenants of the Building,
24 hours a day, 7 days a week; and freight elevator service daily, weekends and
holidays excepted, upon request of Tenant and subject to scheduling and charges by
Landlord.
	 
	 	B.	 	Electricity. Landlord shall cause electricity to be distributed to
the Premises either by causing the electric utility company to directly serve the
Premises or, at Landlord’s option, by Landlord, and Landlord shall permit Landlord’s
wire and conduits, to the extent suitable and safely capable, to be used for such
distribution. If and so long as Landlord is distributing electricity to the Premises,
Tenant shall obtain all of its electricity from Landlord and shall pay all of
Landlord’s charges, which charges shall be based, at Landlord’s option, either on
meter readings or on a survey of Tenant’s electrical usage made by Landlord or on
Tenant’s prorata share of all space, including the Premises, which is commonly metered
with the Premises. If the electric utility company is distributing electricity
directly to the Premises, Tenant at its cost shall make all necessary arrangements
with the electric utility company for metering and paying for electric current
furnished to the Premises. All electricity used during the performance of janitor
service, or the making of any alterations or repairs in the Premises, or the operation
of

- 8 -

 

	 	 	 	any special air conditioning systems serving the Premises shall be paid for by
Tenant.
	 
	 	C.	 	Telephones. Tenant shall arrange for telephone service directly with
one or more of the public telephone companies servicing the Building and shall be
solely responsible for paying for such telephone service. If Landlord acquires
ownership of the telephone cables or other telephone equipment in the Building at any
time, Landlord shall permit Tenant to connect to such cables on such terms and
conditions as Landlord may prescribe. In no event does Landlord make any
representation or warranty with respect to telephone service in the Building, and
Landlord shall have no liability with respect thereto.
	 
	 	D.	 	Additional Services. Landlord shall not be obligated to furnish any
services other than those stated above. If Landlord elects to furnish services
requested by Tenant in addition to those stated above (including services at times
other than those stated above), Tenant shall pay Landlord’s then prevailing charges
for such services as Additional Rent within ten (10) days of Landlord’s invoice
therefor; provided that all such charges shall be commercially reasonable and
otherwise at rates competitive with the rates of other landlords providing such
services. If Tenant shall fail to make any such payment, Landlord may, without notice
to Tenant and in addition to all other remedies available to Landlord, discontinue any
additional services. In addition, if Tenant’s concentration of personnel or equipment
materially and adversely affects the temperature or humidity in the Premises or the
Building, Landlord may install supplementary air conditioning units in the Premises;
and Tenant shall pay for the reasonable cost of installation, utility charges, and
maintenance thereof.
	 
	 	E.	 	Landlord’s Duty to Repair Off-Premises Utilities. Landlord shall
cause all utility lines and equipment, which are located in the Building and are
otherwise used in connection with providing utility service to the Premises, to be
maintained in good repair and condition.
	 
	 	F.	 	Failure or Delay in Furnishing Services. Tenant agrees that Landlord
shall not be liable for damages for failure or delay in furnishing any service stated
above if such failure or delay is caused, in whole or in part, by any one or more of
the events stated in Section 25(j) below, nor shall any such failure or delay be
considered to be an eviction or disturbance of Tenant’s use of the Premises, or
relieve Tenant from its obligation to pay any Rent when due or from any other
obligations of Tenant under this Lease. Notwithstanding the foregoing, Landlord shall
exercise reasonable

- 9 -

 

	 	 	 	diligence to remedy such interruption, curtailment, stoppage or suspension of such
service or system.

	6.	 	RULES AND REGULATIONS. Tenant shall observe and comply, and shall cause its
subtenants, assignees, invitees, employees, contractors and agents to observe and comply, with
the rules and regulations listed on Exhibit “E” attached hereto and with such reasonable
modifications and additions thereto as Landlord may make from time to time. Landlord shall
not be liable to Tenant for damages for failure of any person to obey such rules and
regulations. Notwithstanding the foregoing, Landlord agrees it will use its best efforts to
cause a cessation of any violation of the rules and regulations by any tenant which disturbs
Tenant’s quiet enjoyment of the Premises or otherwise materially interferes with Tenant’s
operation of its business in the Premises. Moreover, Landlord agrees that the rules and
regulations shall be uniformly enforced against all tenants in the Building and shall not
otherwise be an enlargement of or inconsistent with the terms, conditions and covenants of
this Lease. In the event that any of the rules and regulations differs from any of the terms
of this Lease, the terms of this Lease shall be controlling.
	 
	7.	 	CERTAIN RIGHTS RESERVED TO LANDLORD. Landlord reserves the following rights, each of
which Landlord may exercise upon reasonable prior notice to Tenant (provided that, no such
notice shall be required in the event of an emergency): (a) to change the name or street
address of the Building or the suite number of the Premises; (b) to install, affix and
maintain any and all signs on the exterior or interior of the Building; (c) to make repairs,
decorations, alterations, additions, or improvements, whether structural or otherwise, in and
about the Building, and for such purposes to enter upon the Premises, temporarily close doors,
corridors and other areas in the Building and interrupt or temporarily suspend services or use
of common areas, and Tenant agrees to pay Landlord for overtime and similar expenses incurred
if such work is done other than during ordinary business hours at Tenant’s request; (d) to
retain at all times, and to use in appropriate instances, keys to all doors within and into
the Premises; (e) to show or inspect the Premises at reasonable times; (f) to install, use and
maintain in and through the Premises pipes, conduits, wires and ducts serving the Building,
provided that such installation, use and maintenance does not unreasonably interfere with
Tenant’s use of the Premises; and (g) to take any other action which is otherwise consistent
with the terms of this Lease and Landlord deems reasonable in connection with the operation,
maintenance or preservation of the Building. Notwithstanding any of the foregoing, in
exercising its rights under this Section 7, Landlord shall use commercial reasonable efforts
to avoid causing any damage to the Premises (or property located within the Premises) or
material interruption to Tenant’s business operations.

- 10 -

 

	8.	 	MAINTENANCE AND REPAIRS.

	 	A.	 	Landlord shall repair and maintain in good working order and condition (a)
the HVAC, electrical, plumbing and other mechanical systems of the Building; (b) the
structural components of the Building; and (c) all common and public areas of the
Building, subject to Tenant’s obligations to repair pursuant to Section 8(B) below.
Additionally, Landlord shall perform any maintenance or make any repairs to the
Building (a) as Landlord shall desire or deem necessary for the safety, operation or
preservation of the Building, or (b) as Landlord may be required or requested to do by
the City of Omaha, Nebraska, or by the order or decree of any court or by any other
proper authority. Notwithstanding the foregoing, Landlord shall have no obligation to
make any repairs necessitated by the negligence or willful misconduct of Tenant or
Tenant’s agents, employees or invitees. Landlord shall reimburse Tenant for the cost
of any repairs to the Premises necessitated by the acts or omissions of Landlord or
Landlord’s assignees, invitees, employees, contractors, tenants, subtenants and agents
to the extent Tenant is not reimbursed for such costs under its insurance policies;
provided, that Landlord shall have no liability to Tenant to reimburse Tenant for the
cost of any repairs which are not reimbursed by Tenant’s insurance because Tenant does
not maintain the insurance required under Section 10A of this Lease or elects not to
insure Tenant’s personal property in the Premises, or which fall within the deductible
amount under any applicable insurance policy.
	 
	 	B.	 	Tenant, at its expense, shall maintain and keep the Premises in good order
and repair at all times during the Term, subject to ordinary wear and tear and damage
by fire or other casualty. Notwithstanding the foregoing, Tenant shall have no
obligation to make any repairs necessitated by the negligence or willful misconduct of
Landlord or Landlord’s agents, contractors, subcontractors, employees, tenants,
subtenants or invitees. In addition, Tenant shall reimburse Landlord for the cost of
any repairs to the Building necessitated by the acts or omissions of Tenant or
Tenant’s assignees, subtenants, invitees, employees, contractors and agents, to the
extent Landlord is not reimbursed for such costs under its insurance policies;
provided, that Tenant shall have no liability to Landlord to reimburse Landlord for
the cost of any repairs which are not reimbursed by Landlord’s insurance because
Landlord does not maintain the insurance required under Section 10B of this Lease or
which fall within the deductible amount under the applicable insurance policy..

	9.	 	ALTERATIONS.

	 	A.	 	Requirements. Tenant shall not make any replacement, alteration,
improvement or addition to or removal from the Premises (collectively an “Alteration”)
without the prior written consent of Landlord, which consent shall not be unreasonably
withheld, conditioned or delayed. In the event Tenant proposes to make any
Alteration, Tenant shall, prior to commencing such Alteration,

- 11 -

 

	 	 	 	submit to Landlord for prior written approval (which approval shall not be
unreasonably withheld, conditioned or delayed): (i) detailed plans and
specifications; (ii) sworn statements, including the names, addresses and copies
of contracts for all contractors; (iii) all necessary permits evidencing
compliance with all applicable governmental rules, regulations and requirements;
(iv) certificates of insurance in form and amounts required by Landlord, naming
Landlord and any other parties designated by Landlord as additional insureds; and
(v) all other documents and information as Landlord may reasonably request in
connection with such Alteration. Tenant agrees to pay Landlord’s reasonable
charges for review of all such items and supervision of the Alteration. Neither
approval of the plans and specifications nor supervision of the Alteration by
Landlord shall constitute a representation or warranty by Landlord as to the
accuracy, adequacy, sufficiency or propriety of such plans and specifications or
the quality of workmanship or the compliance of such Alteration with applicable
law. Tenant shall pay the entire cost of the Alteration and, if requested by
Landlord, shall deposit with Landlord, prior to the commencement of the
Alteration, reasonable security for the payment and completion of the Alteration
in form and amount reasonably required by Landlord. Each Alteration shall be
performed in a good and workmanlike manner, in accordance with the plans and
specifications approved by Landlord, and shall meet or exceed the standards for
construction and quality of materials reasonably established by Landlord for the
Building. In addition, each Alteration shall be performed in compliance with all
applicable governmental and insurance company laws, regulations and requirements,
including, without limitation, all requirements of The Americans with Disabilities
Act. Each Alteration shall be performed in harmony with Landlord’s employees,
contractors and other tenants. Each Alteration, whether temporary or permanent in
character, made by Landlord or Tenant in or upon the Premises (excepting only
Tenant’s furniture, equipment and trade fixtures) shall become Landlord’s property
and shall remain upon the Premises at the expiration or termination of this Lease
without compensation to Tenant.
	 
	 	B.	 	Liens.  Upon completion of any Alteration, Tenant shall promptly
furnish Landlord with sworn owner’s and contractors’ statements and full and final
waivers of lien covering all labor and materials included in such Alteration. Tenant
shall not permit any construction lien to be filed against the Building, or any part
thereof, arising out of any Alteration performed, or alleged to have been performed,
by or on behalf of Tenant. If any such lien is filed, Tenant shall, within ten days
after receipt of written notice from Landlord, have such lien released of record or
deliver to Landlord a bond in form, amount, and issued by a surety reasonably
satisfactory to Landlord, indemnifying Landlord against all costs and liabilities
resulting from such lien and the foreclosure or attempted foreclosure thereof. If
Tenant fails to have such lien so released or to deliver such bond to Landlord,
Landlord, without investigating the validity

- 12 -

 

	 	 	 	of such lien, may pay or discharge the same; and Tenant shall reimburse Landlord
upon demand for the amount so paid by Landlord, including Landlord’s reasonably
expenses and attorneys’ fees.
	 
	 	C.	 	Right to Contest. Tenant, at its expense, after prior written notice
to Landlord, may contest, by appropriate legal proceedings conducted in good faith and
with due diligence, any applicable law with which Tenant is required to comply
pursuant to this Lease or any lien, encumbrance or charge allegedly incurred by Tenant
and not permitted by this Lease, provided that (i) the commencement of such
proceedings shall suspend the enforcement or collection thereof against or from
Landlord and against or from the Building, (ii) neither the Building nor any rent
therefrom nor any part thereof or interest therein would be in any danger of being
sold, forfeited, attached or lost, (iii) such contest is permitted under the terms of
any mortgage or deed of trust encumbering the Building, (iv) Tenant shall have
furnished such security, if any, as may be reasonably required by Landlord and the
holder of any mortgage (or beneficiary under a deed of trust) encumbering the Building
in connection with the proceedings, and (v) if such contest be finally resolved
against Tenant, Tenant shall promptly pay the amount required to be paid, together
with all interest and penalties accrued thereon Landlord, at Tenant’s expense, shall
execute and deliver to Tenant such authorizations and other documents as reasonably
may be required in any such contest. Tenant shall not be in default hereunder in
respect to the compliance with any applicable law with which Tenant is obligated to
comply or in respect to the payment of any lien, encumbrance or charge not permitted
by this Lease which Tenant is in good faith contesting; provided that the requirements
of this Section have been satisfied. Tenant, at Tenant’s expense, with the prior
written consent of Landlord which shall not be unreasonably withheld, may contest the
real estate tax assessment on the Building. Landlord agrees to cooperate reasonably
with Tenant in connection with any such real estate tax assessment contest; provided
that Tenant shall reimburse Landlord on demand for any reasonable expenses incurred by
Landlord in connection therewith.

	10.	 	INSURANCE.

	 	A.	 	Tenant, at its expense, shall maintain at all times during the Term the
following insurance policies: (a) fire insurance, including extended coverage,
vandalism, malicious mischief, sprinkler leakage and water damage coverage and
demolition and debris removal, insuring the full, replacement cost of all
improvements, Alterations or additions to the Premises made at Tenant’s expense and
located

- 13 -

 

	 	 	 	in the Premises; (b) commercial general liability insurance, contractual liability
insurance and property damage insurance with respect to the Building and the
Premises, with not less than $3,000,000 combined single limit for bodily injury,
personal injury, or for damage to or destruction of property for any one
occurrence; (c) business, automobile liability insurance to cover all owned, hired
and nonowned automobiles owned or operated by Tenant providing a minimum combined
single limit of $1,000,000; and (d) workers’ compensation insurance as required by
the state. All such policies shall be issued by insurers reasonably acceptable to
Landlord and Tenant and licensed to do business in the State of Nebraska and shall
contain a waiver of any rights of subrogation thereunder. Notwithstanding the
foregoing, Landlord hereby acknowledges and agrees that the insurance coverage,
which Tenant is carrying as of the date of Commencement Date, and the insurers
providing such insurance coverage have been approved. In addition, the policies
except workers’ compensation policies shall name Landlord and any other parties
designated by Landlord as additional insureds, shall require at least thirty days’
prior written notice to Landlord of termination or modification and shall be
primary and not contributory. Tenant shall, at least ten (10) days prior to the
Commencement Date, and within ten (10) days prior to the expiration of each such
policy, deliver to Landlord certificates evidencing the foregoing insurance or
renewal thereof, as the case may be.
	 
	 	B.	 	Landlord shall keep the Building insured as follows:

	 	(i)	 	Landlord shall maintain insurance against all risks of
direct physical loss in an amount not less than 100% of the actual
replacement value of the Building, exclusive of foundations and excavations.
	 
	 	(ii)	 	Landlord shall maintain policies of commercial general
liability insurance applicable to the Building which provides, on an
occurrence basis, a minimum combined single limit of no less than $3,000,000.
	 
	 	(iii)	 	During any period of construction at the Building by
Landlord, Landlord shall maintain builder’s risk insurance on a completed
value, nonreporting basis for the total cost of such alterations or
improvements, and worker compensation insurance as required by applicable
law.
	 
	 	(iv)	 	Landlord shall carry such other types of insurance coverage
as are customarily maintained by owners of comparable first-class office
buildings in Omaha, Nebraska and such

- 14 -

 

	 	 	 	 other insurance coverage as Landlord may elect in its discretion to
carry.

	 	 	 	All such policies shall be issued by insurers, who are licensed to do business in
the State of Nebraska and have a claims paying rating of no less than that rating
Landlord requires of Tenant’s insurers, and shall contain a waiver of any rights
of subrogation thereunder. In addition, the policies shall name Tenant and any
permitted assignee or subtenant designated by Tenant as additional insureds, shall
require at least thirty days’ prior written notice to Tenant of termination,
expiration or modification and shall be primary and not contributory. Landlord
shall, within thirty (30) days after this Lease has been fully executed, and
within ten (10) days prior to the expiration of each such policy, deliver to
Tenant certificates evidencing the foregoing insurance or renewal thereof, as the
case maybe.

	11.	 	WAIVER AND INDEMNITY.

	 	A.	 	Waiver. Tenant releases Landlord, Landlord’s beneficiaries and their
respective agents and employees from, and waives all claims for, damage or injury to
person or property and loss of business sustained by Tenant and resulting from the
Building or the Premises or any part thereof or any equipment therein becoming in
disrepair, or resulting from any accident in or about the Building. This paragraph
shall apply particularly, but not exclusively, to flooding, damage caused by Building
equipment and apparatus, water, snow, frost, steam, excessive heat or cold, broken
glass, sewage, gas, odors, excessive noise or vibration or the bursting or leaking of
pipes, plumbing fixtures or sprinkler devices. Without limiting the generality of the
foregoing, Tenant waives all claims and rights of recovery against Landlord,
Landlord’s beneficiaries and their respective agents and employees for any loss or
damage to any property of Tenant, which loss or damage is insured against, or required
to be insured against, by Tenant pursuant to Section 10 above, whether or not such
loss or damage is due to the fault or negligence of Landlord or such beneficiaries,
agents or employees, and regardless of the amount of insurance proceeds collected or
collectible under any insurance policies in effect. Each party hereby waives all
claims for recovery from the other party for any loss or damage to any of its property
insured under valid and collectible insurance policies to the extent of any recovery
collectible under such insurance, subject to the limitation that this waiver shall
apply when permitted by the applicable policy of insurance.
	 
	 	B.	 	Indemnity.

	 	(i)	 	Tenant agrees to indemnify, defend and hold harmless
Landlord, Landlord’s beneficiaries and their respective agents and employees,
from and against any and all claims, demands, actions, liabilities, damages,
costs and expenses

- 15 -

 

	 	 	 	(including attorneys’ fees), for injuries to any persons and damage to or
theft or misappropriation or loss of property occurring in or about the
Building and arising from the use and occupancy of the Premises or from
any activity, work, or thing done, permitted or suffered by Tenant in or
about the Premises (including, without limitation, any Alteration by
Tenant) or from any breach or default on the part of Tenant in the
performance of any covenant or agreement on the part of Tenant to be
performed under this Lease or due to any other act or omission of Tenant,
its subtenants, assignees, invitees, employees, contractors and agents.
Without limiting the foregoing, Tenant shall indemnify, defend and hold
Landlord harmless from any claims, liabilities, damages, costs and
expenses arising out of the use or storage of hazardous or toxic
materials in the Building by Tenant. If any such proceeding is filed
against Landlord or any such indemnified party, Tenant agrees to defend
Landlord or such party in such proceeding at Tenant’s sole cost by legal
counsel reasonably satisfactory to Landlord, if requested by Landlord.
	 
	 	(ii)	 	Landlord agrees to indemnify, defend and hold harmless
Tenant Indemnified Parties from and against any and all lawsuits, claims,
actions, injuries, damages, liabilities, losses, fines, penalties, sanctions,
judgments, awards, costs and expenses arising from (a) its gross negligence
or willful misconduct, relating to or associated with any actual or alleged
damage or injury occurring in or on the Building (except in the Premises) to
the same extent the Tenant Indemnified Parties would have been covered had
they been named as additional insured on the commercial general liability
insurance required to be carried by Landlord under this Lease, (b) Landlord’s
default under the terms of this Lease, (c) the violation of any law, statute,
ordinance, order, rule or regulation by Landlord or Landlord’s employees,
agents, representatives, general contractors, subcontractors or
sub-subcontractors (including any employees, agents, representatives or
contractors of any of the foregoing) and (d) the presence of any hazardous
substances in the Building in any quantities that violate applicable laws so
long as the presence of such hazardous substances did not result from the
actions of Tenant or Tenant’s employees, agents, representatives, general
contractors, subcontractors or sub-subcontractors (including any employees,
agents, representatives or contractors of any of the foregoing).

- 16 -

 

	12.	 	FIRE AND CASUALTY. If all or a substantial part of the Premises or the Building is
rendered untenantable by reason of fire or other casualty, Landlord may, at its option, either
restore the Premises and the Building, or terminate this Lease effective as of the date of
such fire or other casualty. Landlord agrees to give Tenant written notice within sixty (60)
days after the occurrence of any such fire or other casualty designating whether Landlord
elects to so restore or terminate this Lease. If the Lease is terminated pursuant to this
Section, Rent shall be paid through and apportioned as of the date of such fire or other
casualty. Unless Landlord is entitled to terminate the Lease as set forth herein, if the
Building (including the Premises) is damaged in part or whole from any fire or other casualty
and can be substantially repaired and restored within one hundred twenty (120) days after the
date of such casualty using standard working methods and procedures, Landlord shall at its
expense promptly and diligently repair and restore the Building and Premises to substantially
the same condition as existed before the damage. If Landlord elects to restore or, is
otherwise obligated to restore, Landlord’s obligation to restore the Premises shall be limited
to restoring those improvements in the Premises existing as of the date of such fire or other
casualty which were made at Landlord’s expense and shall exclude any furniture, equipment,
fixtures, additions, alterations or improvements in or to the Premises which were made at
Tenant’s expense. Upon a casualty, rent shall abate (a) for that part of the Premises which
is untenantable on a per diem basis from the date of such fire or other casualty until
Landlord has substantially completed its repair and restoration work, provided that Tenant
does not occupy such part of the Premises for conduct of its business during said period or
(b) for the entire Premises from the date of such fire or other casualty until Landlord has
substantially completed its repair and restoration work in the event that it is commercially
impractical for Tenant to conduct its business in a portion of the Premises while another part
of the business operation relocates to temporary space due to such damage (or Landlord’s
restoration activities). Notwithstanding any of the foregoing, upon such a fire or other
casualty, Tenant may terminate the Lease in the event that (a) Landlord elects not to restore
the Premises or the Building or the restoration cannot be or is not otherwise completed within
one hundred eighty (180) days following the date of such fire or other casualty, (b) any
mortgagee of the Building does not allow insurance proceeds to be used for repair and
restoration or any such insurance proceeds are not in an amount sufficient to complete the
restoration or (c) a substantial part of the Premises or the Building is rendered untenantable
by reason of fire or other casualty and such damage occurs during the final 365 days of the
Term.
	 
	13.	 	CONDEMNATION. If the Premises or the Building is rendered untenantable by reason of
a condemnation (or by a deed given in lieu thereof), then either party may terminate this
Lease by giving written notice of termination to the other party within thirty days after such
condemnation, in which event this Lease shall terminate effective as of the date of such

- 17 -

 

	 	 	condemnation. If the Lease is terminated pursuant to the terms of this Section, Rent shall
be paid through and apportioned as of the date of such condemnation. If such condemnation
does not render the Premises or the Building untenantable, this Lease shall continue in
effect and Landlord shall promptly restore the portion not condemned to the extent
reasonably possible to the condition existing prior to the condemnation; provided that, (a)
this Lease shall terminate as to the portion of the Premises actually taken by the
condemning authority as of the date when title vests in such governmental or
quasigovernmental authority, and both Rent and Tenant’s Proportionate Share shall be
reduced on a pro rata basis as of such date to reflect the loss of such space, (b) Landlord
shall not be required to expend an amount in excess of the proceeds received by Landlord
from the condemning authority and (c) rent shall abate for that part of the Premises which
is untenantable as a result of Landlord’s restoration work on a per diem basis until
Landlord has substantially completed any restoration work required by this Section,
provided that Tenant does not occupy such part of the Premises for conduct of its business
during said period. Landlord reserves all rights to compensation for any condemnation.
Tenant hereby assigns to Landlord any right Tenant may have to such compensation, and
Tenant shall make no claim against Landlord or the condemning authority for compensation
for termination of Tenant’s leasehold interest under this Lease or interference with
Tenant’s business, unless Tenant is entitled by applicable law to separate award which does
not diminish or reduce award otherwise made to Landlord. Notwithstanding any of the
foregoing, Tenant may terminate the Lease in the event that (a) a condemnation (or deed in
lieu of condemnation) materially interferes with the Tenant’s ability to access the
Premises and continue its operations in substantially the same manner and space, (b)
Landlord does not complete the restoration of the Premises or the Building required by this
Section within one hundred twenty (120) days following the date of such condemnation (or
deed in lieu of condemnation), (c) any mortgagee of the Building does not allow the
compensation for such condemnation to be used for repair and restoration of the Premises or
Building or such compensation is not in an amount sufficient to complete the restoration
required pursuant to this Section, (d) a condemnation (or deed in lieu of condemnation)
results in a loss of more than 25% of the parking spaces required to be provided to Tenant
pursuant to the terms of this Lease or (e) all or any portion of the Premises are rendered
untenantable by reason of a condemnation during the final 365 days of the Term.
	 
	14.	 	ASSIGNMENT AND SUBLETTING.

	 	A.	 	Landlord’s Consent. Except as set forth herein, Tenant shall not,
without the prior written consent of Landlord: (i) assign, convey or otherwise
transfer this Lease or any interest hereunder, or sublease the Premises, or any part
thereof, whether voluntarily or by operation of law (excluding any leasehold mortgage
or general pledge or assignment of all of Tenant’s assets to secure general borrowings
of Tenant); or (ii) sublease or otherwise permit the use of the Premises, or any part
thereof, by any person other than Tenant and its employees. Any such transfer,
sublease or use described in the preceding sentence (a “Transfer”) occurring without
the prior written consent of Landlord shall be void and of no effect.

- 18 -

 

	 	 	 	Landlord’s consent to any Transfer shall not constitute a waiver of Landlord’s
right to withhold its consent to any future Transfer. Landlord’s consent to any
Transfer or acceptance of rent from any party other than Tenant shall not release
Tenant from any covenant or obligation under this Lease. Landlord may require as
a condition to its consent to any assignment of this Lease that the assignee
execute an instrument in which such assignee assumes the obligations of Tenant
hereunder. Notwithstanding any other provisions of this Lease, Landlord’s prior
written consent shall not be required if Tenant assigns this Lease or any interest
herein, or sublets to the Premises or any part thereof, to any corporation,
limited liability company, partnership, or other entity (such an entity shall be
referred to herein as a “Related Entity”) which (i) is controlled by, controlling,
or under common control with Tenant; or (ii) shall merge or consolidate with or
into Tenant; or (iii) shall succeed to all or substantially all of the assets,
property, and business Tenant conducted at or from the Premises; provided,
however, that Tenant shall not thereby be relieved of its obligations under this
Lease.
	 
	 	B.	 	Standards for Consent. If Tenant desires the consent of Landlord to
a Transfer, Tenant shall submit to Landlord, at least thirty (30) days prior to the
proposed effective date of the Transfer, a written notice which includes such
information as Landlord may require about the proposed Transfer and the transferee.
Landlord shall not unreasonably withhold, condition or delay its consent to any
Transfer. Landlord shall not be deemed to have unreasonably withheld its consent if,
in the judgment of Landlord: (i) the transferee is of a character or engaged in a
business which is not in keeping with the reasonable standards or criteria used by
Landlord in leasing the Building; (ii) the financial condition of the transferee is
such that it may not be able to perform its obligations in connection with this Lease;
(iii) the purpose for which the transferee intends to use the Premises or portion
thereof is in violation of the terms of this Lease or the lease of any other tenant in
the Building; (iv) the transferee is a tenant of the Building; or (v) any other basis
which Landlord reasonably deems appropriate. If Landlord wrongfully withholds its
consent to any Transfer, Tenant’s sole and exclusive remedy therefor shall be to seek
a declaratory judgment, injunction or specific performance of Landlord’s obligation to
consent to such Transfer.
	 
	 	C.	 	Excess Rent. If Landlord consents to any Transfer, Tenant shall pay
to Landlord one-half of all rent and other consideration received by Tenant in excess
of (a) the Rent paid by Tenant hereunder for the portion of the Premises so
transferred and (b) any brokerage fees or other reasonable expenses incurred by Tenant
to procure such Transfer. Such rent shall be paid as and when received by Tenant. In
addition, Tenant shall pay to Landlord any reasonable attorneys’

- 19 -

 

	 	 	 	fees and expenses incurred by Landlord in connection with any proposed Transfer,
whether or not Landlord consents to such Transfer.

	15.	 	SURRENDER. Upon termination of the Term or Tenant’s right to possession of the
Premises, Tenant shall return the Premises to Landlord in good order and condition, ordinary
wear and damage by fire or other casualty excepted. Tenant shall also remove its furniture,
equipment, trade fixtures and all other items of personal property from the Premises prior to
expiration of the Term or within fifteen (15) days following the earlier termination of the
Term or Tenant’s right to possession of the Premises. If Tenant does not remove such items,
Tenant shall be conclusively presumed to have conveyed the same to Landlord without further
payment or credit by Landlord to Tenant; or at Landlord’s sole option such items shall be
deemed abandoned, in which event Landlord may cause such items to be removed and disposed of
at Tenant’s expense without notice to Tenant and without obligation to compensate Tenant.
	 
	16.	 	DEFAULTS AND REMEDIES.

	 	A.	 	Default. The occurrence of any of the following shall constitute a
default (a “Default”) by Tenant under this Lease: (i) Tenant fails to pay any Rent
when due and such failure is not cured within five days after written notice from
Landlord (which notice may be in the form of a landlord statutory five-day notice);
(ii) Tenant fails to perform any other provision of this Lease and such failure is not
cured within thirty (30) days (if the failure involves a hazardous condition, Tenant
shall use its best efforts to promptly cure such failure) after written notice from
Landlord (provided that, if such failure cannot with diligence be cured within such
thirty (30)-day period and Tenant shall promptly commence to cure the same and
thereafter prosecute the curing thereof with diligence, the time within which such
failure may be cured shall be extended for such period not to exceed 180 days as is
necessary to complete the curing thereof with diligence); (iii) the leasehold interest
of Tenant is levied upon or attached under process of law; (iv) Tenant or any
guarantor of this Lease dies or dissolves; or (v) any voluntary or involuntary
proceedings are filed by or against Tenant or any guarantor of this Lease under any
bankruptcy, insolvency or similar laws and, in the case of any involuntary
proceedings, are not dismissed within thirty days after filing.
	 
	 	B.	 	Right of Re-Entry. Upon the occurrence of a Default, Landlord may
elect to terminate this Lease or, without terminating this Lease, terminate Tenant’s
right to possession of the Premises. Upon any such termination, Tenant shall
immediately surrender and vacate the Premises and deliver possession thereof to
Landlord. Tenant grants to Landlord the right to enter and repossess the Premises and
to

- 20 -

 

	 	 	 	expel Tenant and any others who may be occupying the Premises and to remove any
and all property therefrom, without being deemed in any manner guilty of trespass
and without relinquishing Landlord’s rights to Rent or any other right given to
Landlord hereunder or by operation of law.
	 
	 	C.	 	Reletting. If Landlord terminates Tenant’s right to possession of
the Premises without terminating this Lease, Landlord shall use reasonable efforts to
mitigate its damages by reletting the Premises on such terms as Landlord shall
reasonably deem appropriate; provided, however, Landlord may first lease Landlord’s
other available space and shall not be required to accept any tenant offered by Tenant
or to observe any instructions given by Tenant about such reletting. Tenant shall
reimburse Landlord for the reasonable costs and expenses of reletting the Premises,
which were actually incurred by Landlord, including, but not limited to, all
reasonable brokerage, advertising, legal, alteration (excluding tenant improvements,
the cost of which are amortized over the new lease), and other expenses incurred to
secure a new tenant for the Premises. If the new lease is for a term which extends
beyond what would have been the unexpired Term of this Lease, then all such expenses
shall be prorated on a straight line basis over the term of the new lease and only
that portion of the expenses relative to what would have been the unexpired Term of
this Lease shall be deducted from the reletting proceeds in determining Tenant’s
liability. In addition, if the consideration collected by Landlord upon any such
reletting, after payment of the expenses of reletting the Premises which have not been
reimbursed by Tenant, is insufficient to pay monthly the full amount of the Rent,
Tenant shall pay to Landlord the amount of each monthly deficiency as it becomes due.
If such consideration is greater than the amount necessary to pay the full amount of
the Rent, the full amount of such excess shall be retained by Landlord and shall in no
event be payable to Tenant.
	 
	 	D.	 	Termination of Lease. If Landlord terminates this Lease, Landlord
may recover from Tenant and Tenant shall pay to Landlord, on demand, as and for
liquidated and final damages, an accelerated lump sum amount equal to the amount by
which Landlord’s estimate of the aggregate amount of Rent owing from the date of such
termination through the Expiration Date plus Landlord’s estimate of the aggregate
expenses of reletting the Premises, exceeds Landlord’s estimate of the fair rental
value of the Premises for the same period both discounted to present value at the rate
of five percent per annum.
	 
	 	E.	 	Other Remedies. Landlord may but shall not be obligated to perform
any obligation of Tenant under this Lease; and, if Landlord so elects, all reasonable
costs and expenses actually paid by

- 21 -

 

	 	 	 	Landlord in performing such obligation, together with interest at the Default
Rate, shall be reimbursed by Tenant to Landlord on demand. Any and all remedies
set forth in this Lease: (i) shall be in addition to any and all other remedies
Landlord may have at law or in equity, (ii) shall be cumulative, and (iii) may be
pursued successively or concurrently as Landlord may elect. The exercise of any
remedy by Landlord shall not be deemed an election of remedies or preclude
Landlord from exercising any other remedies in the future.
	 
	 	F.	 	Bankruptcy. If Tenant becomes bankrupt, the bankruptcy trustee shall
not have the right to assume or assign this Lease unless the trustee complies with all
requirements of the United States Bankruptcy Code; and Landlord expressly reserves all
of its rights, claims, and remedies thereunder.
	 
	 	G.	 	Waiver of Trial by Jury. Landlord and Tenant waive trial by jury in
the event of any action, proceeding or counterclaim brought by either Landlord or
Tenant against the other in connection with this Lease.
	 
	 	H.	 	Venue. If either Landlord or Tenant desires to bring an action
against the other in connection with this Lease, such action shall be brought in the
federal or state courts located in Omaha, Nebraska. Landlord and Tenant consent to
the jurisdiction of such courts and waive any right to have such action transferred
from such courts on the grounds of improper venue or inconvenient forum.
	 
	 	I.	 	Landlord’s Default. If Landlord fails to perform any of its
obligations under this Lease and does not cure such failure within 30 days after
written notice (or such longer period as is reasonably required as provided in the
following sentence), Tenant may but shall not be obligated to perform any obligation
of Landlord under this Lease; and, if Tenant so elects, all reasonable costs and
expenses actually paid by Tenant in performing such obligation, together with interest
at the Default Rate, shall be reimbursed by Landlord to Tenant on demand, accompanied
by a Form W-9, original notarized lien waivers from all contractors for the work,
copies of all contracts for the work, and copies of all payments for the work made by
Tenant. In the event that Landlord fails to reimburse such reasonable costs and
expenses within thirty (30) days following Tenant’s written demand and receipt of such
documentation, Tenant shall be entitled to receive an abatement of Rent in the amount
of such costs and expenses. If the default is of a nature that cannot reasonably be
cured within 30 days, the Landlord shall have such time as is reasonably necessary to
cure the default provided that Landlord commenced its efforts to cure within the
initial thirty (30) day period and continues to diligently pursue such cure thereafter
(but in no event shall such time exceed 180 days). Any and all remedies set forth in
this Lease: (i) shall be in addition to any and all other remedies Tenant may have at
law or in equity, (ii)

- 22 -

 

	 	 	 	shall be cumulative, and (iii) may be pursued successively or concurrently as
Tenant may elect. The exercise of any remedy by Tenant shall not be deemed an
election of remedies or preclude Tenant from exercising any other remedies in the
future.

	17.	 	HOLDING OVER. If Tenant retains possession of the Premises after the expiration or
termination of the Term or Tenant’s right to possession of the Premises, Tenant shall pay Base
Rent during such holding over at double the rate in effect immediately preceding such holding
over computed on a monthly basis for each month or partial month that Tenant remains in
possession (the “Holdover Rent”) together with Adjustment Rent; provided that , Tenant shall
be permitted access to the Premises for fifteen (15) days after an early termination of the
Lease (“Property Removal Period) in order to remove its furniture, equipment, trade fixtures
and other items of personal property from the Premises and such presence on the Premises shall
not be deemed to be “holding over” as described in this Section so as to require the payment
of Holdover Rent. Notwithstanding the foregoing, Tenant shall pay Base Rent for the Property
Removal Period, which Base Rent shall be equal to the amount of Base Rent required to be paid
by Tenant in the month in which the termination of the Lease occurred, together with
Adjustment Rent. If Tenant shall, with consent of Landlord, hold over after the expiration or
termination of the Term or Tenant’s right to possession of the Premises then, in either such
event, Landlord shall be a month-to-month tenant on the same terms as herein provided, except
that the Tenant shall pay Landlord the Holdover Rent in lieu of Base Rent together with
Adjustment Rent. The provisions of this Section do not waive Landlord’s right of re-entry or
right to regain possession by actions at law or in equity or any other rights hereunder, and
any receipt of payment by Landlord shall not be deemed a consent by Landlord to Tenant’s
remaining in possession or be construed as creating or renewing any lease or right of tenancy
between Landlord and Tenant.
	 
	18.	 	[Intentionally Deleted]
	 
	19.	 	[Intentionally Deleted]
	 
	20.	 	ESTOPPEL CERTIFICATE. Tenant agrees that, from time to time upon not less than ten
days’ prior written request by Landlord, Tenant shall execute and deliver to Landlord a
written certificate certifying: (i) that this Lease is unmodified and in full force and effect
(or if there have been modifications, a description of such modifications and that this Lease
as modified is in full force and effect); (ii) the dates to which Rent has been paid; (iii)
that Tenant is in possession of the Premises, if that is the case; (iv) that Landlord is not
in default under this Lease, or, if Tenant believes Landlord is in default, the nature thereof
in detail; (v) that Tenant has no off-sets or defenses to the performance of its obligations
under this Lease (or if Tenant believes there are any off-sets or defenses, a full and
complete explanation thereof); and (vi) such additional matters as may be requested

- 23 -

 

	 	 	by Landlord, it being agreed that such certificate may be relied upon by any prospective
purchaser, mortgagee, or other person having or acquiring an interest in the Building. If
Tenant fails to execute and deliver any such certificate within ten days after request,
Tenant shall be deemed to have irrevocably appointed Landlord and Landlord’s beneficiaries
as Tenant’s attorneys-in-fact to execute and deliver such certificate in Tenant’s name.
	 
	21.	 	SUBORDINATION. This Lease is and shall be subject and subordinate at all times to
(i) any ground or underlying lease of the Building, now or hereafter existing, and all
amendments, renewals and modifications to any such lease; and (ii) the lien of any mortgage or
trust deed now or hereafter encumbering fee title to the Building and/or the leasehold estate
under any such lease; provided that, (A) as a condition precedent to the subordination of the
Lease to any ground lease, such ground lessor must have executed a recognition,
non-disturbance and attornment agreement, which is in a form reasonably acceptable to Tenant
(“RNDA”), whereby such ground lessor has agreed that Tenant’s right of possession to the
Premises and other rights arising out of this Lease shall not be affected or disturbed by such
ground lessor so long as Tenant is not in Default under this Lease and (B) as a condition
precedent to the subordination of the Lease to any future mortgage hereafter encumbering fee
title to the Building, such lender must have executed a subordination, non-disturbance and
attornment agreement (“SNDA”), which is in a form reasonably acceptable to Tenant, whereby
Tenant’s right of possession to the Premises and other rights arising out of this Lease shall
not be affected or disturbed by such lender so long as Tenant is not in Default under this
Lease. Any such SNDA shall provide that, if any such mortgage or trust deed is foreclosed,
Tenant will attorn to the purchaser at the foreclosure sale. Any such RNDA shall provide
that, if any such ground lease is terminated, Tenant will attorn to the ground lessor under
such ground lease.
	 
	22.	 	QUIET ENJOYMENT. As long as no Default exists, Tenant shall peacefully and quietly
have and enjoy the Premises for the Term, free from interference by Landlord or any person
claiming by, through or under Landlord, subject, however, to the provisions of this Lease.
The loss or reduction of Tenant’s light, air or view will not be deemed a disturbance of
Tenant’s occupancy of the Premises nor will it affect Tenant’s obligations under this Lease or
create any liability of Landlord to Tenant.
	 
	23.	 	BROKER. Each of the parties represents and warrants to the other that neither party
has dealt with any broker other than the broker(s) set forth in Item “G” of the Basic Terms
(the “Broker”) in connection with this Lease and that, insofar as each party knows, no other
broker negotiated this Lease or is entitled to any commission in connection herewith. Each
party shall indemnify, defend and hold the other party harmless from and against any claims
for a fee or commission made by any broker, other than the Broker, claiming to have acted by
or on behalf of such indemnifying party in

- 24 -

 

	 	 	connection with this Lease. Landlord agrees to pay the Broker a commission in accordance
with a separate agreement between Landlord and the Broker.
	 
	24.	 	NOTICES. All notices and demands to be given by one party to the other party under
this Lease shall be given in writing, mailed or delivered, if to Tenant, at Suite 100 in the
Building, and if to Landlord at the address of Agent set forth in the first paragraph of this
Lease, or at such other address as either party may hereafter designate. Notices shall be
delivered by United States certified or registered mail, postage prepaid, return receipt
requested, or by a nationally recognized overnight courier service. Notices shall be
considered to have been given upon the earlier to occur of actual receipt or two business days
after posting in the United States mail.
	 
	25.	 	MISCELLANEOUS.

	 	A.	 	Successors and Assigns. Subject to Section 14 of this Lease, each
provision of this Lease shall extend to, bind and inure to the benefit of Landlord and
Tenant and their respective legal representatives, successors and assigns; and all
references herein to Landlord and Tenant shall be deemed to include all such parties.
	 
	 	B.	 	Entire Agreement. This Lease, and the riders and exhibits, if any,
attached hereto which are hereby made a part of this Lease, represent the complete
agreement between Landlord and Tenant, and Landlord has made no representations or
warranties except as expressly set forth in this Lease. No modification or amendment
of or waiver under this Lease shall be binding upon Landlord or Tenant unless in
writing signed by Landlord and Tenant.
	 
	 	C.	 	Time of Essence. Time is of the essence of this Lease and each and
all of its provisions.
	 
	 	D.	 	Execution and Delivery. Submission of this instrument for
examination or signature by Tenant does not constitute a reservation of space or an
option for lease, and it is not effective until execution and delivery by both
Landlord and Tenant. Execution and delivery of this Lease by Tenant to Landlord shall
constitute an irrevocable offer by Tenant to lease the Premises on the terms and
conditions set forth herein, which offer may not be revoked for fifteen days after
such delivery.
	 
	 	E.	 	Severability. The invalidity or unenforceability of any provision of
this Lease shall not affect or impair any other provisions.
	 
	 	F.	 	Governing Law. This Lease shall be governed by and construed in
accordance with the laws of the State of Nebraska.

- 25 -

 

	 	G.	 	Attorneys’ Fees. Tenant shall pay to Landlord all costs and
expenses, including reasonable attorneys’ fees, incurred by Landlord in enforcing this
Lease or incurred by Landlord as a result of any litigation to which Landlord becomes
a party as a result of this Lease.
	 
	 	H.	 	Anti-Terrorism Statute Compliance. Tenant hereby represents and
warrants to Landlord that Tenant is not: (1) in violation of any Anti-Terrorism Law;
(2) conducting any business or engaging in any transaction or dealing with any
Prohibited Person, including the making or receiving or any contribution of funds,
goods or services to or for the benefit of any Prohibited Person; (3) dealing in, or
otherwise engaging in any transaction relating to, any property or interest in
property blocked pursuant to Executive Order No. 13224; (4) engaging in or conspiring
to engage in any transaction that evades or avoids, or had the purpose of evading or
avoiding, or attempts to violate any of the prohibitions set forth in any
Anti-Terrorism Law; or (5) a Prohibited Person, nor are any of its partners, members,
managers, officers or directors a Prohibited Person. As used herein, “Anti-terrorism
Law” is defined as any law relating to terrorism, anti-terrorism, money laundering or
anti-money laundering activities, including Executive Order No. 13224 and Title 3 of
the USA Patriot Act. As used herein “Executive Order No. 13224” is defined as
Executive Order No. 13224 on Terrorist Financing effective September 24, 2001, and
relating to “Blocking Property and Prohibiting Transactions With Persons Who Commit,
or Support Terrorism” “Prohibited Person” is defined as (1) a person or entity that is
listed in the Annex to Executive Order 13224; (ii) a person or entity with whom Tenant
or Landlord is prohibited from dealing or otherwise engaging in any transaction by any
Anti Terrorism Law, or (iii) a person or entity that is named as a “specially
designated national and blocked person” on the most current list published by the U.S.
Treasury Department Office Of Foreign Assets Control as its official website,
http://www.treas.gov/ofac/t11sdn.pdf___or at any replacement website or other official
publication of such list. “USA Patriot Act” is defined as the Uniting and
Strengthening America by Providing Appropriate Tools Required to Intercept and
Obstruct Terrorism Act of 2001” (Public Law 107-56).
	 
	 	I.	 	Joint and Several Liability. If Tenant is comprised of more than one
party, each such party shall be jointly and severally liable for Tenant’s obligations
under this Lease.
	 
	 	J.	 	Force Majeure. Landlord shall not be in default hereunder and Tenant
shall not be excused from performing any of its obligations hereunder if Landlord is
prevented from performing any of its

- 26 -

 

	 	 	 	 obligations hereunder due to any accident, breakage, strike, shortage of
materials, acts of God or other causes beyond Landlord’s reasonable control.
	 
	 	K.	 	Intentionally Deleted.
	 
	 	L.	 	Captions. The headings and titles in this Lease are for convenience
only and shall have no effect upon the construction or interpretation of this Lease.
	 
	 	M.	 	No Waiver. No receipt of money by Landlord from Tenant after
termination of this Lease or after the service of any notice or after the commencing
of any suit or after final judgment for possession of the Premises shall renew,
reinstate, continue or extend the Term or affect any such notice or suit. No waiver
of any default of Tenant shall be implied from any omission by Landlord to take any
action on account of such default if such default persists or be repeated and no
express waiver shall affect any default other than the default specified in the
express waiver and then only for the time and to the extent therein stated.
	 
	 	N.	 	No Recording. Tenant shall not record this Lease or a memorandum of
this Lease in any official records.
	 
	 	O.	 	Limitation of Liability. Any liability of Landlord under this Lease
shall be limited solely to its interest in the Building, and in no event shall any
personal liability be asserted against Landlord in connection with this Lease nor
shall any recourse be had to any other property or assets of Landlord.
	 
	 	P.	 	Hazardous Materials. In the event any Hazardous Material
(hereinafter defined) is brought into or onto the Premises by Tenant, its employees or
agents, Tenant shall handle any such material in compliance with all applicable
federal, state and/or local regulations. For purposes of this Section, “Hazardous
Materials” means and includes any hazardous, toxic or dangerous waste, substance or
material defined as such in (or for purposes of) the Comprehensive Environmental
Response, Compensation and Liability Act, any so-called “Superfund” or “Superlien”
law, or any federal, state or local statute, law, ordinance, code, rule, regulation,
order or decree regulating, relating to, or imposing liability or standards of conduct
concerning, any hazardous, toxic or dangerous waste, substance or material, as now or
at any time hereafter in effect. Tenant shall submit to Landlord on an annual basis
copies of any approved hazardous materials communication plan, OSHA monitoring plan
and permits required by the Resource Recovery and Conservation Act of 1976, which
Tenant is required to prepare, file or obtain. Tenant will indemnify and hold harmless
Landlord from

- 27 -

 

	 	 	 	any losses, liabilities, damages, costs or expenses (including reasonable
attorneys’ fees) which Landlord may suffer or incur as a result of Tenant’s
introduction into or unto the Premises of any Hazardous Material. This Section
shall survive the expiration or sooner termination of this Lease.
	 
	 	Q.	 	Rider. A Rider containing Sections 26 through 37 is attached hereto
and made a part of this Lease.

- 28 -

 

IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease on the dates set forth beneath
their signatures, effective as of January 1, 2008.

	 	 	 	 	 	 	 	 	 
	TENANT:	 	 	 	LANDLORD:	 	 
	 
	 	 	 	 	 	 	 	 
	DTN, INC.,	 	By: Triple Net Properties Realty, Inc.	 	 
	a Delaware corporation	 	 	Agent for Landlord	 	 
	 
	 	 	 	 	 	 	 	 
	By: /s/ Richard G. Hallé

	 	 	 	By:
	 	/s/ Jeff Hanson	 	 
	 

Its: CFO

	 	 
	 	Its:
	 	 

President & CEO
	 	 
	Date: 4/29/08

	 	 	 	Date:
6/16/08	 	 

- 29 -

 

RIDER*

This Rider forms a part of that certain Office Lease (the “Lease”) dated                     , 2008,
between NNN EMBASSY PLAZA, LLC, NNN EMBASSY PLAZA 1, LLC, NNN EMBASSY PLAZA 4, LLC, NNN EMBASSY
PLAZA 5, LLC, NNN EMBASSY PLAZA 6, LLC, NNN EMBASSY PLAZA 7, LLC, NNN EMBASSY PLAZA 8, LLC, NNN
EMBASSY PLAZA 9, LLC, NNN EMBASSY PLAZA 10, LLC, NNN EMBASSY PLAZA 12, LLC, NNN EMBASSY PLAZA 13,
LLC, NNN EMBASSY PLAZA 14, LLC, NNN EMBASSY PLAZA 15, LLC, NNN EMBASSY PLAZA 16, LLC, NNN EMBASSY
PLAZA 17, LLC, NNN EMBASSY PLAZA 18, LLC, NNN EMBASSY PLAZA 19, LLC, NNN EMBASSY PLAZA 20, LLC, NNN
EMBASSY PLAZA 21, LLC, NNN EMBASSY PLAZA 22, LLC, NNN EMBASSY PLAZA 23, LLC, NNN EMBASSY PLAZA 24,
LLC, NNN EMBASSY PLAZA 27, NNN EMBASSY PLAZA 28, LLC, each one a Delaware limited liability company
(collectively, “Landlord”), acting by and through Triple Net Properties Realty, Inc., agent for
Landlord (“Agent”), and DTN, INC., a Delaware corporation (“Tenant”).

OTHER PROVISIONS:

	26.	 	TENANT’S USE OF THE PREMISES. It is understood that the Tenant’s intended use of the
Premises will be for general administration and office space, as well as, for the installation
and operation of the various technical equipment used in Tenant’s primary business, such as
but not limited to, transmission and other network equipment. In the event that the Tenant’s
use of the space or population of either people or equipment within the Premises results in
above standard requirements of the base building’s structural, mechanical and electrical
systems, it will be the obligation and sole responsibility of the Tenant to make any
modifications to or supplement the base building structural, mechanical and electrical systems
that may be required in the reasonable discretion of the Landlord.
	 
	27.	 	ELECTRICITY METERS. Notwithstanding the provisions of Section 5B of the Lease,
Tenant will be responsible for the cost of any above standard electrical requirements as a
result of its use and occupancy, including but not limited to, the cost of providing the
separate metering, additional service facilities, and the on-going associated utility costs.
Landlord will periodically undertake, through a certified engineering consultant, a study of
the estimated utility usage and associated systems impact of all tenants of the Building. The
study will be used to establish the average usage per rentable square foot of tenants with
“like type office uses” in the Building. This average will then be used as a standard for the
calculation of any

 

			
	*	 	Exhibits R-1 and R-2 to this agreement have not been
filed with this agreement. Pursuant to Item 601(b)(2) of Regulation S-K, such
documents are immaterial to an investment decision. A copy of any of these
omitted documents will be furnished to the Commission by Telvent upon the
Commission’s request.

 

 

	 	 	above standard usage and any corresponding utility charges to be paid by Tenant in
accordance with the provisions of this Section and Section 5B.

	28.	 	MONUMENT SIGNAGE. Tenant will be allowed, at its sole cost and expense, to maintain
its monument sign identifying its occupancy in the Building. The Landlord reserves the right,
in its reasonable discretion, to approve any change in the current design and materials of
Tenant’s monument sign.
	 
	29.	 	RIGHT OF FIRST REFUSAL. If Landlord receives a bona fide offer from a third party,
which Landlord is willing to accept, for the lease of all or any portion of the space in the
Building not then leased by Tenant, Landlord will give Tenant the right of first refusal to
lease the space, at the rent and on the terms and conditions of such bona fide offer. This
right of first refusal will be extended by Landlord giving Tenant written notice of the
particular offer received by Landlord, together with a copy of the offer, requiring Tenant to
accept the offer within 10 business days after such notice is given to Tenant, and to sign an
appropriate amendment to this Lease adding space to the Premises and subjecting the space to
this Lease at the rent and for the term set forth in the offer. If such amendment is not
signed by Tenant and delivered to Landlord within such 10-business day period, Landlord will
have the right to accept the offer from the offeror free of the rights of Tenant under this
Section 29. Tenant shall have no rights under this Section 29 if a Default exists at the time
Landlord receives such a bona fide offer for lease of space in the Building. Any termination
of this Lease terminates all rights under this Section 29. Notwithstanding the foregoing, the
right of first refusal set forth in this Section 29 will not apply to any renewal or extension
of the currently existing lease for space on the second floor of the Building originally
between LAFP-SF, Inc, as landlord, and Jefferson Pilot Financial Insurance Company (now
Lincoln Financial Group), or to any new lease between Landlord and Lincoln Financial Group
covering the same space as is currently leased to Lincoln Financial Group.
	 
	30.	 	OPTIONS TO EXTEND TERM. Tenant shall have two (2) successive options to extend the
Term of this Lease for periods of five (5) years each (the “Extended Terms”), subject to the
further provisions of this Section 30.

	 	(a)	 	Tenant must exercise Tenant’s option with respect to an Extended Term, if at
all, by giving written notice of exercise to Landlord not later than 270 days prior to
the Expiration Date of the initial Term or the last day of the first Extended Term, as
the case may be. Any notice of extension by Tenant is called “Tenant’s Notice”.
	 
	 	(b)	 	In the event an option to extend is timely exercised, this Lease shall be
extended for the Extended Term upon all of the terms and conditions of this Lease,
provided that the Base Rent shall be 100% of the Prevailing Market Rate of the
Premises as of the date of the commencement of the Extended Term determined as
provided below.

- 2 -

 

	 	(c)	 	Tenant shall have no right to extend the Term of this Lease if Tenant’s
Notice is not timely delivered or if Tenant is in Default under this Lease at the time
Tenant’s Notice is delivered or on the Expiration Date of the initial Term or the last
day of the first Extended Term, as the case may be.
	 
	 	(d)	 	Tenant shall have no further rights to extend the Term beyond the expiration
of the second Extended Term.
	 
	 	(e)	 	The Prevailing Market Rate for an Extended Term shall mean an annual base
rent amount per square foot of rentable area and other rental charges for the Term
equivalent to the period for which the Prevailing Market Rate is being determined
beginning on the first (1st) day of the subject period that a willing,
credit-worthy non-equity tenant leasing space comparable to the Premises would pay and
a willing landlord of an office building comparable to the Building in the West Omaha
market would accept at arms length. Appropriate consideration will be given to the
type of transaction involved (i.e. whether a new lease, renewal lease or lease of
expansion space) net rent, rent escalations, tenant concessions (e.g. free rent,
tenant improvements and other cash allowances), total amount of brokerage commissions,
the credit-worthiness of the tenant, and other generally applicable terms and
conditions prevailing for the comparable space in comparable buildings located in the
West Omaha market, as evidenced by then recently completed renewals, or new leases
within the West Omaha market. Within thirty (30) days of receipt of Tenant’s notice
to Landlord of the exercise of Tenant’s option for an Extended Term, Landlord shall
provide Tenant with its determination of the annual Base Rent for the Extended Term.
Such determination by Landlord shall be conclusive and binding on Tenant as the then
Prevailing Market Rate for the Extended Term unless Tenant shall, within thirty (30)
days after receipt of such determination, notify Landlord that Tenant disputes
Landlord’s determination. If such dispute is not resolved within thirty (30) days
after the giving of such dispute notice by Tenant, Tenant shall have the option to
withdraw its election to extend the Term through such Extended Term by giving Landlord
written notice of such withdrawal within ten (10) days after the expiration of such
thirty (30) day period. If Tenant elects to withdraw its election to extend the Term,
all of Tenant’s rights to extend the Term hereunder shall be null and void and of no
further force or effect. If Tenant does not withdraw its election to extend the Term,
the Lease shall continue for the Extended Term at the annual Base Rent determined and
specified by Landlord in Landlord’s notice to Tenant, and on the other terms and
conditions set forth in the Lease.
	 
	 	(g)	 	The parties shall enter into an amendment to this Lease setting forth
the Base Rent for each Extended Term promptly after it has been determined.

	31.	 	ANTENNA LICENSE AGREEMENT. Landlord and Tenant agree to execute the License
Agreement attached to this Lease as Exhibit F upon execution of this Lease. The License
Agreement, once fully executed, shall

- 3 -

 

	 	 	supersede and replace in its entirety any prior oral or written agreements related to
satellites and/or antennas between the Landlord or previous owners of the Building and
Tenant, including agreements contained in the Prior Lease.

	32.	 	ELECTRICAL ROOM KEY. Landlord agrees to provide Tenant with a key to access the
electrical rooms that serve its Premises for the purpose of performing on-going maintenance
and incidental modifications of the circuits that serve Tenant’s Premises. As a condition of
this agreement, Landlord, at Tenant’s sole expense, will engage a competent electrical
contractor to perform semi-annual load testing and infrared scanning of all electrical
circuits and panels within these electrical rooms. To the extent any repairs or corrective
actions are required as a result of Tenant’s activities in such electrical rooms, Tenant
agrees, at its sole cost, to immediately perform such repairs or corrective actions. Tenant’s
contractor for any of the above work shall be subject to Landlord’s reasonable approval.
	 
	 	 	Landlord’s agreement to provide Tenant with access to the above electrical rooms in no way
circumvents, cancels, or modifies any provisions of the Lease with respect to Tenant’s
liability or requirements for Landlord’s approval of any Tenant Alterations. Landlord may,
at any time and in its sole discretion, cancel the provisions of this Section 32 and
require Tenant to return such key. Should Tenant not return such key upon demand or
duplicate such key, Landlord will change the locks on all effected electrical rooms and
Tenant agrees to pay for all costs associated with changing such locks.
	 
	33.	 	PARKING. Tenant shall have the right to use up to 476 parking spaces at the Building
(but not at any other building in the Embassy Plaza complex) at no additional charge during
the Term; provided that, if the Lease terminates as to the Reduction Space pursuant to Section
34 hereof, then as of June 1, 2010, Tenant shall have the right to use up to 395 parking
spaces at the Building. Landlord shall use commercially reasonable efforts to prevent the
unauthorized use of parking spaces, however, any such unauthorized use shall not be a default
by Landlord under the Lease. Landlord agrees that Landlord shall not construct (or permit the
construction of) buildings or other permanent structures on the parking areas serving the
Building. Landlord shall make commercially reasonable efforts to relocate Tenant’s parking
spaces to a suitable alternative parking area during any repair or reconstruction of the
parking areas that reduces the number of parking spaces available to Tenant at the Building to
less than the number of parking spaces Tenant is entitled to use pursuant to the foregoing
provisions of this Section. If at any time Landlord fails to or is unable to provide all or
any portion of such parking spaces to Tenant, such fact shall not be a default by Landlord
under the Lease, either in whole or in part, and Tenant shall not be entitled to any claim or
remedy; provided, that Tenant reserves the right to enforce by action for specific performance
or injunction the agreement of Landlord (a) to not construct (or permit the

- 4 -

 

	 	 	construction of) buildings or other permanent structures on the parking area serving the
building and (b) to use commercially reasonable efforts to prevent unauthorized use of the
parking spaces or to provide alternative parking, as set forth in this section. Moreover,
if Landlord fails to use commercially reasonable efforts to provide alternative parking, as
set forth in this section, Tenant may, but shall not be obligated to, perform such
obligation on Landlord’s behalf If Tenant so elects, all reasonable costs and expenses
actually paid by Tenant in performing such obligation, together with interest at the
Default Rate, shall be reimbursed by Landlord to Tenant on demand as more specifically set
forth in Section 16(I).Tenant and its employees shall have the right to use the parking
spaces described herein 24 hours per day, seven days per week, 365 days per year. Landlord
reserves the right to post and enforce reasonable rules governing parking, and to take away
the parking rights of any individual who fails to abide by such rules.
	 
	34.	 	REDUCTION OF SIZE OF PREMISES.  The Premises shall be reduced by 18,000 Rentable
Square Feet (the “Reduction Space”) effective as of June 1, 2010, unless Tenant notifies
Landlord in writing not later than October 1, 2009, that Tenant elects to retain the Reduction
Space. If Tenant does not retain the Reduction Space, this Lease shall terminate as to the
Reduction Space on June 1, 2010, and Tenant shall surrender the Reduction Space to Landlord in
the condition required by this Lease for the surrender of the Premises upon termination of
this Lease. If Tenant does not retain the Reduction Space, as of June 1, 2010 Base Rent shall
be as set forth on Schedule A-2 attached hereto and Tenant’s Proportionate Share shall become
66.86%. If Tenant does not elect to retain the Reduction Space, the Reduction Space will be
18,000 Rentable Square Feet of space on the second floor of the Building, which Tenant has
selected and is working with Grubb&Ellis/Pacific Realty to sublease, unless not later than
October 1, 2009, Tenant specifies a different 18,000 Rentable Square Feet as the Reduction
Space; provided, that any other area specified by Tenant as the Reduction Space must be
contiguous and configured such that it may be leased and lawfully occupied by a new tenant in
compliance with all applicable City of Omaha building codes, rules and regulations without
significant modifications or improvements. Tenant shall reimburse Landlord for the reasonable
cost of constructing appropriate demising walls if Tenant surrenders the Reduction Space
within 15 days after receipt of an invoice for such reimbursement.
	 
	35.	 	REFURBISHMENT ALLOWANCE. Landlord shall provide Tenant with a refurbishment
allowance (“Allowance”) of up to $881,790.00 for refurbishment and improvement expenses Tenant
incurs (whether previously paid or then due for work performed or materials supplied) for
refurbishing and improving the Premises during the Term of the Lease. If Tenant elects to
retain the 18,000 Rentable Square Feet Tenant has the right to surrender pursuant to Section
34, after receipt of notice from Tenant that Tenant has elected to retain such 18,000 Rentable
Square Feet Landlord shall increase the Allowance by an additional $180,000.00. The Allowance

- 5 -

 

	 	 	shall be paid to Tenant within thirty (30) days after Landlord receives Tenant’s request
therefor accompanied by (i) a description of the refurbishments or improvements made or to
be constructed by Tenant, (ii) evidence reasonably satisfactory to Landlord that Tenant has
incurred the refurbishment or improvement expenses (whether such expenses have been
previously paid or are then due for work performed or materials supplied) and (iii)
original notarized lien waivers with respect to the refurbishments or improvements for
which Tenant requests payment from the Allowance. If Landlord is not satisfied with the
description of the refurbishments or improvements, the evidence of the expenses Tenant has
incurred for the refurbishments or improvements, or the lien waivers with respect thereto,
within fifteen (15) days after receipt of Tenant’s request for payment, Landlord shall
notify Tenant of the additional information Landlord requires to verify such refurbishments
or improvements and the expenses incurred by Tenant therefor or of any deficiencies in any
lien waivers provided. Notwithstanding the foregoing, Landlord shall not be required to
pay any part of the Allowance to Tenant if Tenant is in Default under the terms of the
Lease at the time of the request for payment of the Allowance, or if an event has occurred
which, if not cured within the period of time provided for curing defaults under the Lease,
will constitute a Default under the terms of the Lease. Landlord shall be required to make
Allowance payments no more frequently than monthly.
	 
	36.	 	GENERATOR AND POWER TRANSFORMER PROVISIONS.

	 	A.	 	Installation of Generator. Landlord shall allow Tenant to maintain
two (2) generators, diesel tanks and related equipment on a pad site within the
Building area as more particularly shown on the site plan attached hereto and
incorporated herein by this reference as Exhibit R-1 (the “Pad Site”) which is
where such equipment was placed pursuant to the Prior Lease, provided that all
governmental authorities having jurisdiction thereover have granted the necessary
approvals and/or licenses therefor. Tenant shall maintain the generators, diesel
tanks and related equipment in good condition and repair, and Landlord shall in no
event bear any responsibility therefor. All costs incurred in the pursuit and
obtainment of approvals of licenses, and the cost of maintenance, repair and removal
of the generator shall be at Tenant’s sole expense. Tenant agrees to indemnify and
hold Landlord harmless from any damages or losses whatsoever occasioned by Landlord as
a result of such installation, maintenance or removal. Within thirty (30) days after
the end of the Lease Term, Tenant shall remove the generators, diesel tanks and all
related equipment, and shall return the Pad Site and other portions of the Building
area to the condition that existed prior to the installation of the generator, diesel
tank and related equipment.
	 
	 	B.	 	Use Restrictions. Tenant shall run the generator only: (i) in the
event that there is a power failure in the Building and (ii) to test the

- 6 -

 

	 	 	 	system, provided that such testing shall occur only on weekdays before 7:00 a.m.
or after 7:00 p.m. or after 10:00 a.m. on Saturdays.

	 	C.	 	Installation of Power Transformer. Landlord shall allow Tenant to
maintain an additional power transformer within the Building area as more particularly
described on the site plan attached hereto and incorporated herein by this reference
as Exhibit R-2 (the “Power Transformer Site”) which is where such equipment
was placed pursuant to the Prior Lease, provided that all governmental authorities
having jurisdiction thereover have granted the necessary approvals and/or licenses
therefor. Tenant shall maintain the power transformer and related equipment in good
condition and repair. All costs incurred in the pursuit and obtainment of approvals
of licenses, and the cost of maintenance and removal of the power transformer shall be
at Tenant’s sole expense. Tenant agrees to indemnify and hold Landlord harmless from
any damages or losses whatsoever occasioned by Landlord as a result of the
installation, maintenance or removal of the power transformer and related equipment.
At the end of the Lease Term, Tenant shall remove the power transformer and all
related equipment, and shall return the Power Transformer Site and other portions of
the Building area to the condition that existed prior to the installation of the power
transformer.
	 
	 	D.	 	Replacement Landscaping. Tenant at its sole expense, and at
Landlord’s sole discretion, shall repair or replace all areas of the Building area
grounds and landscaping affected by Sections A and C above.

	37.	 	TERMINATION OF PREVIOUS LEASE. The previous lease for the Premises between Tenant
and The Prudential Insurance Company of America dated May 2, 1995, as amended (the “Prior
Lease”) shall be terminated effective as of 12:01 A.M. on January 1, 2008. This termination
shall not in any way relieve Tenant of any obligations owed under the Prior Lease which
accrued prior to its termination.

IN WITNESS WHEREOF, Landlord and Tenant have executed this Rider on the dates set forth beneath
their signatures effective as of January I, 2008.

	 	 	 	 	 	 	 	 	 
	TENANT:	 	 	 	LANDLORD:	 	 
	 
	 	 	 	 	 	 	 	 
	DTN, INC.,

	 	 	 	By: Triple Net Properties Realty, Inc.	 	 
	a Delaware corporation

	 	 	 	 	Agent for Landlord	 	 
	 
	 	 	 	 	 	 	 	 
	By: /s/ Richard G. Hallé
 

Its: CFO

	 	 
	 	By:

Its:
	 	/s/ Jeff Hanson
 

President & CEO
	 	 
	Date: 4/29/08

	 	 	 	Date: 6/16/08	 	 

- 7 -

 

EXHIBIT “D”

Legal Description of Building

That part of the Southeast Quarter of the Southwest Quarter of Section 15, Township 15 North, Range
12 East of the 6th P.M., in the City of Omaha, in Douglas County, Nebraska, more particularly
described as follows:

Beginning at a point on the Westerly right-of-way line of 90th Street which is 50.00 feet West of
the East line and 92.59 feet North of the South line of said Southeast Quarter of the Southwest
Quarter; thence North 00°00’00” East (assumed bearing) along said Westerly right-of-way line of
90th Street a distance of 718.41 feet to a point on the Southerly right-of-way line of Embassy Row;
thence North 90°00’00” West along said Southerly right-of-way line of Embassy Row a distance of
190.00 feet to a point of curve; thence Southwesterly on a curve to the left, along said Southerly
right-of-way line of Embassy Row, said curve having a radius of 595.24 feet, a long chord of 420.72
feet bearing South 69°18’22” West and an arc length of 430.09 feet; thence South 44°41’22” East a
distance of 182.60 feet; thence South 00°18’38” West a distance of 460.04 feet to a point on the
Northerly right-of-way line of West Dodge Road; thence South 89°41’22” East along said Northerly
right-of-way line of West Dodge Road a distance of 173.30 feet; thence North 00°18’32” East along
said Northerly right-of-way line of West Dodge Road a distance of 11.00 feet; thence South
89°41’22” East along said Northerly right-of-way line of West Dodge Road, a distance of 270.00
feet; thence North 51°10’21” East along said Northerly right-of-way line of West Dodge Road a
distance of 18.36 feet to the Point of Beginning.

 

 

EXHIBIT “E”

RULES & REGULATIONS

     1. Sidewalks, driveways, vestibules, halls, stairways, elevator lobbies and other similar
areas in the common areas of the Building shall not be used for the storage of materials or
disposal of trash, be obstructed by tenants or Landlord, or be used by tenants or Landlord for any
purpose other than entrance to and from the tenant’s leased areas and the Building and for going
from one part of the Building to another part of the Building.

     2. Plumbing fixtures shall be used only for the purposes for which they are designed, and no
sweepings, rubbish, rags or other unsuitable materials shall be disposed into them. Damage
resulting to any such fixtures proven to result from misuse by a tenant, and not by Landlord’s
cleaning contractors responsible for cleaning the tenant’s leased area and the Building, shall be
the liability of said tenant.

     3. Signs, advertisements, graphics or notices visible in or from public corridors, any common
area or public areas of the Building or from outside the Building shall be subject to Landlord’s
(or Landlord’s property manager’s) prior written approval, which approval shall not be unreasonably
withheld. No part of the Building may be defaced by tenants.

     4. Significant movement in or out of the Building of furniture, office equipment, or any other
bulky or heavy materials shall be restricted to such hours as Landlord (or Landlord’s property
manager) shall reasonably designate. Landlord (or Landlord’s property manager) will determine the
method and routing of the movement of said items so as to ensure the safety of all persons and
property concerned and tenants shall be responsible for all costs and expenses associated
therewith. Advance written notice of intent to move such items must be made to the Landlord (or
Landlord’s property manager) at least twenty-four (24) hours before the time of such move. For non
significant movement in or out of the Building of portable items which do not require use of
dollies or other moving equipment, notice to Landlord (or Landlord’s property manager) shall not be
required.

     5. All deliveries to a tenant’s leased premises, requiring dedicated elevator service for
multiple trips that potentially will disrupt service for visitors and other tenants of the Building
during normal business operations as defined in paragraph 5.A, shall be made through special
arrangements with the Landlord. In general, passenger elevators are to be used only for the
movement of persons and small deliveries during these normal business hours. Tenants may obtain
the prior written consent of Landlord (or Landlord’s property manager) for any exception to the
provisions of this Paragraph 5.

     6. Landlord (or Landlord’s property manager) shall have the authority to approve the proposed
weight and location of any safes and heavy furniture and

 

 

equipment, which shall in all cases, stand on supporting devices approved by Landlord in order
to distribute the weight.

     7. Corridor doors which lead to common areas of the Building (other than doors opening into
the elevator lobby on floors leased entirely to a tenant) shall be kept closed at all times.

     8. Each tenant shall cooperate with Landlord (and Landlord’s property manager) in keeping its
leased area neat and clean. No tenant shall employ any person for the purpose of such cleaning
other than the Building’s cleaning and maintenance personnel without prior approval of Landlord (or
Landlord’s property manager).

     9. All elevator lobbies are to be kept neat and clean. The disposal of trash or storage of
materials in these areas is prohibited.

     10. No birds, fish or other animals shall be brought into or kept in, on or about the Building
(except for Seeing Eye dogs).

     11. Tenants shall not tamper with or attempt to adjust temperature control thermostats in
their leased premises. Landlord shall promptly respond to each tenant’s notices as to, and
Landlord (or Landlord’s property manager) shall adjust thermostats as required to maintain, the
Building standard temperature. Each tenant shall use reasonable efforts to keep all window blinds
down and titled at a 45 degree angle toward the street to help maintain comfortable room
temperatures and conserve energy.

     12. Each tenant will comply with all security procedures necessary both during business hours
and after hours and on weekends. Landlord will provide each tenant with prior notice of such
security procedures and any changes thereto promptly.

     13. Tenants are requested to lock all office doors leading to corridors and to turn out all
lights at the close of their working day; provided, however, that no tenant shall be responsible to
ensure that Landlord’s cleaning contractor locks doors and turns out lights after cleaning the
tenant’s leased premises.

     14. All requests for overtime air conditioning or heating must be submitted in writing to
Landlord (or Landlord’s property manager) by an authorized representative of the tenant. A list of
persons authorized to request such overtime services (and any amendments thereto) will be furnished
by the tenant to Landlord and Landlord shall be entitled to rely thereon. Any such request must be
made by 2:00 p.m. on the day desired for weekday requests, by 2:00 p.m. Friday for weekend requests
and by 2:00 p.m. on the preceding business day for holiday requests. Requests made after that time
may result in an additional charge (not to exceed Landlord’s cost) to such tenant, if acted upon by
Landlord. Landlord will make reasonable efforts to accommodate untimely requests by tenants for
overtime air conditioning or heating. Charges for overtime operation of air conditioning or

- 2 -

 

heating shall be at the then current cost of operating the required system components.
Charges will be billed on the tenant’s monthly statement and are due within thirty (30) days of
receipt by the tenant of the statement.

     15. No flammable or explosive fluids or materials shall be kept or used within the Building
except in areas approved by Landlord, and each tenant shall comply with all applicable building and
fire codes relating thereto.

     16. Tenants may not make any modifications, alterations, additions or repairs to their leased
premises and may not install any furniture, fixture or equipment in their leased premises which is
in violation of any applicable building and/or fire code governing their lease premises or the
Project. The tenant must obtain prior approval from Landlord (or Landlord’s property manager) of
any such alterations, modifications and additions and shall deliver “as built” plans therefor to
Landlord (or Landlord’s property manager), upon completion, except as otherwise permitted in the
tenant’s lease. Such alterations include, but are not limited to, any communication equipment and
associated wiring which must meet fire code. The contractor conducting the modifications and
additions must be a licensed contractor, is subject to all rules and regulations of Landlord (and
Landlord’s property manager) while performing work in the Building and must obtain all necessary
permits and approvals prior to commencing the modifications and additions.

     17. No vending machines of any type shall be allowed in tenant space without the prior written
consent of Landlord (or Landlord’s property manager), which will not be unreasonably withheld,
conditioned or delayed. Landlord acknowledges that Tenant has advised Landlord that it will have
vending machines in their Premises and such vending machines have been approved as of the
Commencement Date.

     18. All locks for doors in each tenant’s leased areas shall be Building standard except as
otherwise permitted by Landlord and no tenant shall place any additional lock or locks on any door
in its leased area without Landlord’s (or Landlord’s property manager’s) written consent except as
otherwise permitted in such tenant’s lease. All requests for duplicate keys shall be made to
Landlord (or Landlord’s property manager).

     19. No tenant (or their visitors) shall interfere in any way with other tenants’ (or their
visitors’) quit enjoyment of their leased premises.

     20. Except in cases of gross negligence on behalf of the Landlord, Landlord will not be liable
or responsible for lost or stolen money, jewelry or other personal property from any tenant’s
leased area or public areas of the Building or Project.

     21. No machinery of any kind other than normal office equipment shall be operated by any
tenant in its leased area without the prior written consent of Landlord (or Landlord’s property
manager).

- 3 -

 

     22. Canvassing, peddling, soliciting and distribution of hand bills in the Building (except
for activities within a tenant’s leased premises which involve only such tenant’s employees) are
prohibited. Each tenant is requested to notify Landlord (or Landlord’s property manager) if such
activities occur.

     23. All tenants will refer all contractors, contractors’ representatives and installation
technicians tendering any service to them to Landlord for Landlord’s supervision, approval and
control before the performance of any contractual services. This provision shall apply to all work
performed in the Building (other than work under contract for installation or maintenance of
security equipment or banking equipment), including, but not limited to, installations of
telephones, telegraph equipment, electrical devices and attachments, and any and all installations
of every nature affecting floors, walls, woodwork, trim, windows, ceilings, equipment and any other
physical portion of the Building.

     24. Smoking is not permitted in the restrooms, stairwells, elevators, public lobbies or public
corridors.

     25. Each tenant and their contractors are responsible for removal of trash resulting from
large deliveries or move-ins. Such trash must be removed from the Building and Building facilities
may not be used for dumping. If such trash is not promptly removed, Landlord (or Landlord’s
property manager) may cause such trash to be removed at the tenant’s sole cost and expense plus a
reasonable additional charge to be determined by Landlord to cover Landlord’s administrative costs
in connection with such removal.

     26. Tenants may not install, leave or store equipment, supplies, furniture or trash in the
corm-non areas of the Building (i.e., outside their leased premises).

     27. Each tenant shall provide Landlord’s property manager with names and telephone numbers of
individuals who should be contacted in an emergency.

     28. Tenants shall comply with the Building life safety program established by Landlord (or
Landlord’s property manager), including without limitation fire drills, training programs and fire
warden staffing procedures, and shall exercise all reasonable efforts to cause all tenant
employees, invitees and guests to comply with such program.

     29. To insure orderly operation of the Building, no ice, mineral or other water, towels,
newspapers, etc., shall be delivered to any leased area except by persons appointed or approved by
Landlord in writing.

     30. Should a tenant require telephonic, annunciator or other communication service, Landlord
will direct the electricians where and how wires are to be introduced and placed and none shall be
introduced or placed except as Landlord shall approve. Electric current shall not be used for
space heaters, cooking or heating devices or similar appliances without Landlord’s prior written
permission.

- 4 -

 

     31. Nothing shall be swept or thrown into the corridors, halls, elevator shafts or stairways.

     32. No portion of any tenant’s leased area shall at any time be used or occupied as sleeping
or lodging quarters, nor shall personnel occupancy loads exceed limits reasonably established by
Landlord for the Building.

- 5 -

 

EXHIBIT “F”

ANTENNA LICENSE AGREEMENT

This Agreement (“Agreement”) made as of the                      day of                     , 2008, by and
between NNN EMBASSY PLAZA, LLC, NNN EMBASSY PLAZA 1, LLC, NNN EMBASSY PLAZA 4, LLC, NNN EMBASSY
PLAZA 5, LLC, NNN EMBASSY PLAZA 6, LLC, NNN EMBASSY PLAZA 7, LLC, NNN EMBASSY PLAZA 8, LLC, NNN
EMBASSY PLAZA 9, LLC, NNN EMBASSY PLAZA 10, LLC, NNN EMBASSY PLAZA 12, LLC, NNN EMBASSY PLAZA 13,
LLC, NNN EMBASSY PLAZA 14, LLC, NNN EMBASSY PLAZA 15, LLC, NNN EMBASSY PLAZA 16, LLC, NNN EMBASSY
PLAZA 17, LLC, NNN EMBASSY PLAZA 18, LLC, NNN EMBASSY PLAZA 19, LLC, NNN EMBASSY PLAZA 20, LLC, NNN
EMBASSY PLAZA 21, LLC, NNN EMBASSY PLAZA 22, LLC, NNN EMBASSY PLAZA 23, LLC, NNN EMBASSY PLAZA 24,
LLC, NNN EMBASSY PLAZA 27, NNN EMBASSY PLAZA 28, LLC, each one a Delaware limited liability company
(collectively, “Landlord”), acting by and through Triple Net Properties Realty, Inc., agent for
Landlord (“Agent”) (collectively, hereinafter called “Licenser”) and DTN, INC., a Delaware
corporation (hereinafter called “Licensee”).

WITNESSETH:

I. Licenser, for and in consideration of the payments hereinafter set forth and of the covenants
and agreements made by Licensee herein contained, does herby grant unto the Licensee a
non-exclusive license to utilize space in the building located at 9110 West Dodge Road, Omaha,
Nebraska (hereinafter called the “Building”) for the purpose of installing, maintaining, replacing
and using various satellite dishes (herein referred to as “Antenna”) to be attached to the roof of
the Building during the Term of the Office Lease dated January 1, 2008 between Licenser and
Licensee (the “Lease”) unless sooner terminated as provided herein provided herein. For purposes
of this Agreement any capitalize terms included herein, which are not otherwise defined herein,
shall have the meanings given to such terms in the Lease.

II. Except for the Rent required under the Lease and as otherwise provided herein, Licensee shall
not be required to pay any monthly rental for this Agreement.

III. The size, location and placement as well as the manner and method of installation and removal
of the Antenna and related equipment shall be subject to the prior written approval of Licenser.
If Licenser elects to hire structural, mechanical, roofing and/or other engineers or consultants to
review such plans and specifications, Licensee shall reimburse Licenser for the reasonable costs
thereof, whether or not Licenser grants such approval. Notwithstanding the above, all Antenna
installed as of the date of this Agreement do not need written approval.

 

 

IV. Licensee shall pay for all utilities consumed to install, maintain, operate and remove its
Antenna and equipment.

V. Prior to the installation of said Antenna and equipment, Licensee shall secure and shall at all
times thereafter maintain all required approvals and permits of the Federal Communications
Commission and all other governmental bodies having jurisdiction over its business, including its
communications, operations and facilities. Licensee shall at all times comply with all laws and
ordinances and all rules and regulations of municipal, state and federal governmental authorities
relating to the installation, maintenance, height, location, use, operation, and removal of said
Antenna and equipment and shall fully indemnify Licenser against any loss, cost, or expense which
may be sustained or incurred by it as a result of the installation, maintenance, operation, or
removal of said Antenna and equipment. Licenser makes no representation that applicable laws,
ordinances or regulations permit the installation or operation of antennas on the subject real
estate.

VI. Licenser hereby grants unto Licensee the right, to be exercised as herein set forth, to enter
upon the roof of the Building for the sole purpose of gaining access to the Licensee’s Antenna and
installing, maintaining, repairing, replacing, testing and otherwise using such Antenna. In
addition thereto, Licenser grants unto Licensee the right, to be exercised as herein set forth, to
install such equipment, conduits, cables and materials (hereinafter called “the connecting
equipment”) in shafts, ducts, conduits, chases, utility closets and other facilities of the
Building as reasonably designated by Licenser as is reasonably necessary to connect Licensee’s
Antenna to Licensee’s other machinery and equipment in other parts of the Building, subject to the
requirements of any permits and the codes, regulations and rules of any governmental body, agency
or authority. Licenser further grants to Licensee the right of access to the areas where such
connecting equipment is located for the purposes of maintaining, repairing, testing and replacing
the connecting equipment; provided, that Licensee shall use commercially reasonable efforts to
avoid causing damage or unreasonably interfering with the operation or maintenance of any part of
the Building or with any other tenant’s operation.

VII. Licensee shall promptly reimburse Licenser for the costs of repairs of any damage to the
Building caused by Licensee’s installations or the operation, maintenance or removal thereof.

VIII. Licensee, at its expense, shall be solely responsible for and shall maintain its Antenna and
related equipment in a safe, structural, sound, clean and sightly condition and shall indemnify and
save harmless Licenser against all liens and claims of mechanics and materialmen furnishing labor
and materials in the construction and maintenance of such Antenna.

IX. Licensee agrees to defend, indemnify and save harmless Licenser and to assume all liability for
death or injury to any persons and all liability for loss, damage or injury to any property
incurred or sustained by Licensee arising from, growing out of or resulting from Licensee’s
installation or its use of the roof of the Building or any other areas in the Building where
Licensee’s related equipment is

- 2 -

 

located, including reasonable costs, attorney’s fees and other expenses incurred by Licenser in
defending any such claim unless such loss, damage or injury is due to the willful misconduct or
negligence of Licenser or Licenser’s employees, agents, contractors, subcontractors, tenants,
subtenants or invitees.

X. The license hereby granted to Licensee shall not be deemed to give to Licensee the exclusive
right to use the roof or tower of the Building and shall not preclude Licenser from granting a
license or licenses to others; provided that Licenser shall grant no right to use the roof or tower
of the Building that would cause damage to Licensee’s Antenna, materially interfere with Licensee’s
exercise of its rights under this Agreement or otherwise materially interfere with Licensee’s use
of its Antenna. Licenser shall cause any other licensees to exercise their respective rights
without causing damage to Licenser’s Antenna or unreasonable interference with the activities being
carried on by Licensee in accordance with this Agreement. Licensee shall use commercially
reasonable efforts to avoid causing material interference with the activities being carried on by
other licensees in accordance with their respective licenses; provided that, Licenser acknowledges
and agrees that Licensee’s mere operation of its Antenna shall not be deemed to unreasonably
interfere with any other licensees’ rights. Licensee shall not materially change or alter the
Antenna or related equipment agreed to herein without the prior written consent of Licenser, which
shall not be unreasonably withheld, conditioned or delayed.

XI. No notice or demand related to or required by this Agreement shall be effective unless same is
in writing and is delivered as provided in Section 24 of the Lease.

XII. Licenser shall have the right to terminate this Agreement upon written notice to Licensee, in
the event that: (a) Licensee shall default in the performance of any of the obligations imposed
upon it hereunder and such default is not cured within thirty (30) days (if the default involves a
hazardous condition or interferes with the operation or use of the Building, Licensee shall use its
best efforts to promptly cure such default) after written notice from Licenser (provided that, if
such default cannot with diligence be cured within such thirty (30)-day period and Licensee shall
promptly commence to cure the same and thereafter prosecute the curing thereof with diligence, the
time within which such default may be cured shall be extended for such period not to exceed 180
days as is necessary to complete the curing thereof with diligence); or (b) it shall be determined
that such installation or use materially interferes with the operation of machinery and apparatus
of the Building, such as to elevators; or (c) it is found by public authority having jurisdiction
over the Building that such installation and use constitute a nuisance or hazard to the public or
to the occupants of the Building; or (d) the use of such antenna interferes with the use of any
tenant’s equipment or data processing machines in the Building; or (e) Licensee’s lease or right to
possession of space in the Building shall expire or be terminated. Notwithstanding the foregoing,
Licenser will not terminate this Agreement for a reason described in clauses (b) or (d) hereof
unless Licensee fails to eliminate the interference within

- 3 -

 

ten (10) days after written notice from Licenser thereof, or if it is not possible with diligent
commercially reasonable efforts to eliminate such interference within ten (10) days, then such time
period shall be extended for such period, not to exceed sixty (60) day, as is reasonably required
to eliminate such interference using commercially reasonable diligence. Provided further, Licenser
will not terminate this Agreement for a reason described in clause (c) hereof if Licensee takes
such action as is necessary or appropriate to eliminate or remedy the condition found by the public
authority to constitute a nuisance or hazard, Licensee indemnifies, defends and holds Licenser and
other Building tenants harmless against any liability or loss resulting from such condition and
finding by the public authority, and such condition does not materially interfere with any other
tenant’s use of its premises in the Building.

XIII. Within thirty (30) days after the expiration of the Term or the termination of this
Agreement, the Antenna and the related equipment installed under the terms of this Agreement shall
be removed by Licensee and the area of the Building where they were installed shall be restored by
Licensee to as good condition as existed immediately prior to installation of such Antenna and
related equipment.

XIV. Notwithstanding any of the foregoing in this Agreement or the Lease, except as hereinafter
provided, in the event that Licenser terminates this Agreement for a reason described in clauses
(b), (c) or (d) of Section XIII hereof prior to the expiration of the Term, Licensee may terminate
the Lease by providing written notice thereof to Licenser. Licensee shall not have the right to
terminate the Lease if Licenser terminates this Agreement for a reason described in clauses (b),
(c) or (d) of Section XIII hereof if the equipment or technology was available to remedy the
condition which caused (i) the interference with the operation or use of the machinery or apparatus
of the Building or a tenant’s equipment or data processing machines, or (ii) the finding of
nuisance or hazard by the public authority, and Licensee failed to eliminate or remedy the
condition which caused the interference, nuisance or hazard. Licensor acknowledges and agrees that
the Antenna, as presently installed and used (a) does not materially interfere with the operation
of machinery and apparatus of the Building, (b) does not, to the best of Licenser’s knowledge and
belief, constitute a nuisance or hazard to the public or the occupants of the Building, and (c)
does not, to the best of Licenser’s knowledge and belief, interfere with the use of any tenant’s
equipment or data processing machines in the Building.

XV. This Agreement shall he binding upon the successors and assigns of the parties hereto, provided
that Licensee shall not assign or transfer this License to anyone without Licenser’s prior written
consent which shall not be unreasonably withheld, conditioned or delayed. Notwithstanding the
foregoing, Licenser’s prior written consent shall not be required for a Transfer permitted under
the terms of the Lease.

- 4 -

 

	 	 	 	 	 
	LICENSEE:

	 	LICENSER:	 	 
	 
	 	 	 	 
	DTN, INC.,
 a Delaware corporation

	 	By: Triple Net Properties Realty, Inc. 
Agent for Landlord
	 	 
	 
	 	 	 	 
	By: /s/ Richard G. Hallé

	 	By: /s/ Jeff Hanson
	 	 
	 

	 	 

	 	 
	Its: CFO

	 	Its: President & CEO	 	 
	Date: 4/29/08

	 	Date: 6/16/08	 	 

- 5 -

 

EXHIBIT “G”

DESCRIPTION OF LANDLORD’S WORK

Landlord’s Work will consist of a comprehensive common area renovation program designed by The
Architectural Group for the renovation of the common areas, restrooms, stairwells and hallways of
the Building, which are more particularly described in certain plans and specifications] dated
January 25, 2008, with job number 0764 (the “Plans”). All materials to be used have been selected
and are described in the Plans; provided, that Landlord shall have the right to change finishes to
those of similar style and equal quality. The general contractor is Omaha based Midlands
Construction Company. The common area renovation project has commenced on first floor of the
Building. Each of the Building’s four entries and associated common areas (hallways to atrium,
stairwell) will be phased in with approximately six (6) weeks dedicated to the completion of each
point of entry. The North Entry will be the first entry to be completed. The restroom renovation
program will also be phased in. The men’s and women’s restrooms in the North Entry will be
completed during the North Entry common area renovation. During 2009, the refurbishment of the
balance of the first floor restrooms will be completed. During 2010, the Northeast restrooms on
the second floor and the restrooms in 3 of the 4 locations on the third floor will be completed.
During 2011, all the remaining second and third floor restrooms will be completed. All restroom
renovations on the first, second and third floors will be phased in to minimize disruption to
Building occupants.

 

 

SCHEDULE A-1

BASE RENT

	 	 	 	 	 
	 	 	Monthly Rent
	January 1, 2008 - December 31, 2008
	 	$	168,116.75	 
	January 1, 2009 - January 31, 2009
	 	$	0.00	 
	February 1, 2009 - December 31, 2009
	 	$	172,319.67	 
	January 1, 2010 - January 31, 2010
	 	$	0.00	 
	February 1, 2010 - December 31, 2010
	 	$	176,627.66	 
	January 1, 2011 - December 31, 2011
	 	$	181,043.35	 
	January 1, 2012 - December 31, 2012
	 	$	185,569.44	 
	January 1, 2013 - December 31, 2013
	 	$	190,208.67	 
	January 1, 2014 - December 31, 2014
	 	$	194,963.89	 
	January 1, 2015 - December 31, 2015
	 	$	199,837.99	 
	January 1, 2016 - December 31, 2016
	 	$	204,833.94	 
	January 1, 2017 - May 31, 2017
	 	$	209,954.78	 

 

 

SCHEDULE A-2

BASE RENT

FOLLOWING LEASE TERMINATION AS TO REDUCTION SPACE

	 	 	 	 	 
	 	 	Monthly Rent
	January 1, 2008 - December 31, 2008
	 	$	168,116.75	 
	January 1, 2009 - January 31, 2009
	 	$	0.00	 
	February 1, 2009 - December 31, 2009
	 	$	172,319.67	 
	January 1, 2010 - January 31, 2010
	 	$	0.00	 
	February 1, 2010 - May 31, 2010
	 	$	176,627.66	 
	June 1, 2010 - December 31, 2010
	 	$	146,684.85	 
	January 1, 2011 - December 31, 2011
	 	$	150,351.97	 
	January 1, 2012 - December 31, 2012
	 	$	154,110.77	 
	January 1, 2013 - December 31, 2013
	 	$	157,963.54	 
	January 1, 2014 - December 31, 2014
	 	$	161,912.63	 
	January 1, 2015 - December 31, 2015
	 	$	165,960.44	 
	January 1, 2016 - December 31, 2016
	 	$	170,109.45	 
	January 1, 2017 - May 31, 2017
	 	$	174,362.19EX-4.83

Exhibit 4.83

July 
21, 2008

LEASE*

     THIS
LEASE (this “Lease”) is made as of July 23 , 2008, between 1390 PICCARD DRIVE,
L.L.C., a Maryland limited liability company (“Landlord”), and TELVENT FARRADYNE INC., a Maryland
corporation (“Tenant”).

ARTICLE I

DEFINITIONS

     1.1 Building: a three (3) story building containing approximately one hundred one thousand
eight hundred fifty-three (101,853) square feet of rentable area and located at 1390 Piccard Drive,
Rockville, Maryland.

     1.2 Premises: approximately thirty-six thousand two hundred fifty-five (36,255) square feet
of rentable area located on the second (2nd) floor (Suite 200) of the Building and outlined on
Exhibit A.

     1.3 Lease Term: one hundred forty-four (144) months.

     1.4 Anticipated Occupancy Date: December 15, 2008.

     1.5 Base Rent: nine hundred sixty thousand seven hundred fifty-seven dollars and fifty cents
($960,757.50) for the first Lease Year (which amount is based on twenty-six dollars and fifty cents
($26.50) per square foot of rentable area); nine hundred ninety-seven thousand twelve dollars and
fifty cents ($997,012.50) for the second Lease Year (which amount is based on twenty-seven dollars
and fifty cents ($27.50) per square foot of rentable area); one million sixty-nine thousand five
hundred twenty-two dollars and fifty cents ($1,069,522.50) for the third Lease Year (which amount
is based on twenty-nine dollars and fifty cents ($29.50) per square foot of rentable area).

     1.6 Base Rent Annual Escalation Percentage: two and one-half percent (2.5%).

     1.7 Base Year: 2009.

     1.8 Security Deposit: none.

     1.9 Broker(s): Cushman & Wakefield of Maryland, Inc. and WPC Brokerage, Inc.

     1.10 Tenant Address for Notices: 3206 Tower Oaks Boulevard, Rockville, Maryland 20852, Attn:
Carrie Glidden, Esq. until Tenant has commenced beneficial use of the Premises, and 1390 Piccard
Drive, Suite 200, Rockville, Maryland 20850 after Tenant has commenced beneficial use of the
Premises.

     1.11 Landlord Address for Notices: 4719 Hampden Lane, Suite 300, Bethesda, Maryland
20814, Attn: Property Manager.

     1.12 Landlord Address for Payment of Rent: 4719 Hampden Lane, Suite 300, Bethesda,
Maryland 20814, with checks made payable to: 1390 Piccard Drive, L.L.C.

     1.13 Parking: Landlord shall make available to Tenant and its employees parking spaces
at the ratio of 3.5 spaces per 1000 square feet of rentable area in the Premises for the parking of
standard sized automobiles on the surface parking lot for the Building. Except as provided herein,
such parking spaces shall be unreserved and free of charge through the initial Lease Term.
Notwithstanding the foregoing, ten (10) parking spaces shall be reserved for Tenant’s use and shall
be in a location mutually agreed upon by Landlord and Tenant. Further, Tenant shall be permitted
to park one (1) van sized vehicle in the parking lot which will not occupy more than one (1)
parking space in an area mutually agreed upon by Landlord and Tenant; provided that Tenant shall
provide Landlord with reasonable prior written notice when such space shall be needed and such
vehicle shall not occupy any such space for more than ninety (90) days at any given time.

     1.14 Guarantor: Telvent GIT, S.A.

ARTICLE II

PREMISES

     2.1 Tenant leases the Premises from Landlord upon the terms herein.

     2.2 If any space on full floors contiguous to the Premises or premises on floors
contiguous to the Premises of the Building (“Expansion Space”) becomes available during the Lease
Term and provided at least three (3) years remain in the Lease Term (or, if at least three (3)
years do not remain, Tenant exercises its rights under Section 3.5 below, to renew the Lease Term
so that at least three (3) years remain in the Lease Term), then at such time as Landlord elects,
Landlord shall notify Tenant in writing of the availability of any Expansion Space and provide
Tenant with reasonable information pertaining thereto. The Lease Term for the Expansion Space
shall in all events be coterminous with the Lease Term for the entire Premises. Tenant shall have
a period of ten (10) days thereafter to give Landlord written notice that Tenant is interested in
leasing such Expansion Space. If Tenant gives such notice, then for a period of ten (10) days
thereafter Tenant and Landlord shall negotiate in good faith regarding the terms and conditions
pursuant to which Tenant may lease such Expansion Space. The rental shall be the prevailing market
rent (including all concessions such as rental abatement, construction allowances and commissions)
for comparable tenants in comparable buildings in the Rockville, Maryland submarket. If during
such period the parties agree in writing on such terms and conditions for the Expansion Space, then
they shall promptly execute an amendment to this Lease reflecting such terms and conditions. If
during such period the parties do not for any reason whatsoever agree in writing upon such market
rent, then within five (5) business days thereafter the parties shall each appoint a real estate
broker who shall be licensed in the State of Maryland and who specializes in the field of
commercial office space

 

			
	*	 	Exhibit A — Floor Plan and Exhibit B — Schedule 1 have
not been filed with this agreement. Pursuant to Item 601(b)(2) of Regulation
S-K, such documents are immaterial to an investment decision. A copy of any of
these omitted documents will be furnished to the Commission by Telvent upon the
Commission’s request.

 

leasing in the Rockville market, has at least ten (10) years of experience
and is recognized within the field as being reputable and ethical. Such two individuals shall each
determine within ten (10) days after their appointment such market rent. If such individuals are
unable to agree on such market rent by the expiration of such ten (10)-day period, then the two
individual brokers shall, within five (5) business days thereafter, render separate written reports
of their determinations and together appoint a third similarly qualified broker. If Tenant’s
broker and Landlord’s broker cannot agree upon a third broker, the third broker shall be selected
by the Chief Judge of the Circuit Court for Montgomery County, Maryland. The third broker shall
within ten (10) days after his or her appointment make a determination of market rent. The market
rent shall be equal to that determination of market rent made by either Tenant’s broker or
Landlord’s broker who is closer to the third broker and shall be final and conclusive. The parties
shall each pay the costs and expenses of their respective broker and shall split evenly the costs
and expenses of the third broker. Tenant shall not have any right with respect to any Expansion
Space unleased as of the date hereof until such space has been leased to a tenant other than
Tenant. Tenant’s rights to any Expansion Space are subject to the rights of other tenants pursuant
to rights contained in such leases or pursuant to the mutual agreement of Landlord and the
applicable tenant. If an uncured Event of Default (i.e., a breach which has not been cured after
any require notice has been given and within the applicable grace period specified in Section 19.1)
exists on the date written notice is given to Tenant by Landlord or at any time thereafter prior to
the date the Expansion Space is occupied by Tenant, then, at Landlord’s written election, Tenant’s
rights with regard to that particular Expansion Space shall be of no further force or effect. If
at any time fifty percent (50%) or more of the square feet of rentable area of the Premises has
been subleased or assigned other than pursuant to Section 7.6 below, then at Landlord’s written
election, Tenant’s rights pursuant to this Section shall be of no further force or effect.

ARTICLE III

TERM

     3.1 The term of this Lease (the “Lease Term”) shall commence on the Lease Commencement Date
specified in Section 3.2. If the Lease Commencement Date is not the first day of a month, then the
Lease Term shall be the period set forth in Section 1.3 plus the partial month in which the Lease
Commencement Date occurs. The Lease Term shall also include any renewal or extension of the term
of this Lease.

     3.2 The “Lease Commencement Date” shall be the earlier of (a) the date the work and materials
to be provided pursuant to Exhibit B are deemed substantially complete as determined pursuant to
Exhibit B, or (b) the date Tenant commences beneficial use of the Premises. Tenant shall be deemed
to have commenced beneficial use of the Premises when Tenant begins to move furniture, furnishings,
inventory, equipment or trade fixtures into the Premises. If Tenant is in breach of any obligation
hereunder, then Tenant shall not have any right to commence beneficial use of the Premises.
Notwithstanding anything to the contrary contained herein, Tenant shall be permitted access to the
Premises (and not be deemed to have commenced beneficial use) fourteen (14) days prior to the date
that Landlord substantially completes the Tenant Work (as defined in Exhibit B) for the purpose of
installing phones, cabling and installing Tenant’s furniture, equipment and fixtures; provided
that, all such actions by Tenant or its agents shall be at its sole risk and expense and shall not
delay or interfere with the substantial completion of the Tenant Work by Landlord.

     3.3 Delivery of the Premises is anticipated on or about the Anticipated Occupancy Date.
Landlord shall endeavor to provide Tenant with thirty (30) days prior notice of the Anticipated
Occupancy Date if such date is other than the date specified in Section 1.4 above. If the Premises
are not delivered by such date, then Landlord shall not have any liability whatsoever, and this
Lease shall not be rendered voidable, on account thereof.

     3.4 Lease Year means a period of one year commencing on the first day of the month in which
the Lease Commencement Date occurs and each successive one (1)-year period.

     3.5 Tenant shall have the right to renew the term of this Lease for the Premises for
one period of five (5) years (the “Renewal Term”). The Renewal Term shall commence immediately
after expiration of the initial Lease Term. If Tenant does not properly exercise its right to
renew this Lease for the Renewal Term it shall not have any further rights of renewal hereunder.
Tenant may exercise such right only by written notice to Landlord not later than twelve (12) months
prior to the expiration of the initial term of this Lease. If such notice is not received timely
by Landlord, then Tenant’s rights pursuant to this Section shall be of no further force or effect.
The parties shall have thirty (30) days after Landlord’s receipt of such notice in which to agree
on the prevailing market Base Rent and additional rent payable during the Renewal Term. Among the
factors to be considered by the parties during such negotiations are the general office rental
market in Rockville, Maryland and the rental rates being quoted by Landlord to comparable tenants
for comparable space in the Building. If during such thirty (30)-day period the parties agree on
such rent for the Renewal Term, then during such period they shall execute an amendment to this
Lease stating the rent so agreed upon. If during such period the parties do not for any reason
whatsoever agree in writing upon such rent, then within five (5) business days thereafter the
parties shall each appoint a real estate broker who shall be licensed in the State of Maryland and
who specializes in the field of commercial office space leasing in the Rockville market, has at
least ten (10) years of experience and is recognized within the field as being reputable and
ethical. Such two individuals shall each determine within ten (10) business days after their
appointment such rent. If such individuals are unable to agree on such rent by the expiration of
such ten (10)-business day period, then the two individual brokers shall, within five (5) business
days thereafter, render separate written reports of their determinations and together appoint a
third similarly qualified broker. If the Tenant’s broker and Landlord’s broker cannot agree upon a
third broker, the third broker shall be selected by the Chief Judge of the Circuit Court for
Montgomery County, Maryland. The third broker shall within ten (10) business days after his or her
appointment make a determination of such rent. The base rent, escalation factor and additional
rent applicable during the first Lease Year of the Renewal Term shall equal the median of the three
determinations and shall be final and conclusive. Each party shall pay all costs of its own broker
and the costs of the third broker shall be split evenly between the parties. If there is any
default by Tenant at the time that the renewal notice is given by Tenant or any time thereafter
prior to the commencement of the Renewal Term that remains uncured after the giving of any required
notice and the expiration of any applicable grace period as set forth herein, then at Landlord’s
written election, then at Landlord’s written election, the Renewal Term shall not commence and the
Lease Term shall expire at the expiration of the initial Lease Term. If Tenant subleases more than
seventy percent (70%) of the Premises or assigns this Lease, then at Landlord’s written election,
Tenant’s rights under this Section shall be of no further force or effect.

     3.6 Notwithstanding anything to the contrary contained herein, Tenant shall have the right to
terminate this Lease if Landlord has not substantially completed the construction of the Tenant
Work in the Premises in

2

 

accordance with the terms of Exhibit B on or before July 1, 2009 due to
delays caused by Landlord, its contractors or agents so long as (i) this Lease is fully executed by
Tenant and delivered to Landlord on or before July 23, 2008, (ii) the Guaranty in the form attached
hereto is fully executed by Guarantor and delivered to Landlord on or before August 29, 2008, (iii)
no material default by Tenant has occurred under the terms of this Lease, (iv) the time frames to
be met by Tenant set forth in Exhibit B have been satisfied in a timely manner, and (v) no such
delays are the result of any factors or causes described in Section 23.18 below or caused by Tenant
due to matters specified in Paragraph 6(b) of Exhibit B. Tenant’s written notice of termination
shall be delivered to Landlord no later than July 5, 2009. Upon such termination, this Lease shall
be null and void and of no further force and effect and the parties shall have no further
obligations to each other. In the event that the Lease Commencement Date does not occur on or
before May 1, 2009, due to delays caused by Landlord, its contractors or agents so long as (i) this
Lease is fully executed by Tenant and delivered to Landlord on or before July 23, 2008, (ii) the
Guaranty in the form attached hereto is fully executed by Guarantor and delivered to Landlord on or
before August 29, 2008, (iii) no material default by Tenant has occurred under the terms of this
Lease, (iv) the time frames to be met by Tenant set forth in Exhibit B have been satisfied in a
timely manner, and (v) no such delays are the result of any factors or causes described in Section
23.18 below or caused by Tenant due to matters specified in Paragraph 6(b) of Exhibit B, then
Landlord shall pay to Tenant the amount of holdover penalty portion of the rent actually paid by
Tenant to the Tower Lease (as defined in Section 23.24 below) landlord until the Lease Commencement
Date and all other costs incurred by Tenant in the event that the Tower Lease landlord commences
legal action against Tenant to evict Tenant from the Tower Space, including (A) legal fees and (B)
costs to temporarily relocate Tenant to other premises mutually agreed upon by Landlord and Tenant
(including base rent, additional rent for taxes and operating expenses, moving expenses, and costs
for the planning, permitting and construction of any necessary improvements to such temporary
premises) which exceed the Tower Rent (as defined in Section 23.24). Tenant shall provide Landlord
written notice, including evidence of payment, on a monthly basis and Landlord shall make such
payment to Tenant within ten (10) days after receipt of an invoice from Tenant from time to time.

ARTICLE IV

BASE RENT

     4.1 Tenant shall pay the Base Rent in equal installments in advance on the first day of each
month during a Lease Year. On the first day of the fourth and subsequent Lease Years, the Base
Rent in effect shall be increased by the product of (a) the Base Rent Annual Escalation Percentage,
multiplied by (b) the Base Rent in effect. Anything to the contrary herein notwithstanding, the
Base Rent for the first six (6) full calendar months of the initial Lease Term shall be abated.
When Tenant executes this Lease, Tenant shall pay an amount equal to one (1) monthly installment of
the Base Rent, which amount shall be credited toward the installment of the Base Rent payable for
the Lease Term’s seventh (7th) full calendar month. If the Lease Commencement Date is
not the first day of a month, then on the Lease Commencement Date Tenant shall pay the Base Rent
for the month in which the Lease Commencement Date occurs, calculated at a daily rate of
one-thirtieth (1/30th) of an installment of the Base Rent.

ARTICLE V

OPERATING CHARGES AND REAL ESTATE TAXES

     5.1(a) Tenant shall pay Tenant’s proportionate share of the amount by which Operating Charges
(defined in Section 5.1(b)) during each calendar year falling entirely or partly within the Lease
Term exceed a base amount (the “Operating Charges Base Amount”) equal to the Operating Charges
incurred during the Base Year. For purposes of this Section, Tenant’s proportionate share shall be
that percentage which is equal to a fraction, the numerator of which is the rentable area of the
Premises, and the denominator of which is the rentable area of the Building.

          (b) Operating Charges mean the following expenses incurred by Landlord in the ownership and
operation of the Building and the land upon which the Building is located (the “Land”): (1) water,
sewer and other utility charges and electricity charges; (2) insurance premiums; (3) management
fees; (4) costs of service and maintenance contracts; (5) maintenance, repair and replacement
expenses; (6) amortization (on a straight-line basis over the useful life (not to exceed ten
years), with interest at two percentage points over the prime rate specified in Section 19.6 at the
time the expenditure was made) of capital expenditures made by Landlord to (A) reduce operating
expenses if Landlord reasonably estimates that the annual reduction in operating expenses shall
exceed such amortization, or (B) comply with laws or insurance requirements enacted or imposed
after the date hereof; (7) charges for janitorial services; (8) reasonable reserves for
replacements, repairs and contingencies; and (9) any other expense incurred by Landlord in owning,
maintaining, repairing or operating the Building and the Land. Operating Charges do not include:
principal or interest payments on any mortgage, deed of trust or ground lease; leasing commissions;
depreciation of the Building except as specified above; and the costs of special services or
utilities separately charged to particular tenants of the Building.

          (c) If the average occupancy rate for the Building during any year is less than ninety-five
percent (95%), or if any tenant is paying separately for electricity or janitorial services
furnished to its premises, then Operating Charges for such year shall be deemed to include all
additional expenses, as reasonably estimated by Landlord, which would have been incurred during
such year if such average occupancy rate had been ninety-five percent (95%) and if Landlord paid
for electricity and janitorial services furnished to such premises. For example, if the janitorial
charges for a year were one dollar ($1.00) per square foot of occupied rentable area, then it would
be reasonable for Landlord to estimate that if the Building had been ninety-five percent (95%)
occupied during such year, then janitorial charges for such year would have been $96,760.35.

          (d) At the beginning of calendar year 2010 and each calendar year thereafter, Landlord may
submit a statement indicating the amount by which Operating Charges that Landlord reasonably
expects to be incurred during such year exceed the Operating Charges Base Amount and Tenant’s
proportionate share of such excess. Tenant shall pay to Landlord on the first day of each month
after receipt of such statement, until Tenant’s receipt of a succeeding statement, an amount equal
to one-twelfth (1/12) of such share. Landlord reserves the right to submit a revised statement if
Landlord expects such share to differ from the prior estimation. If a statement is submitted after
the beginning of a year, then the first payment thereafter shall be adjusted to account for any
underpayment or overpayment based on the prior statement and subsequent payments shall be based on
the latest statement.

          (e) Commencing with calendar year 2010, within approximately one hundred twenty (120) days
after the end of each calendar year, Landlord shall submit a statement indicating (1) Tenant’s
proportionate share of the amount by which Operating Charges incurred during such year exceeded the
Operating Charges Base Amount, and (2) the sum of Tenant’s estimated payments for such year. If
such statement indicates that such sum exceeds Tenant’s

3

 

actual obligation, then Tenant shall deduct
the overpayment from its next payment(s) pursuant to this Article. If such statement indicates
that Tenant’s actual obligation exceeds such sum, then Tenant shall pay the excess. If Tenant does
not notify Landlord in writing of any objection to such statement within thirty (30) days after
receipt, then Tenant shall be deemed to have waived such objection.

          (f) If the Lease Term expires on a day other than December 31, then Tenant’s liability
pursuant to this Section shall be proportionately reduced based on the number of days in the Lease
Term falling within such year.

          5.2 (a) Tenant shall pay Tenant’s proportionate share of the amount by which Real Estate Taxes
(defined in Section 5.2 (b)) during each calendar year falling entirely or partly within the Lease
Term exceed a base amount (the “Real Estate Taxes Base Amount”) equal to the Real Estate Taxes
incurred during the Base Year. For purposes of this Section, Tenant’s proportionate share shall be
that percentage which is equal to a fraction, the numerator of which is the rentable area of the
Premises, and the denominator of which is the rentable area of the Building.

          (b) Real Estate Taxes mean (1) real estate taxes (including special assessments) imposed upon
Landlord or assessed against the Building or the Land, (2) future taxes or charges imposed upon
Landlord or assessed against the Building or the Land which are in the nature of or in substitution
for real estate taxes, including any tax levied on or measured by rents payable, and (3) expenses
incurred in reviewing or seeking a reduction of real estate taxes. Real Estate Taxes shall be
deemed to include any taxes abated due to Landlord’s substantial renovation, rehabilitation or
replacement of the Building.

          (c) At the beginning of calendar year 2010 and each calendar year thereafter, Landlord may
submit a statement indicating the amount by which Real Estate Taxes that Landlord reasonably
expects to be incurred during such year exceed the Real Estate Taxes Base Amount and Tenant’s
proportionate share of such excess. Tenant shall pay to Landlord on the first day of each month
after receipt of such statement, until Tenant’s receipt of a succeeding statement, an amount equal
to one-twelfth (1/12) of such share. Landlord reserves the right to submit a revised statement if
Landlord expects such share to differ from the prior estimation. If a statement is submitted after
the beginning of a year, then the first payment thereafter shall be adjusted to account for any
underpayment or overpayment based on the prior statement and subsequent payments shall be based on
the latest statement.

          (d) Commencing with calendar year 2010, within approximately one hundred twenty (120) days
after the end of each calendar year, Landlord shall submit a statement indicating (1) Tenant’s
proportionate share of the amount by which Real Estate Taxes incurred during such year exceeded the
Real Estate Taxes Base Amount, and (2) the sum of Tenant’s estimated payments for such year. If
such statement indicates that such sum exceeds Tenant’s actual obligation, then Tenant shall deduct
the overpayment from its next payment(s) pursuant to this Article. If such statement indicates
that Tenant’s actual obligation exceeds such sum, then Tenant shall pay the excess. If Tenant does
not notify Landlord in writing of any objection to such statement within thirty (30) days after
receipt, then Tenant shall be deemed to have waived such objection.

          (e) If the Lease Term expires on a day other than December 31, then Tenant’s liability
pursuant to this Section shall be proportionately reduced based on the number of days in the Lease
Term falling within such year.

ARTICLE VI

USE OF PREMISES

     6.1 Tenant shall use the Premises solely for office (non-medical and non-governmental)
purposes and for no other use or purpose, except for such purpose as defined in Section 1.13.
Tenant shall not use the Premises for any unlawful purpose, or in any manner that in Landlord’s
opinion will constitute waste, nuisance or unreasonable annoyance to Landlord or any tenant of the
Building, or in any manner that will increase the number of parking spaces required for the
Building or its full occupancy pursuant to present and future laws (including the Americans with
Disabilities Act), ordinances, regulations and orders (collectively “Laws”). Tenant shall comply
with all Laws concerning the use, occupancy and condition of the Premises and all machinery,
equipment and furnishings therein. If any Law requires an occupancy or use permit for the
Premises, then Tenant shall obtain and keep current such permit at Tenant’s expense and promptly
deliver a copy thereof to Landlord. Tenant shall not use the Premises in a manner that would (a)
violate the terms of any occupancy or use permit, (b) impair or interfere with any base building
system or facility, or (c) adversely affect the Building’s appearance, character or reputation.

     6.2 Tenant shall pay timely any business, rent or other tax or fee that is now or hereafter
assessed or imposed upon Tenant’s use or occupancy of the Premises, the conduct of Tenant’s
business in the Premises or Tenant’s fixtures, furnishings, inventory or personal property. If any
such tax or fee is imposed upon Landlord or Landlord is responsible for collection or payment
thereof, then Tenant shall pay to Landlord the amount of such tax or fee.

     6.3 Tenant shall not generate, use, release, store or dispose of any Hazardous Materials in or
about the Building. Hazardous Materials mean (a) “hazardous wastes” as defined by the Resource
Conservation and Recovery Act of 1976, (b) “hazardous substances” as defined by the Comprehensive
Environmental Response, Compensation and Liability Act of 1980, (c) “toxic substances” as defined
by the Toxic Substances Control Act, (d) “hazardous materials” as defined by the Hazardous
Materials Transportation Act (as any of such Acts may be amended from time to time), (e) petroleum
products, (f) chlorofluorocarbons, and (g) substances whose presence could be detrimental to the
Building or hazardous to health or the environment.

ARTICLE VII

ASSIGNMENT AND SUBLETTING

     7.1 Tenant shall not sublet or permit occupancy of (collectively “sublease”) the Premises or
part thereof, or assign or otherwise transfer (collectively “assign”) this Lease or any of Tenant’s
rights or obligations, without Landlord’s prior written consent, which consent shall not be
unreasonably withheld, conditioned or delayed. No assignment of this Lease may be effected by
operation of law without Landlord’s prior written consent. Any assignment or sublease, Landlord’s
consent thereto or Landlord’s collection of rent from any assignee or subtenant shall not be
construed as (a) a waiver or release of Tenant from any liability or obligations hereunder or (b)
relieving Tenant, any assignee or subtenant from the obligation of obtaining Landlord’s prior
written consent to any other assignment or sublease. Tenant assigns to Landlord any amount due
from any assignee or subtenant as security for performance of Tenant’s obligations pursuant to this
Lease. Tenant directs each such assignee or subtenant to pay such amount directly to Landlord if
such assignee or subtenant receives written notice from Landlord specifying that Tenant is in
default

4

 

under this Lease and that such amount shall be paid directly to Landlord. Each assignee
and subtenant shall pay as so directed. Landlord’s collection of such amount shall not be
construed as an acceptance of such assignee or subtenant as a tenant or as a permitted assignee or
subtenant. Tenant’s obligations pursuant to this Lease shall be deemed to extend to any subtenant
or assignee. Tenant shall cause each subtenant or assignee to comply with such obligations. Any
assignee shall be deemed to have assumed obligations as if such assignee had originally executed
this Lease and at Landlord’s request shall execute promptly a document confirming such assumption.
Each sublease is subject to the condition that if the Lease Term is terminated or Landlord succeeds
to Tenant’s interest in the Premises by voluntary surrender or otherwise, at Landlord’s option the
subtenant shall be bound to Landlord for the balance of the term of such sublease and shall attorn
to and recognize Landlord as its landlord under the then executory terms of such sublease. Tenant
shall not mortgage this Lease without Landlord’s prior written consent, which consent may be
granted or withheld in Landlord’s sole and absolute discretion. Tenant shall pay the costs
(including attorneys’ fees) incurred by Landlord in connection with Tenant’s request for Landlord
to consent to any assignment, sublease or mortgage. If Tenant intends to hire a real estate broker
in connection with any proposed assignment or sublease, then Tenant shall so notify Landlord. At
Landlord’s option (to be exercised not later than ten (10) days after Landlord’s receipt of such
notice), Tenant shall hire Landlord (or its designee) as Tenant’s exclusive broker and pay the
customary commission charged by brokers in similar transactions.

     7.2 If Tenant is a partnership or limited liability company, then any event(s) (whether or not
voluntary, concurrent or related) which results in a dissolution of Tenant or a withdrawal or
change of partners or members who, on the date of this Lease, own a controlling interest, shall be
deemed a voluntary assignment of this Lease. Each general partner shall be deemed to own a
controlling interest. If Tenant is a corporation, then any event(s) (whether or not voluntary,
concurrent or related) which results in a dissolution, merger, consolidation or other
reorganization of Tenant, or sale, transfer or relinquishment of the interest of shareholders who,
on the date of this Lease, own a controlling interest, shall be deemed a voluntary assignment of
this Lease. The preceding sentence shall not apply to corporations whose stock is traded through a
national or regional exchange or an over-the-counter market.

     7.3 If Tenant wants to assign this Lease or sublet fifty percent (50%) or more of the Premises
for all or substantially all of the remaining Lease Term, then Tenant shall give Landlord written
notice (“Tenant’s Request Notice”) specifying the proposed assignee or subtenant and its business,
the commencement date of the proposed assignment or sublease (the “Proposed Sublease Commencement
Date”), the area proposed to be assigned or sublet (the “Proposed Sublet Space”), any premium or
other consideration being paid for the proposed assignment or sublease and all other terms of the
proposed assignment or sublease, and including the most recent financial statement and Dun and
Bradstreet report of such assignee or subtenant and reasonably detailed information regarding such
assignee or subtenant’s reputation and business experience.

     7.4 Landlord reserves the right to terminate the Lease Term with respect to the Proposed
Sublet Space by sending Tenant written notice within ten (10) business days after Landlord’s
receipt of Tenant’s Request Notice. If Landlord exercises such right, then Tenant shall have the
right to withdraw the proposed sublease or assignment by giving Landlord written notice thereof
within ten (10) business days from Tenant’s receipt of Landlord’s written notice to terminate the
Lease Term with respect to the Proposed Sublet Space in which event the Lease Term shall remain in
full legal force and effect with regard to the Proposed Sublet Space in the same manner as though
Tenant had not given the Tenant’s Request Notice. In the event that Tenant gives Landlord the
Tenant’s Request Notice, Landlord elects to terminate the Lease Term with regard to the Proposed
Sublet Space and Tenant does not elect to withdraw the Tenant’s Request Notice as set forth above,
then (a) Tenant shall tender the Proposed Sublet Space to Landlord on the Proposed Sublease
Commencement Date as if the Proposed Sublease Commencement Date had been originally set forth in
this Lease as the expiration date of the Lease Term with respect to the Proposed Sublet Space, (b)
if the Proposed Sublet Space is not the entire Premises, then (1) as to all portions of the
Premises other than the Proposed Sublet Space, this Lease shall remain in full force and effect
except that the rent shall be reduced proportionately, and (2) Tenant shall pay all expenses of
construction required to permit the operation of the Proposed Sublet Space separate from the
balance of the Premises, and (c) if the Proposed Sublet Space is the entire Premises, then the
Lease Term shall terminate on the Proposed Sublease Commencement Date.

     7.5 Except as provided in Section 7.6 below, if pursuant to any agreement effecting or
relating to any sublease or assignment the subtenant or assignee is to pay any amount in excess of
(a) the rent and other amounts due under this Lease plus (b) the reasonable out-of-pocket expenses
incurred in procuring such sublease or assignment, then, whether such excess is in the form of an
increased rental, lump sum payment, payment for the sale or lease of fixtures or other leasehold
improvements or any other form (and if the applicable space does not constitute the entire
Premises, then such excess shall be determined on a pro rata basis), Tenant shall pay to Landlord
fifty percent (50%) of any such excess upon such terms as shall be specified by Landlord and in no
event later than ten (10) days after Tenant’s receipt (or deemed receipt) thereof. If an
assignment is deemed to have occurred pursuant to Section 7.2, then for purposes of this Section
the rent payable by the assignee shall be deemed to be increased to equal the fair market rent for
the Premises as reasonably determined by Landlord. Landlord shall have the right to inspect
Tenant’s books and records relating to any sublease or assignment.

     7.6 Notwithstanding anything contained in this Article to the contrary, Landlord ‘s
consent to a proposed assignment of this Lease or subletting of all or any portion of the Premises
to any “Affiliate” of Tenant shall not be required provided the financial condition, net worth and
creditworthiness of the proposed assignee or sublessee meets the credit standard applied by
Landlord for other tenants under leases with comparable terms and is equal to or better than
Tenant’s financial condition, reputation and net worth, as it exists on the date of this Lease, and
such Affiliate is of comparable quality with comparable use of the Premises as other tenants of the
Building which use does not adversely affect the Building, and expressly assumes in writing, prior
to the effective date of such assignment of subletting, all obligations of Tenant hereunder. The
term “Affiliate” shall mean (i) any entity which controls Tenant or is controlled by Tenant or is
under common control with Tenant, (ii) any person or entity to whom all or substantially all of the
assets of Tenant are conveyed, or (iii) any successor to Tenant by merger, consolidation or other
operation of law. Tenant shall give Landlord written notice of any such proposed assignment or
subletting at least thirty (30) days prior to the proposed effective date of such assignment or
subletting.

ARTICLE VIII

MAINTENANCE AND REPAIRS

     8.1 Tenant shall maintain the Premises and all fixtures and equipment located therein or
exclusively serving the Premises (but excluding base building fixtures and equipment) in clean,
safe and sanitary condition, take good care thereof, make all repairs and replacements thereto and
suffer no waste or injury thereto. Tenant shall give Landlord prompt written notice of any defect
in or damage to the Building or any part thereof. Except as otherwise

5

 

provided in Article XVII,
all damage to the Premises or to any other part of the Building or the Land caused by any act or
omission of any invitee, agent, employee, subtenant, assignee, contractor, client, family member,
licensee, customer or guest of Tenant (collectively “Invitees”) or Tenant, shall be repaired by and
at Tenant’s expense, except that Landlord shall have the right to make any such repair at Tenant’s
expense. Base building fixtures and equipment shall be deemed to exclude without limitation
special tenant equipment such as air conditioning equipment serving only the Premises,
telecommunications and computer equipment, and kitchen equipment. At the expiration or earlier
termination of the Lease Term, Tenant shall surrender the Premises broom clean and in good order,
condition and repair, except for ordinary wear and tear and as otherwise provided in Article XVII.
Landlord shall provide and install replacement tubes for building standard fluorescent light
fixtures (subject to reimbursement per Article V); all other bulbs and tubes for the Premises shall
be provided and installed at Tenant’s expense.

ARTICLE IX

ALTERATIONS

     9.1 The original improvement of the Premises shall be accomplished at Landlord’s sole expense
in accordance with Exhibit B. Landlord is under no obligation to make any alterations,
decorations, additions, improvements or other changes (collectively “Alterations”) in or to the
Premises except as otherwise expressly provided herein.

     9.2 Tenant shall not make or permit anyone to make any Alteration in or to the Premises or the
Building without Landlord’s prior written consent, which consent may be granted or withheld in
Landlord’s absolute discretion. Any Alteration made by Tenant shall be made: (a) in a good,
workmanlike, first-class and prompt manner; (b) using new materials only; (c) by a contractor, on
days and at times and under the supervision of an architect approved in writing by Landlord; (d) in
accordance with plans and specifications prepared by an engineer or architect approved by Landlord
and reviewed (at Landlord’s standard charge) by Landlord; (e) in accordance with Laws, requirements
of any firm insuring the Building and Building standards; (f) after obtaining a worker’s
compensation insurance policy approved in writing by Landlord and any bonds required by Landlord;
(g) after delivering to Landlord written, unconditional waivers of mechanics’ and materialmen’s
liens against the Premises and the Building from all proposed contractors, subcontractors, laborers
and material suppliers; and (h) with respect to electrical and mechanical work, by a contractor
designated by Landlord. If a lien (or a petition to establish a lien) is filed in connection with
any Alteration, then such lien (or petition) shall be discharged by Tenant at Tenant’s expense
within ten (10) days thereafter by the payment thereof or filing of a bond acceptable to Landlord.
Landlord’s consent to an Alteration shall be deemed not to constitute Landlord’s consent to
subjecting its interest in the Premises or the Building to liens which may be filed in connection
therewith. Tenant shall hire Landlord (or its designee) to perform any Alteration, provided that
the charge to Tenant therefor is reasonable. Promptly after the completion of an Alteration,
Tenant at its expense shall deliver to Landlord three (3) sets of accurate as-built drawings
showing such Alteration.

     9.3 If an Alteration is made without Landlord’s prior written consent, then Landlord shall
have the right at Tenant’s expense to remove such Alteration and restore the Premises and the
Building to their condition immediately prior thereto or to require Tenant to do the same. All
Alterations to the Premises or the Building made by either party shall immediately become
Landlord’s property and shall be surrendered with the Premises at the expiration or earlier
termination of the Lease Term, except that (a) if Tenant is not in default under this Lease, then
Tenant shall have the right to remove, prior to the expiration or earlier termination of the Lease
Term, movable furniture, movable furnishings and movable trade fixtures installed in the Premises
by Tenant solely at Tenant’s expense, (b) Tenant shall be required to remove all Alterations to the
Premises or the Building which Landlord designates in writing for removal and (c) Tenant shall be
required to remove all computer, voice data, communications and other cabling and wiring installed
by Tenant or on Tenant’s behalf, unless otherwise agreed in writing by Landlord. Movable
furniture, furnishings and trade fixtures shall be deemed to exclude without limitation any item
the removal of which might cause damage to the Premises or the Building or which would normally be
removed from the Premises with the assistance of any tool or machinery other than a dolly.
Landlord shall have the right to repair at Tenant’s expense any damage to the Premises or the
Building caused by such removal or to require Tenant to do the same. If any such item is not
removed prior to the expiration or earlier termination of the Lease Term, then such item shall
become Landlord’s property and shall be surrendered with the Premises as a part thereof; provided,
however, that Landlord shall have the right to remove such item from the Premises at Tenant’s
expense.

ARTICLE X

SIGNS

     10.1 Landlord, at Landlord’s expense, will list provide Tenant with ten (10) listings for
names on the Building directory and provide a Building standard suite entry sign. Provided that
(i) Tenant (and not any assignee or subtenant) is the largest tenant occupying the Building at such
time as the Building is eighty percent (80%) leased and occupied, (ii) Tenant (and not any assignee
or subtenant) continually leases and occupies at least thirty-five thousand (35,000) square feet of
rentable area in the Building, and (iii) no Event of Default has occurred, Tenant, at its sole cost
and expense, shall have the non-exclusive right to to place a sign on the exterior of the Building
along the top course facing I-270 in a location to be mutually agreed upon by Landlord and Tenant.
All aspects of such sign and its installation shall be subject to Landlord’s prior written
approval, not to be unreasonably withheld, conditioned or delayed. Such sign shall comply with all
applicable governmental laws, codes and ordinances. Tenant shall maintain such sign at its sole
cost and expense in good condition and repair and shall insure such sign. Not later than the
expiration or earlier termination of the Lease Term, Tenant shall remove such sign and repair all
damage associated therewith. In the event that Landlord elects to install a monument sign at the
Piccard Drive entrance to the Building, Tenant, at Tenant’s election and its sole cost and expense,
shall be entitled to identification on such monument sign as reasonably determined by Landlord.
Tenant shall not paint, affix or otherwise display on any part of the exterior or interior of the
Building any sign, advertisement or notice, except as otherwise expressly provided herein.

ARTICLE XI

SECURITY DEPOSIT

[Intentionally deleted]

ARTICLE XII

HOLDING OVER

     12.1 Tenant acknowledges that it is extremely important that Landlord have substantial advance
notice of the date Tenant will vacate the Premises because Landlord will (a) require an extensive
period to secure a replacement tenant, and (b) plan its entire leasing and renovation program for
the Building in reliance on its lease expiration dates. If the Premises are not surrendered at the
expiration or earlier termination of Tenant’s right of

6

 

possession, then it will be conclusively
presumed that the value of possession, and the resulting loss that will be suffered by Landlord,
far exceed the Base Rent and additional rent that would have been payable had the Lease Term
continued during such holdover period. Therefore if upon the expiration or earlier termination of
Tenant’s right of possession Tenant (or anyone claiming through Tenant) does not surrender
immediately the Premises (or portion thereof), then the rent shall be increased to equal the
greater of (1) fair market rent for the Premises, or (2) twice the Base Rent, additional rent and
other sums that would have been payable pursuant to the provisions of this Lease (assuming the
Lease Term for the entire Premises had continued during such holdover period). Such rent shall be
computed on a monthly basis and shall be payable on the first day of such holdover period and the
first day of each calendar month thereafter during such holdover period until the Premises have
been vacated.

ARTICLE XIII

INSURANCE

     13.1 Tenant shall not conduct any activity or place any item in or about the Building which
may violate the requirements or increase the rate of any insurance covering the Building. If any
increase in such rate is due to any such activity or item, then (whether or not Landlord has
consented to such activity or item) Tenant shall pay such increase. The statement of any insurance
company or insurance rating or similar organization that such an increase is due to any such
activity or item shall be conclusive evidence thereof.

     13.2 Tenant shall maintain throughout the Lease Term with a company licensed to do business in
the jurisdiction in which the Building is located, approved in writing by Landlord and having a
rating equal to or exceeding A:XI in Best’s Insurance Guide (a) broad form commercial general
liability insurance (written on an occurrence basis and including contractual liability coverage
insuring Tenant’s obligations pursuant to Section 15.2, premises and operations, broad form
property damage and independent contractors coverages, and an endorsement for personal injury), and
(b) special form property insurance. Such liability insurance shall be in minimum amounts
typically carried by prudent tenants engaged in similar operations, but in no event shall be in an
amount less than two million dollars ($2,000,000) combined single limit per occurrence. Such
property insurance shall be in an amount not less than that required to replace all Alterations and
all other contents of the Premises (other than the improvements installed pursuant to Exhibit B).
All such insurance shall name Landlord (and, at Landlord’s option, its partners, members, employees
and building manager) and the holder of any Mortgage as additional insureds, contain an endorsement
that such insurance shall remain in full force and effect notwithstanding that the insured may have
waived its claims against any person prior to the occurrence of a loss, provide that the insurer
waives all right of recovery by way of subrogation against Landlord, its partners, agents and
employees, be primary and noncontributory, and contain a provision prohibiting cancellation,
failure to renew, reduction in amount or a material change of coverage (1) as to the interests of
Landlord or the holder of any Mortgage by reason of any act or omission of Tenant, and (2) without
the insurer’s giving Landlord thirty (30) days’ prior written notice of such action. Tenant shall
deliver a certificate of such insurance and receipts evidencing payment of the premium for such
insurance (and, upon request, copies of all required insurance policies, including endorsements and
declarations) to Landlord on or before the Lease Commencement Date and at least annually
thereafter. Landlord reserves the right to increase from time to time the minimum amounts of
insurance Tenant is required to maintain.

ARTICLE XIV

SERVICES AND UTILITIES

     14.1 Landlord will furnish to the Premises air-conditioning and heating during the seasons
they are required in Landlord’s reasonable judgment. Landlord will provide: janitorial service
after normal hours on Monday through Friday (excluding federal holidays); electricity; water;
elevator service; and exterior window-cleaning service. The Building’s normal operating hours are
8:00 a.m. to 6:00 p.m. on Monday through Friday (excluding federal holidays) and 9:00 a.m. to 1:00
p.m. on Saturday (excluding federal holidays) and such other hours as Landlord determines. Except
as otherwise specified herein, Landlord shall not be required to furnish services and utilities
beyond such hours. If Tenant requires air-conditioning or heating beyond such hours, then Landlord
will furnish the same, provided Tenant gives sufficient advance notice of such requirement and pays
for same in accordance with Landlord’s then-current schedule. On the date of this Lease, the
current schedule for overtime HVAC is $50.00 per hour.

     14.2 Any piece of equipment installed in the Premises having a name plate rating in excess of
two kilowatts shall be deemed as requiring excess electric current. Landlord shall have the right
to either install submeters or checkmeters to record the electrical consumption by such piece of
equipment, or cause an independent engineer to survey and determine such consumption. Tenant shall
pay the cost of any such survey and metering and installation, maintenance and repair thereof.
Tenant shall pay Landlord (or the utility company, if direct service is provided by such company)
for such consumption as shown by such metering (or a flat monthly charge determined by the survey)
based on the rates charged for such service by such company. This Section shall not apply to
normal office equipment such as personal computers, copiers, televisions, refrigerators,
microwaves, VAV boxes with reheat coils and similar items but shall apply to supplemental air
conditioning units.

     14.3 Tenant shall have access to the Building twenty-four (24) hours per day, seven (7)
days per week, via an electronic perimeter access system. At least one (1) elevator shall be in
service at all times, except in case of an emergency.

ARTICLE XV

LIABILITY OF LANDLORD

     15.1 Landlord, its employees and agents shall not be liable to Tenant, Invitees or any other
person or entity for any damage (including indirect and consequential damage), injury, loss or
claim (including claims for the interruption of or loss to business) based on or arising out of any
cause whatsoever, including without limitation: repair to any portion of the Premises or the
Building; interruption in the use of the Premises or any equipment therein; accident or damage
resulting from any use or operation (by Landlord, Tenant or any other person or entity) of
elevators or heating, cooling, electrical, sewerage or plumbing equipment; termination of this
Lease by reason of damage to or condemnation of the Premises or the Building; fire, robbery, theft,
vandalism, mysterious disappearance or any other casualty; actions of any other tenant of the
Building or other person or entity; failure or inability to furnish or interruption in any utility
or service specified in this Lease; and leakage in any part of the Premises or the Building. If a
condition exists which may be the basis of a claim of constructive eviction, then Tenant shall give
Landlord written notice thereof and a reasonable opportunity to correct such condition, and in the
interim Tenant shall not claim that it has been constructively evicted or is entitled to a rent
abatement. Any property placed by Tenant or Invitees in or

7

 

about the Premises or the Building
shall be at the sole risk of Tenant, and Landlord shall not in any manner be responsible therefor.
Any person receiving an article delivered for Tenant shall be acting as Tenant’s (not Landlord’s)
agent. For purposes of this Article, the term “Building” shall be deemed to include the Land.

     15.2 Tenant shall reimburse Landlord, its employees and agents for, and shall indemnify,
defend upon request and hold them harmless from and against, all costs, damages, claims,
liabilities, expenses (including attorneys’ fees), losses and court costs suffered by or claimed
against them, directly or indirectly, based on or arising out of, in whole or in part, (a) use and
occupancy of the Premises or the business conducted therein, (b) any act or omission of Tenant or
any Invitee, (c) any breach of Tenant’s obligations or warranties under this Lease, including
failure to surrender the Premises upon the expiration or earlier termination of the Lease Term, or
(d) entry by Tenant or Invitees upon the Land prior to the Lease Commencement Date.

     15.3 A landlord shall not be liable for any obligation or liability based on or arising out of
any event or condition occurring during any period such landlord was not the owner of the Building.
If a landlord transfers its interest in the Building, then Tenant shall attorn to the transferee
and execute, acknowledge and deliver within five (5) days after request any document submitted to
Tenant to confirm the attornment.

     15.4 Tenant shall not have the right to offset, deduct or assert a counterclaim for any amount
owed or allegedly owed to it, against any payment to Landlord. Tenant’s sole remedy for recovery
of such amount is to institute an independent action.

     15.5 If Tenant is awarded a money judgment against Landlord or with respect to any breach of
Landlord’s obligations, then recourse for satisfaction of such judgment shall be limited to
execution against Landlord’s estate and interest in the Building. No other asset of Landlord, any
officer, director, partner or member of Landlord (collectively “Officer”) or any other person or
entity shall be available to satisfy or subject to such judgment, nor shall any Officer or other
person or entity have personal liability for satisfaction of any claim or judgment against Landlord
or any Officer.

ARTICLE XVI

RULES

     16.1 Tenant shall observe the rules specified in Exhibit C and any other rule that Landlord
may promulgate for the Building; provided that notice thereof is given and such rule is not
inconsistent with this Lease. Landlord shall have no duty to enforce such rules or any provision
of any other lease against any other tenant.

ARTICLE XVII

DESTRUCTION

     17.1 If the Premises are rendered totally or partially inaccessible or unusable by fire or
other casualty, then Landlord shall diligently restore the Premises and the Building to
substantially the same condition they were in prior to such casualty, except that if in Landlord’s
judgment such restoration cannot be completed within ninety (90) days after the occurrence of such
casualty (taking into account the time needed for effecting a settlement with any insurance
company, removal of debris, preparation of plans and issuance of all required governmental
permits), then Landlord shall have the right to terminate the Lease Term as of the sixtieth (60th)
day after such casualty by giving written notice within forty-five (45) days after the occurrence
of such casualty. If this Lease is not terminated pursuant to this Article, then until such
restoration of the Premises are substantially complete Tenant shall be required to pay the Base
Rent for only the portion of the Premises that in Landlord’s judgment is usable while such
restoration is being made, except that if such casualty was caused by the act or omission of Tenant
or an Invitee, then Tenant shall not be entitled to any rent reduction. After receipt of the
insurance proceeds (including proceeds of any insurance maintained by Tenant), Landlord shall
restore the Premises and the Building, except that (a) if such casualty was caused by the act or
omission of Tenant or an Invitee, then Tenant shall pay the amount by which such expenses exceed
any property insurance proceeds actually received by Landlord on account of such casualty, and (b)
Landlord shall not be required to repair or restore any Alteration previously made by Tenant or any
of Tenant’s trade fixtures, furnishings, equipment or personal property. Anything to the contrary
notwithstanding, Landlord shall have the right to terminate this Lease if (1) insurance proceeds
are insufficient to pay the full cost of such restoration, (2) any Mortgage holder does not make
such proceeds available for such restoration, (3) zoning or other Laws do not permit such
restoration, or (4) restoration costs exceed twenty-five percent (25%) of the Building’s
replacement value.

ARTICLE XVIII

CONDEMNATION

     18.1 If one-third or more of the Premises or occupancy thereof is condemned or sold under
threat of condemnation (collectively “condemned”), then this Lease shall terminate on the day prior
to the date title vests in the condemnor (the “Vesting Date”). If less than such one-third is
condemned, then this Lease shall continue in full force and effect as to the part of the Premises
not condemned, except that as of the Vesting Date rent shall be reduced proportionately.

     18.2 All awards, damages and compensation paid on account of such condemnation shall belong to
Landlord. Tenant assigns to Landlord all rights thereto. Tenant shall not make any claim against
Landlord or the condemnor for any portion thereof attributable to damage to the Premises, value of
the unexpired portion of the Lease Term, loss of profits or goodwill, leasehold improvements or
severance damages. The foregoing shall not prevent Tenant from pursuing a separate claim against
the condemnor for the value of movable furnishings and movable trade fixtures installed in the
Premises solely at Tenant’s expense and relocation expenses, provided that such claim in no way
diminishes any award, damages or compensation payable to Landlord.

ARTICLE XIX

DEFAULT

     19.1 An Event of Default is (a) Tenant’s failure to make when due any payment of the Base
Rent, additional rent or other amount, which failure continues for five (5) days, (b) Tenant’s
breach of any other covenant or warranty, which breach continues for fifteen (15) days after
written notice from Landlord of such breach, (c) an Event of Bankruptcy as specified in Article XX,
or (d) Tenant’s dissolution or liquidation.

     19.2 This Lease is on the express condition that if an Event of Default occurs (even if prior
to the Lease Commencement Date), then this Section shall apply. Except as otherwise provided in
this Section, Landlord’s

8

 

obligations pursuant to this Lease shall cease and failure to perform such
obligations shall not relieve Tenant from any obligation. Landlord shall have the right to
terminate this Lease. In addition, with or without terminating this Lease, Landlord may re-enter,
terminate Tenant’s right of possession and take possession of the Premises. The provisions of this
Article shall operate as a notice to quit. Tenant waives any other notice to quit or of Landlord’s
intention to re-enter the Premises or terminate this Lease. If necessary, Landlord may proceed to
recover possession of the Premises under applicable law, or by such proceedings, including re-entry
and possession, as may be applicable. Landlord may relet the Premises or any part thereof, alone
or together with other space, for such term(s) (which may extend beyond the date on which the Lease
Term would have expired but for any termination thereof) and on such terms and conditions (which
may include concessions) as Landlord, in its sole discretion, may determine, but Landlord shall not
be liable for, nor shall Tenant’s obligations be diminished by reason of, Landlord’s failure to
relet all or any portion of the Premises or collect any rent due upon such reletting. Whether or
not this Lease is terminated or any suit is instituted, Tenant shall be liable for: (a) the Base
Rent, additional rent, damages or other sums which may be due or sustained prior to such default,
and for all costs, fees and expenses (including without limitation reasonable attorneys’ fees,
brokerage fees, advertising expenses, expenses incurred in placing the Premises in first-class
rentable condition and concessions granted by Landlord) incurred by Landlord in pursuit of its
remedies and in renting the Premises to others from time to time; and (b) additional damages which
at Landlord’s election shall be either: (1) an amount equal to the Base Rent and additional rent
which would have become due from the date of Tenant’s default through the expiration (or what but
for any termination thereof would have been such expiration), less the amount of rental, if any,
which Landlord receives during such period from others to whom the Premises may be rented (other
than any additional rent received as a result of any failure of such other person to perform any of
its obligations), which amount shall be computed and payable in monthly installments, in advance,
on the first day of each calendar month following Tenant’s default and continuing until the
expiration of the Lease Term (or what but for any termination thereof would have been such
expiration); provided, however, that if at the time of any reletting of the Premises there exists
other space in the Building available for leasing, then the Premises shall be deemed the last space
rented, even though the Premises may be relet prior to the date such other space is leased.
Separate suits may be brought from time to time to collect any such damages for any month(s) (and
any such suit shall not in any manner prejudice Landlord’s right to collect any such damages for
any subsequent month(s)) or Landlord may defer initiating any such suit until after the expiration
of the Lease Term (in which event such deferral shall not be construed as a waiver of Landlord’s
rights as set forth herein and Landlord’s cause of action shall be deemed not to have accrued until
the expiration of the Lease Term); or (2) an amount equal to the present value (as of the date of
Tenant’s default) of the Base Rent and additional rent due or which would have become due from time
to time through the expiration of the Lease Term (or what but for any termination thereof would
have been such expiration), which liquidated and agreed final damages shall be payable to Landlord
in a lump sum on demand. For purpose of this Section, present value shall be computed by
discounting at a rate equal to one (1) whole percentage point above the discount rate in effect (as
of the date of payment) at the Federal Reserve Bank located in Richmond, Virginia. Landlord may
bring suit to collect any such damages at any time after an Event of Default. Tenant waives any
right of redemption, re-entry or restoration of the operation of this Lease under any present or
future law, including any such right which Tenant would otherwise have if Landlord obtains
possession of the Premises after an Event of Default. Whether or not the Lease Term and/or
Tenant’s right of possession is terminated, Landlord shall have the right to terminate any renewal
or expansion right and to withhold any consent or approval in its sole and absolute discretion. If
Landlord is entitled, or Tenant is required, pursuant to any provision hereof to take any action
upon the termination of the Lease Term, then Landlord shall be entitled, and Tenant shall be
required, to take such action also upon the termination of Tenant’s right of possession.

     19.3 Landlord’s rights and remedies set forth in this Lease are cumulative and in addition to
Landlord’s other rights and remedies at law or in equity, including those available as a result of
any anticipatory breach. Landlord’s exercise of any such right or remedy shall not prevent the
concurrent or subsequent exercise of any other right or remedy. Landlord’s delay or failure to
exercise or enforce any of Landlord’s rights or remedies or Tenant’s obligations shall not
constitute a waiver of any such rights, remedies or obligations. Landlord’s acceptance of any
payment with knowledge of a breach shall not constitute a waiver of such breach. Landlord shall be
deemed not to have granted any waiver unless such waiver is set forth expressly in an instrument
signed by Landlord. Any such waiver shall not be construed as a waiver of any matter except as
specified therein. Neither Tenant’s payment of an amount less than a sum due nor Tenant’s
endorsement or statement on any check or letter accompanying such payment shall be deemed an accord
and satisfaction. Notwithstanding any request or designation by Tenant, Landlord may apply any
payment received from Tenant to any payment then due. Landlord’s acceptance of any payment
(including any payment pursuant to Section 12.1) shall be deemed not to constitute a waiver of any
breach or prejudice Landlord’s rights and remedies. Re-entry and acceptance of keys shall not be
considered an acceptance of a surrender of this Lease.

     19.4 If more than one natural person and/or entity shall constitute Tenant, then the liability
of each such person or entity shall be joint and several. If Tenant is a general partnership or
other entity the partners or members of which are subject to personal liability, then the liability
of each such partner or member shall be joint and several.

     19.5 If Tenant fails to make any payment to any third party or to do any act required hereby
to be made or done by Tenant, then Landlord may, but shall not be required to, make such payment or
do such act. Landlord’s taking such action shall not be considered a cure of such failure by
Tenant or prevent Landlord from pursuing any remedy it is otherwise entitled to in connection with
such failure. If Landlord elects to take such action, then Tenant shall pay all expenses incurred
(including a twenty percent (20%) fee to cover Landlord’s administrative expenses).

     19.6 If Tenant fails to pay the Base Rent, additional rent or any other payment due Landlord
by the date such payment is due (without regard to any grace period specified in this Lease) more
than one (1) time in any calendar year, then (without limiting Landlord’s rights and remedies)
Tenant shall pay a late fee of five percent (5%) of the amount of such payment. Such payment shall
bear interest at the Default Rate from the date such payment was due to the date of payment. The
Default Rate shall equal the rate per annum which is the greater of eighteen percent (18%) or five
(5) whole percentage points above the prime rate published from time to time in the Money Rates
section of the Wall Street Journal (or substitute prime rate reasonably designated by Landlord).
If Tenant breaches its obligation to pay rent timely a third time in any calendar year, then such
late fee shall be increased to ten percent (10%) with respect to the fourth and any subsequent such
breach during such year.

ARTICLE XX

BANKRUPTCY

     20.1 An Event of Bankruptcy is the occurrence with respect to Tenant, Guarantor or any other
person liable for Tenant’s obligations hereunder, including without limitation any general partner
of Tenant (“General Partner”) if Tenant is now or hereafter a partnership, of any of the following:
(a) such person’s becoming insolvent, as that term is defined in Title 11 of the United States
Code (the “Bankruptcy Code”), or under the insolvency laws of any

9

 

state (the “Insolvency Laws”);
(b) appointment of a receiver or custodian for any property of such person, or the institution of a
foreclosure or attachment action upon any property of any such person; (c) filing by such person of
a voluntary petition under the provisions of the Bankruptcy Code or Insolvency Laws; (d) filing of
an involuntary petition against such person as the subject debtor under the Bankruptcy Code or
Insolvency Laws, which either (1) is not dismissed within thirty (30) days after filing, or (2)
results in the issuance of an order for relief against the debtor; (e) such person’s making or
consenting to an assignment for the benefit of creditors or a composition of creditors; (f) such
person’s submitting (either before or after execution hereof) to Landlord any financial statement
containing any material inaccuracy or omission; or (g) decrease by fifty percent (50%) or more of
such person’s net worth below the net worth of such person as of the date hereof.

     20.2 After the commencement of a case (the “Case”) in which Tenant is the subject debtor under
the Bankruptcy Code, (a) Tenant or its trustee in bankruptcy (collectively “Trustee”) shall perform
all of Tenant’s post-petition obligations under this Lease, and (b) if Landlord is entitled to
damages (including without limitation unpaid rent), then all such damages shall be entitled to
administrative expense priority pursuant to Section 507(a)(1) of the Bankruptcy Code. If the Lease
is assigned pursuant to the Bankruptcy Code, then the assignee shall be deemed without further act
to have assumed all of Tenant’s obligations under this Lease arising from and after such assignment
and at Landlord’s request shall execute an instrument confirming such assumption. Trustee shall
not have the right to assume or assume and assign this Lease unless Trustee promptly (a) cures all
defaults under this Lease, (b) compensates Landlord for damages incurred as a result of such
defaults, (c) provides adequate assurance of future performance on the part of Trustee as debtor in
possession or Trustee’s assignee, and (d) complies with all other requirements of the Bankruptcy
Code. If Trustee fails to assume or assign this Lease in accordance with the requirements of the
Bankruptcy Code within sixty (60) days after the initiation of the Case (or, if shorter, the
shortest period of time in which Trustee may be required to so act), then Trustee shall be deemed
to have rejected this Lease. If this Lease is rejected or deemed rejected, then Landlord may
exercise all rights and remedies available pursuant to Article XIX. Adequate assurance of future
performance shall require (among other things) that the following minimum criteria be met: (1)
Tenant’s gross receipts in the ordinary course of business during the thirty (30) days preceding
the Case must be greater than ten (10) times the next monthly installment of the Base Rent and
additional rent; (2) Both the average and median of Tenant’s monthly gross receipts in the ordinary
course of business during the seven (7) months preceding the Case must be greater than ten (10)
times the next monthly installment of the Base Rent and additional rent; (3) Trustee must pay its
estimated pro rata share of the cost of all services performed or provided by Landlord (whether
directly or through agents or contractors and whether or not previously included as part of the
Base Rent) in advance of the performance or provision of such services; (4) Trustee must agree that
Tenant’s business shall be conducted in a first-class manner, and that no liquidating sale, auction
or other non-first-class business operation shall be conducted in the Premises; (5) Trustee must
agree that the use of the Premises as stated in this Lease shall remain unchanged and that no
prohibited use shall be permitted; (6) Trustee must agree that the assumption or assumption or
assignment of this Lease shall not violate or affect the rights of other tenants in the Building;
(7) Trustee must pay at the time the next monthly installment of the Base Rent is due, in addition
to such installment, an amount equal to the monthly installments of the Base Rent and additional
rent due for the next six (6) months thereafter, such amount to be held as a security deposit; (8)
Trustee must agree to pay immediately after Landlord draws on such security deposit the amount
drawn; (9) Trustee must comply with all of Tenant’s obligations under this Lease; and (10) All
assurances of future performance specified in the Bankruptcy Code must be provided.

ARTICLE XXI

SUBORDINATION

     21.1 This Lease is subject and subordinate to the lien, provisions, operation and effect of
all mortgages, deeds of trust, ground leases or other security instruments which may now or
hereafter encumber the Building or the Land as a first priority lien against the Property
(collectively “Mortgages”), to all funds and indebtedness intended to be secured thereby, and to
all renewals, extensions, modifications, recastings or refinancings thereof. The holder of a
Mortgage to which this Lease is subordinate shall have the right at any time to declare this Lease
to be superior to the lien, provisions, operation and effect of such Mortgage.

     21.2 At Landlord’s request Tenant shall execute promptly any requisite or appropriate document
confirming such subordination. Tenant appoints Landlord as Tenant’s attorney-in-fact to execute
any such document. Tenant waives the provisions of any statute or rule of law now or hereafter in
effect which may give Tenant any right to terminate or otherwise adversely affect this Lease or
Tenant’s obligations in the event any such foreclosure proceeding is prosecuted or completed or in
the event the Land, the Building or Landlord’s interest therein is transferred by foreclosure sale
or by deed in lieu of foreclosure. If this Lease is not extinguished upon such transfer or by the
transferee following such transfer, then, at the request of such transferee, Tenant shall attorn to
such transferee and shall recognize such transferee as landlord. Such transferee shall not be (a)
bound by any payment of the Base Rent or additional rent more than one (1) month in advance, (b)
bound by any amendment of this Lease made without the consent of the holder of such Mortgage as of
the date of such amendment, (c) liable for any breach, act or omission of any prior landlord, (d)
subject to any offsets or defenses which Tenant might have against any prior landlord, or (e)
liable for return of the Security Deposit unless such transferee actually receives the Security
Deposit. Within five (5) days after receipt, Tenant shall execute, acknowledge and deliver any
requisite or appropriate document submitted to Tenant confirming such attornment.

     21.3 If a (prospective or current) holder of a Mortgage requires that modifications to this
Lease be obtained, and provided that such modifications (a) are reasonable, (b) do not materially
adversely affect Tenant’s use of the Premises as herein permitted, and (c) do not increase the rent
and other sums to be paid by Tenant, then Landlord may submit to Tenant an amendment to this Lease
incorporating such modifications. Tenant shall execute, acknowledge and return such amendment
within five (5) days after receipt.

ARTICLE XXII

QUIET ENJOYMENT

     22.1 If Tenant shall perform timely all of its obligations, then, subject to the provisions of
this Lease, Tenant shall during the Lease Term peaceably and quietly occupy and enjoy possession of
the Premises without hindrance by Landlord or anyone claiming through Landlord.

     22.2 Landlord reserves the right to: (a) change the street address and name of the Building;
(b) change the arrangement and location of entrances, passageways, doors, doorways, corridors,
elevators, stairs, restrooms or other public parts of the Building; (c) erect, use and maintain
pipes, conduits and other equipment in and through the Premises; (d) grant to anyone the exclusive
right to conduct any particular business in the Building not inconsistent with the permitted use of
the Premises; (e) use or lease exclusively the roof, sidewalks and other exterior areas; (f)

10

 

resubdivide the Land or to combine the Land with other lands; (g) construct improvements on the
Land and in the public and common areas of the Building; (h) relocate any parking area designated
for Tenant’s use; (i) display signs, advertisements and notices on any part of the exterior or
interior of the Building; and (j) make alterations to the Premises after Tenant vacates the
Premises or portion thereof and without relieving Tenant of its obligation to pay rent through the
expiration of the Lease Term. Exercise of any such right shall not be considered a constructive
eviction or a disturbance of Tenant’s business or occupancy.

ARTICLE XXIII

GENERAL PROVISIONS

     23.1 Tenant acknowledges that neither Landlord nor any broker, agent or employee of Landlord
has made any representation or promise with respect to the Premises or the Building except as
expressly set forth herein, and no right is being acquired by Tenant except as expressly set forth
herein. This Lease contains the entire agreement of the parties and supersedes all prior
agreements, negotiations, letters of intent, proposals, representations, warranties and discussions
between the parties. This Lease may be changed in any manner only by an instrument signed by both
parties.

     23.2 Nothing contained herein shall be construed as creating a relationship between the
parties other than that of landlord and tenant.

     23.3 Each party warrants that in connection with this Lease it has not employed or dealt with
any broker, agent or finder other than the Broker(s).

     23.4 From time to time upon five (5) days’ prior written notice, Tenant and each subtenant and
assignee of Tenant shall execute, acknowledge and deliver to Landlord and its designees a written
statement certifying: (a) that this Lease is unmodified and in full force and effect (or that this
Lease is in full force and effect as modified and stating the modifications); (b) the dates to
which rent and any other charges have been paid; (c) that Landlord is not in default in the
performance of any obligation (or specifying the nature of any default); (d) the address to which
notices are to be sent; (e) that this Lease is subordinate to the Mortgage; (f) that Tenant has
accepted the Premises and all work therefor has been completed (or specifying the incomplete work);
and (g) such other matters as Landlord may request. Any such statement may be relied upon by any
owner of the Building or the Land, any prospective purchaser of the Building or the Land, any
holder or prospective holder of a Mortgage or any other person or entity. Time is of the essence
to the delivery of such statements. Tenant’s failure to deliver timely such statements may cause
substantial damages resulting from, for example, delays in obtaining financing secured by the
Building. If any such statement is not delivered timely by Tenant, then all matters contained in
such statement shall be deemed true.

     23.5 LANDLORD, TENANT, GUARANTORS AND GENERAL PARTNERS WAIVE TRIAL BY JURY IN ANY ACTION,
CLAIM OR COUNTERCLAIM BROUGHT IN CONNECTION WITH ANY MATTER ARISING OUT OF OR IN ANY WAY CONNECTED
WITH THIS LEASE, THE LANDLORD-TENANT RELATIONSHIP, TENANT’S USE OR OCCUPANCY OF THE PREMISES OR ANY
CLAIM OF INJURY OR DAMAGE. Tenant, Guarantors and General Partners consent to service of process
relating to any such action at the Premises; provided, however, that nothing herein shall be
construed as requiring such service at the Premises. Landlord, Tenant, all Guarantors and all
General Partners waive any objection to the venue of any action filed in any court situated in the
jurisdiction in which the Building is located and waive any right under the doctrine of forum non
conveniens or otherwise to transfer any such action to any other court.

     23.6 Any notice or other required communication shall be in writing and deemed duly given when
delivered in person (with receipt therefor) or sent (postage prepaid, return receipt requested) by
Federal Express, other overnight courier, or certified mail, to the following addresses: (a) if to
Landlord, at the Landlord Address for Notices; or (b) if to Tenant, at the Tenant Address for
Notices. A party may change its address for the receiving of notices by notice given in accordance
with this Section. If Landlord or the holder of any Mortgage notifies Tenant that a copy of each
notice to Landlord shall be sent to such holder at a specified address, then Tenant shall give (in
the manner specified in this Section and at the same time such notice is given to Landlord) a copy
of each such notice to such holder, and no such notice shall be considered duly given unless such
copy is so given to such holder. If Tenant claims that Landlord has breached any obligation, then
Tenant shall give such holder notice specifying the breach and permit such holder a reasonable
opportunity (not less than sixty (60) days) to cure the breach. Such holder’s curing of Landlord’s
default shall be deemed performance by Landlord.

     23.7 Each provision shall be valid and enforceable to the fullest extent permitted by law. If
any provision or its application to any person or circumstance shall be invalid or unenforceable to
any extent (e.g., an interest rate is usurious), then such provision shall be deemed to be replaced
by the valid and enforceable provision most substantively similar thereto (e.g., the highest
non-usurious interest rate) and the remainder of this Lease and the application of such provision
to other persons or circumstances shall not be affected.

     23.8 Headings are used for convenience and shall not be considered in construing this Lease.
Gender appropriate pronouns and plural or singular forms shall be substituted as the context may
require. This Lease may be executed in multiple counterparts, each of which is deemed an original
and all of which constitute one and the same document.

     23.9 This Lease shall be binding upon and inure to the benefit of each party and its
successors and assigns, subject to the provisions restricting assignment or subletting.

     23.10 Tenant shall permit Landlord, Mortgagee and their designees to enter the Premises,
without rent abatement, to inspect and exhibit the Premises and make such alterations and repairs
as Landlord deems necessary.

     23.11 This Lease shall be governed by the laws of the State of Maryland.

     23.12 The submission to Tenant of correspondence or an unsigned copy of this document shall
not constitute an offer or option to lease. This Lease shall become effective only upon execution
and delivery by both parties.

     23.13 Time is of the essence with respect to each obligation of Tenant.

     23.14 Landlord reserves the right to make changes to the Building’s plans and specifications,
provided such changes do not alter the Building’s character.

11

 

     23.15 All amounts payable by Tenant shall be paid to Landlord by check (subject to collection)
drawn upon a local clearinghouse bank and delivered to the address to which notices to Landlord are
to be given or to such other party or such other address as Landlord may designate in writing.
Except as otherwise specified, any amount owed by Tenant to Landlord, and any cost, expense, damage
or liability incurred by Landlord for which Tenant is liable, shall be considered additional rent
payable pursuant to this Lease and paid by Tenant within ten (10) days after the date Landlord
notifies Tenant of the amount thereof.

     23.16 Tenant’s liabilities existing as of the expiration or earlier termination of the Lease
Term shall survive such expiration or termination.

     23.17 Landlord reserves the right to change the location and configuration of the Premises
subject to the following: (a) if Tenant has occupied the Premises, then Landlord shall provide
Tenant thirty (30) days’ advance written notice of the date Tenant must vacate the Premises; (b)
Landlord shall provide Tenant with substitute space of similar nature and size elsewhere in the
Building (the “Substitute Premises”); and (c) Landlord shall at Landlord’s expense (1) remove
Tenant’s equipment and furniture from the Premises and reinstall them in the Substitute Premises,
and (2) redecorate the Substitute Premises in a manner substantially similar to the manner in which
the Premises were decorated. Within five (5) days after Landlord submits an amendment of this
Lease indicating the location and configuration of the Substitute Premises and reasonable revisions
(if necessary) to the schedule specified in Exhibit B, Tenant shall execute such amendment.

     23.18 If Landlord or Tenant is delayed or prevented from performing any obligation due to
fire, act of God, governmental act or failure to act, labor dispute, inability to procure materials
or any cause beyond Landlord’s or Tenant’s, reasonable control (whether similar or dissimilar to
the foregoing), then the time for performance shall be excused for the period of such delay or
prevention and extended for a period equal to the period of such delay or prevention. The
foregoing notwithstanding, this Section shall not excuse any late payment or extend the Lease Term.

     23.19 Landlord’s review, approval and consent powers (including the right to review plans and
specifications) are for its benefit only. Such review, approval or consent (or conditions imposed
in connection therewith) shall be deemed not to constitute a representation concerning legality,
safety or any other matter. Tenant waives any right to damages based upon Landlord’s actually or
allegedly wrongfully withholding or delaying any approval or consent. Tenant’s sole remedy
therefor shall be a proceeding for specific performance, injunction or declaratory judgment.

     23.20 From time to time upon five (5) days’ prior written notice, Tenant shall submit such
information regarding the financial condition of Tenant, each Guarantor and each General Partner as
Landlord may request. Tenant warrants that all such information heretofore or hereafter submitted
is and shall be correct and complete.

     23.21 Deletion of any printed, typed or other portion of this Lease or prior draft hereof
shall not evidence an intention to contradict such deleted portion. Such deleted portion shall be
deemed not to have been inserted in this Lease. Interpretation of this Lease shall not be affected
by any claim that this Lease has been prepared by either party.

	     
23.22	 	The person executing on Tenant’s behalf warrants due authorization to so
act.

     23.23 Landlord shall provide Tenant with an amount equal to five dollars ($5.00) per
rentable square foot in the Premises to pay for reasonable actual out-of-pocket costs incurred by
Tenant to relocate its business to the Premises (the “Relocation Allowance”). Within thirty (30)
days after the written request of Tenant, Landlord shall reimburse Tenant for such expenses
incurred by Tenant to the extent of the Relocation Allowance, provided: (i) such request is
accompanied by a copy of the invoice for such expenses; (ii) copies of all contracts, bills,
vouchers, and other information relating to the expenses for which reimbursement is being sought as
may be reasonably requested by Landlord shall be made available to Landlord by Tenant; and (iii)
the work and materials for which payment is requested have been physically incorporated into or are
located in the Premises, free of any security interest, lien or encumbrance. Notwithstanding
anything above to the contrary, Landlord shall not be required to reimburse Tenant for any invoice
received later than the date which is six (6) months following the Lease Commencement Date. 
  

     23.24 Tenant warrants that (a) Tenant has delivered to Landlord a complete copy of
Tenant’s lease at 3206 Tower Oaks Boulevard, Rockville, Maryland, comprised of the Lease dated
November 27, 2002 between Montrose Office Park LLC, as landlord, and Parsons, Brinckerhoff, Quale &
Douglas, Inc. (“PBQD”), as tenant, which lease was assumed Tenant (the “Tower Lease”), (b) Tenant
is in compliance with its obligations under the Tower Lease, (c) the lease expiration date of the
Tower Lease is April 30, 2009, (d) Tenant has not assigned the Tower Lease nor subleased all or any
portion of the Tower Space (as defined below) and (e) Tenant has not exercised any rights granted
in the Tower Lease to extend the term of the Tower Lease or expand the premises subject to the
Tower Lease. Tenant shall vacate the space leased by Tenant containing approximately 29,391 square
feet of rentable area pursuant to the Tower Lease (the “Tower Space”) upon the Lease Commencement
Date set forth in Section 3.2 above. Landlord grants Tenant a rent abatement of the rent due under
this Lease in amounts equal to Tenant’s rental obligations (the “Tower Rent”) (including Base Rent
and Additional Rent for increases in Tax Costs and Operating Expenses) under the Tower Lease with
respect to the period from and after the date (the “Tower Transfer Date”) which is the later of (x)
the Lease Commencement Date hereunder or (y) the date Tenant has fully vacated the Tower Space.
Anything in this Section to the contrary notwithstanding, Tenant shall remain responsible for
liabilities to the Tower Lease landlord due to any breach (or any act or failure to act that would
be a breach if the Tower Transfer Date were the last day of the term of the Tower Lease, e.g., any
obligation to remove signage or telecommunication equipment, to deliver the space in the condition
required by the terms of the Tower Lease, ,etc.) of the Tower Lease caused by any act or omission
of Tenant with respect to the Tower Lease prior to the Tower Transfer Date. Tenant shall give
Landlord ten (10) days prior written notice of the amount of rent abatement to which Tenant claims
Tenant is entitled. Without Landlord’s prior written consent, Tenant shall not: make any
alteration to or sublease the Tower Space; amend or assign the Tower Lease; or exercise any right
or option under the Tower Lease.

     23.25 Landlord and Tenant acknowledge that the Guaranty executed by the Guarantor may not be
delivered simultaneously with the execution of this Lease by Tenant. Tenant covenants and agrees
that the Guaranty in the form attached hereto shall be fully executed and delivered to Landlord by
the Guarantor no later than no later than August 29, 2008. In the event that the Guaranty is not
delivered to Landlord in accordance with the terms of this Section 23.25, Tenant shall be in
default under the terms of this Lease and Landlord, with no further notice of default to Tenant or
Guarantor being required, shall have all of the rights and remedies granted to Landlord in this
Lease and available at law or in equity.

12

 

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

	 	 	 	 	 	 	 
	WITNESS:	 	LANDLORD:	 	 
	 
	 	 	 	 	 	 
	 	 	1390 PICCARD DRIVE, L.L.C.	 	 
	 
	 	 	 	 	 	 
	 	 	By: Washington Property Company, L.L.C., Manager	 	 

	 	 	 	 	 	 	 
	/s/
Marc Witnowski

	 	By:	 	/s/ Charles Knulsen	 	 
	 

	 	 	 	 

	 	 
	 

	 	Print Name:	 	Charles Knulsen	 	 
	 

	 	 	 	 	 	 
	 
	 	 	 	 	 	 
	 

	 	Title:	 	President	 	 
	 

	 	 	 	 	 	 
	 
	 	 	 	 	 	 
	 

	 	Date:	 	7/23/08	 	 
	 

	 	 	 	 	 	 

	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 
	WITNESS:	 	TENANT:	 	 
	 
	 	 	 	 	 	 
	 	 	TELVENT FARRADYNE INC.	 	 
	 
	 	 	 	 	 	 
	/s/
Carrie Glidden

	 	By:	 	/s/ Mark Thompson	 	 
	 

	 	 	 	 	 	 
	 
	 	 	 	 	 	 
	 

	 	Print Name:	 	Mark Thompson	 	 
	 

	 	 	 	 	 	 
	 
	 	 	 	 	 	 
	 

	 	Title:	 	Vice President	 	 
	 

	 	 	 	 	 	 
	 
	 	 	 	 	 	 
	 

	 	Date:	 	7/23/08	 	 
	 

	 	 	 	 	 	 

13

 

EXHIBIT B

WORK AGREEMENT

     This
Exhibit is a part of that certain Lease dated as of July 23, 2008 (the
“Lease”), between 1390 PICCARD DRIVE, L.L.C. (“Landlord”) and TELVENT FARRADYNE INC. (“Tenant”).

     1. Tenant’s Authorized Representative. Tenant designates Alfredo Escriba (“Tenant’s
Authorized Representative”) as the person authorized to initial all plans, drawings, change orders
and approvals pursuant to this Exhibit. Landlord shall not be obligated to respond to or act upon
any such item until such item has been initialed by Tenant’s Authorized Representative.

     2. Work and Materials. Landlord, at Landlord’s expense, will provide the improvements
(collectively, the “Tenant Work”) specified on the space plan, drawing and related notes attached
hereto as Exhibit B, Schedule 1, which Exhibit B, Schedule 1 is hereby approved by Tenant. Except
as otherwise specified on such Schedule, all improvements shall be Building standard improvements.
Within five(5) business days after Landlord’s request from time to time, Tenant shall provide any
information (e.g., carpet, paint, laminate, countertop selections) requested by Landlord.

     3. Schedule. (a) Upon the full execution of the Lease, Landlord shall cause the
construction drawings to be prepared.

          (b) Landlord shall deliver the permit ready construction documents to Tenant for review and
approval on or before the date which is thirty (30) business days following the full execution of
the Lease.

          (c) Within five (5) business days after submission of the construction documents to Tenant,
the parties shall meet to review and approve such documents (“Final CD Approval”).

          (d) Landlord shall submit to the appropriate governmental agency the application for
a building permit for the Tenant Work on or before the date which is no more than five (5) business
days following Final CD Approval.

     4. Approval. All plans, drawings and construction documents (and changes
thereto) shall be subject to Landlord’s written approval. Such approval shall not constitute
approval of delay caused by Tenant or a waiver of any right or remedy.

     5. Change Orders. If Tenant requests any change or addition to the work or materials
to be provided pursuant to this Exhibit after Final CD Approval, then Landlord shall not be
obligated to perform such change or addition. All additional expenses attributable to any change
order requested by Tenant and approved by Landlord shall be payable by Tenant. If Landlord submits
an estimate of additional expenses attributable to a change order, then Tenant shall pay such
estimated expenses prior to the performance of the work contemplated by such change order. If the
actual additional expenses attributable to such change order exceed such estimated expenses, then
Tenant shall pay the amount of such excess. If such estimated expenses exceed the actual
additional expenses attributable to such change order, then the amount of such excess shall be
credited against the first installment(s) of rent.

     6. Substantial Completion. (a) Except as provided in Paragraph 6(b), the Premises
shall be deemed to be substantially complete when the Tenant Work (except for items of work and
adjustment of equipment and fixtures that can be completed after the Premises are occupied without
causing substantial interference with Tenant’s use of the Premises (i.e., the “punch list” items))
has been completed, as determined by Landlord’s architect.

          (b) If Landlord is delayed in completing the Tenant Work to be provided pursuant to this
Exhibit as a result of (1) Tenant’s failure to comply with any obligation pursuant to this Exhibit,
(2) Tenant’s request for modifications to plans, drawings or construction documents subsequent to
the date such plans, drawings or construction documents are approved by Landlord, (3) Tenant’s
failure to pay when due any amount pursuant to this Exhibit, (4) Tenant’s request for materials
which are long lead items, or (5) the performance of any work by any person or firm employed or
retained by Tenant, then the Tenant Work shall be deemed to have been substantially complete on the
date that Landlord’s architect determines in its sole judgment that the Tenant Work would have been
substantially complete if such delay(s) had not occurred.

     7. Possession. Tenant’s taking possession shall constitute acknowledgment that the
Premises are in good condition and that all work and materials are satisfactory, except as to any
defective or incomplete item that is described in a written notice given by Tenant to Landlord not
later than the day Tenant takes possession. Tenant shall have no right to make any alteration in
the Premises until Tenant submits such notice. Landlord will correct and complete any defective or
incomplete item described in such notice which Landlord’s architect or engineer confirms is in fact
defective or incomplete.

B- 1

 

 

EXHIBIT C

RULES

     This
Exhibit is a part of that certain Lease dated as of July 23, 2008 (the
“Lease”) between 1390 PICCARD DRIVE, L.L.C. (“Landlord”) and TELVENT FARRADYNE INC. (“Tenant”).

     1. Tenant shall not obstruct or use for any purpose other than ingress and egress to and from
the Premises any sidewalk, entrance, passage, court, elevator, vestibule, stairway, corridor, hall
or other part of the Building not exclusively occupied by Tenant. Landlord shall have the right to
control and operate the public portions of the Building and the facilities furnished for common use
of the tenants, in such manner as Landlord deems best for the benefit of the tenants generally.
Tenant shall not permit the visit to the Premises of persons in such numbers or under such
conditions as to interfere with the use and enjoyment of the entrances, corridors, elevators and
other public portions or facilities of the Building by other tenants. Tenant shall coordinate in
advance with Landlord’s property management department all move-ins, move-outs and deliveries to
the Building so that arrangements can be made to minimize such interference. Tenant and its
employees shall not use any of the parking spaces designated for use by visitors only or the roof.

     2. Tenant shall not place any showcase, mat or other article in any common or public area of
the Building.

     3. Tenant shall not use any water and wash closet or other plumbing fixture for any purpose
other than that for which it was constructed. Tenant shall not place any debris, rubbish, rag or
other substance therein.

     4. Tenant shall not use any loudspeaker or sound system which may be heard outside the
Premises.

     5. Tenant shall not bring any bicycle, vehicle, animal, bird or pet of any kind into the
Building. Tenant shall not do or permit any cooking on the Premises, except for microwave cooking
and use of coffee machines by Tenant’s employees for their own consumption. Tenant shall not
install any microwave oven or coffee machine in the Premises without Landlord’s prior written
approval of such equipment and its location within the Premises. Tenant shall not cause or permit
any unusual or objectionable odor to be produced upon or permeate from the Premises.

     6. Tenant shall not use any space in the Building for the sale of goods to the public at large
or for the sale at auction of goods or property of any kind.

     7. Tenant shall not place on a floor a load exceeding the load which such floor was designed
to carry. Landlord shall have the right to prescribe the weight, position and manner of
installation of safes and other heavy items. Landlord shall have the right to repair at Tenant’s
expense any damage caused by Tenant’s moving property into or out of the Premises or due to the
same being in or upon the Premises or to require Tenant to do the same. Tenant shall not receive
into the Building or carry in the elevators any furniture, equipment or bulky item except as
approved by Landlord, and any such furniture, equipment and bulky item shall be delivered only
through the designated delivery entrance of the Building and the designated freight elevator.
Tenant shall remove promptly from sidewalks adjacent to the Building items delivered for Tenant.

     8. Tenant shall not place additional locks or bolts of any kind on any door or window or make
any change in any lock or locking mechanism without Landlord’s prior written approval. Tenant
shall keep doors leading to common area closed (except for ingress or egress). Upon the
termination of its tenancy, Tenant shall deliver to Landlord all keys furnished to or procured by
Tenant, and if any key so furnished is not delivered, then Tenant shall pay the replacement cost
thereof. Tenant’s key system shall be separate from that for the rest of the Building.

     9. Tenant shall not install or operate in the Premises any equipment that operates on greater
than 120 volt power without obtaining Landlord’s prior written consent. Landlord hereby consents
to the computer hardware that operates on 240 volt power to be located in the room labeled
“Integration Room/Computer Room” shown on Exhibit B, Schedule 1. Landlord may condition such
consent upon Tenant’s payment of additional rent in compensation for the excess consumption of
electricity or other utilities and for the cost of any additional wiring or apparatus that may be
occasioned by such equipment. Tenant shall not install any equipment of any type or nature that
will or may necessitate any changes, replacements or additions to, or changes in the use of, the
water system, heating system, plumbing system, air-conditioning system or electrical system of the
Premises or the Building, without obtaining Landlord’s prior written consent, which consent may be
granted or withheld in Landlord’s sole and absolute discretion. Tenant shall not permit the use of
space heaters in the Premises. If any equipment of Tenant causes noise or vibration that may be
transmitted to such a degree as to be objectionable to Landlord or any tenant in the Building, then
Landlord shall have the right to install at Tenant’s expense vibration eliminators or other devices
sufficient to reduce such noise and vibration to a level satisfactory to Landlord or to require
Tenant to do the same.

     10. Landlord may exclude from the Building any person who does not properly identify himself
to the Building manager on duty. Landlord may require any person admitted to or leaving the
Building to register.

     11. Tenant shall not use the Premises for lodging.

     12. Before closing and leaving the Premises at any time, Tenant shall turn off all lights.

     13. Tenant shall not request any employee of the building manager or Landlord to do anything
outside of such employee’s regular duties without Landlord’s prior written consent. Tenant’s
special requirements will be attended to only upon application to Landlord. Tenant shall pay for
any such special requirements in accordance with the schedule of charges maintained by Landlord
from time to time. Tenant shall not employ any employee of the building manager or Landlord for
any purpose whatsoever without Landlord’s prior written consent.

     14. Canvassing, soliciting, peddling and loitering in or about the Building are prohibited.
Tenant shall cooperate to prevent the same.

     15. Only hand trucks equipped with rubber tires and side guards may be used in the Building.
Tenant shall be responsible for loss or damage resulting from any delivery made by or for Tenant.

C- 1

 

     16. Tenant shall comply with standards prescribed by Landlord for curtains, drapes, blinds,
shades, screens, lights and ceilings, including standards designed to give the Building a uniform,
attractive appearance.

     17. Drapes (whether installed by Landlord or Tenant) which are visible from the exterior of
the Building shall be cleaned by Tenant at least once a year at Tenant’s expense.

     18. Landlord may, upon request of Tenant, waive Tenant’s compliance with any of the rules. A
waiver shall not (a) be effective unless signed by Landlord and delivered to Tenant, (b) relieve
Tenant from the obligation to comply with such rule in the future unless otherwise agreed in
writing by Landlord, or (c) relieve Tenant from any liability for any loss or damage resulting from
Tenant’s failure to comply with any rule.

C- 2

 

GUARANTY OF LEASE

     THIS
GUARANTY OF LEASE (this “Guaranty”) is made as of  31st
day of July 2008, by TELVENT GIT, S.A., a company
organized under the laws of Spain (“Guarantor”) having an address at Valgrande 6, 28108 Alcobendas,
Madrid, Spain to 1390 PICCARD DRIVE, L.L.C. (“Landlord”) having an address at c/o Washington
Property Company, 4719 Hampden Lane, Suite 300, Bethesda, Maryland 20814.

     WHEREAS, Landlord has leased to Telvent Farradyne Inc. (“Tenant”) certain space (the
“Premises”) located in the building located at 1390 Piccard Drive, Rockville, Maryland pursuant to
that certain Lease by and between Landlord and Tenant dated as of
23rd July , 2008 (the “Lease”);

     WHEREAS, Guarantor is materially benefited by the Lease, and Guarantor’s executing this
Guaranty is a material inducement to Landlord to enter into the Lease.

     NOW THEREFORE, Guarantor agrees with Landlord as follows:

     1. Guarantor unconditionally and irrevocably guarantees that all sums stated in the Lease to
be payable by Tenant shall be promptly paid in full when due in accordance with the Lease and that
Tenant’s covenants thereunder shall be performed and observed timely. If any such sum or covenant
is not timely paid, performed or observed, then Guarantor shall, promptly after notice thereof and
prior to the expiration of any applicable grace period specified in the Lease, pay the same
regardless of (a) any defense, right of offset or counterclaim which Tenant or Guarantor may have
or assert against Landlord with respect to the Lease, this Guaranty or otherwise, (b) whether
Landlord shall have taken any step to enforce any right against Tenant or any other person, (c)
termination of the Lease as a result of Tenant’s default, or (d) any other condition or
contingency. Guarantor shall also pay all expenses of collecting such sum or any part thereof or
of otherwise enforcing this Guaranty, including reasonable attorneys’ fees.

     2. Guarantor’s obligations under this Guaranty shall in no way be affected or impaired by
reason of the happening from time to time of any of the following, whether or not Guarantor has
been notified thereof or consented thereto: (a) waiver of the performance or observance by Tenant,
Guarantor or any other party of any covenant or condition of the Lease or this Guaranty; (b) any
extension of the time for payment by Tenant or Guarantor of any sum owing or payable under the
Lease or this Guaranty, or of any other sum or obligation under or arising out of the Lease, this
Guaranty or any renewal of the Lease or this Guaranty; (c) any assignment of the Lease or
subletting of the Premises or any part thereof; (d) any modification or amendment (whether or not
material) of any of Tenant’s or Guarantor’s obligations under the Lease or this Guaranty; (e) the
doing or the omission of any act referred to in the Lease or this Guaranty (including the giving of
any consent); (f) any failure or delay to exercise any right or remedy; (g) Landlord’s granting
indulgence or extension in any form whatsoever; (h) any voluntary or involuntary liquidation,
dissolution, sale of any or all of the assets, marshaling of assets and liabilities, receivership,
conservatorship, insolvency, bankruptcy, assignment for the benefit of creditors, reorganization,
arrangement, composition or readjustment of, or other similar proceeding affecting, Tenant or
Guarantor or any of Tenant’s or Guarantor’s assets; or (i) any release of Tenant or Guarantor from
the performance or observation of any covenant or condition contained in the Lease or this Guaranty
by operation of law.

     3. To the extent not prohibited by law, Guarantor waives (a) any right Guarantor may now or
hereafter have to any hearing prior to the attachment of any real or personal property to satisfy
Guarantor’s obligations, and (b) the benefits of any present or future constitution, statute or
rule of law which exempts property from liability for debt.

     4. If the Lease is rejected or disaffirmed by Tenant or Tenant’s trustee in bankruptcy
pursuant to bankruptcy law or any other law affecting creditors’ rights, then Guarantor shall, and
does hereby (without the necessity of any further agreement or act), assume all obligations and
liabilities of Tenant under the Lease to the same extent as if (a) Guarantor were originally named
Tenant under the Lease, and (b) there had been no such rejection or disaffirmance. At Landlord’s
request, Guarantor shall confirm promptly in writing such assumption.

     5. Notice of acceptance of this Guaranty and notice of any obligations or liabilities
contracted or incurred by Tenant are hereby waived by Guarantor. Guarantor hereby waives
presentment, notice of dishonor, protest and notice of non-payment or non-performance.

     6. This Guaranty (a) shall be governed by the laws of the jurisdiction in which the Premises
are located, (b) may not be modified or amended except by a written agreement duly executed by the
parties, and (c) shall be binding upon, and inure to the benefit of, the parties hereto and their
respective heirs, personal representatives, successors and assigns. Guarantor waives trial by jury
in connection with any action, proceeding or counterclaim with respect to this Guaranty. Guarantor
waives any objection to the venue of any action filed in any court in the jurisdiction in which the
Premises are located and waives any right under the doctrine of forum non conveniens or otherwise
to transfer any such action to any other court.

     7. Guarantor’s liability shall be primary and joint and several with that of Tenant. Landlord
may proceed against Guarantor under this Guaranty without initiating or exhausting any remedy
against Tenant, and may proceed against Tenant and Guarantor separately or concurrently. If more
than one natural person and/or entity shall constitute Guarantor, then the liability of each such
person and/or entity shall be joint and several.

     8. Within five (5) days after Landlord’s written request, Guarantor shall execute and deliver
to Landlord a statement certifying any matter concerning this Guaranty or the Lease as Landlord may
request.

     9. Any notice which Landlord may elect to send shall be binding upon Guarantor if mailed to
Guarantor’s address set forth above, by United States certified or registered mail, return receipt
requested.

     10. From time to time upon five (5) days’ prior written notice, Guarantor shall submit such
information regarding Guarantor’s financial condition as Landlord may request. Guarantor warrants
that all such information heretofore or hereafter submitted is and shall be correct and complete.

     IN WITNESS WHEREOF, Guarantor has caused this Guaranty to be executed as of the date first
above written.

	 	 	 	 	 	 	 
	WITNESS:	 	 GUARANTOR:	 	 
	 
	 	 
	 

	 	By:	 	/s/
Manuel Sanchez Ortega	 	 
	 

	 	 	 	 	 	 
	 

	 	Name:	 	Manuel Sanchez Ortega	 	 
	 

	 	 	 	 	 	 
	 

	 	Title:	 	Attorney in fact	 	 
	 

	 	 	 	 	 	 
	 

	 	ID Number:	 	 	 	 
	 

	 	 	 	 	 	 
	 
	 	 
	 

	 	 	 	 	 	 
	 

	 	By:	 	/s/
Manuel Fernandez Maza	 	 
	 

	 	 	 	 	 	 
	 

	 	Name:	 	Manuel Fernandez Maza	 	 
	 

	 	 	 	 	 	 
	 

	 	Title:	 	Attorney in fact	 	 
	 

	 	 	 	 	 	 
	 

	 	ID Number:

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00156-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00156-of-00352.parquet"}]]