Document:

Lease Agreement by and among First Fulton Associates and BWAY Corp

 Exhibit 10.10 
 LEASE AGREEMENT 
 BETWEEN 

FIRST FULTON ASSOCIATES 
 “LANDLORD” 
 AND 

UNITED STATES CAN COMPANY 
 “TENANT” 

							
	 1.
	    	PREMISES	  	 	2	  
			
	 2.
	    	TERM	  	 	2	  
			
	 3.
	    	RENTAL	  	 	2	  
			
	 4.
	    	AGENT’S COMMISSION	  	 	3	  
			
	 5.
	    	UTILITY BILLS	  	 	4	  
			
	 6.
	    	USE OF PREMISES	  	 	4	  
			
	 7.
	    	REPAIRS BY LANDLORD	  	 	4	  
			
	 9.
	    	REPAIRS AND MAINTENANCE BY TENANT	  	 	5	  
			
	 10.
	    	HVAC MAINTENANCE	  	 	5	  
			
	 11.
	    	GROUND MAINTENANCE	  	 	5	  
			
	 12.
	    	TAXES	  	 	6	  
			
	 13.
	    	DESTRUCTION OF OR DAMAGE TO PREMISES	  	 	7	  
			
	 14.
	    	INSURANCE AND WAIVER	  	 	8	  
			
	 15.
	    	GOVERNMENTAL ORDERS	  	 	10	  
			
	 16.
	    	CONDEMNATION	  	 	10	  
			
	 17.
	    	ASSIGNMENT AND SUBLETTING	  	 	10	  
			
	 18.
	    	REMOVAL OF FIXTURES & EQUIPMENT	  	 	10	  
			
	 19.
	    	EVENTS OF TENANT DEFAULT	  	 	11	  
			
	 20.
	    	LANDLORD’S DEFAULT; TENANT’S RIGHT TO CURE	  	 	11	  
			
	 21.
	    	REMEDIES UPON DEFAULT	  	 	12	  
			
	 22.
	    	EXTERIOR SIGNS	  	 	14	  
			
	 23.
	    	ENTRY FOR CARDING, ETC.	  	 	14	  
			
	 24.
	    	EFFECT OF TERMINATION OF LEASE	  	 	14	  
			
	 25.
	    	LOAN DEED	  	 	14	  
			
	 26.
	    	MEMORANDUM OF LEASE	  	 	15	  
			
	 27.
	    	HOLDING OVER	  	 	15	  
			
	 28.
	    	ATTORNEYS’ FEES AND HOMESTEAD	  	 	16	  
			
	 29.
	    	RIGHTS CUMULATIVE	  	 	16	  
			
	 30.
	    	WAIVER OF RIGHTS	  	 	16	  
			
	 31.
	    	DISCLOSURE OF OWNERSHIP	  	 	16	  
			
	 32.
	    	HAZARDOUS MATERIALS	  	 	16	  
			
	 33.
	    	TIME OF ESSENCE	  	 	20	  

							
	 34.
	    	DEFINITIONS	  	 	20	  
			
	 35.
	    	REMOVAL OF LEASEHOLD IMPROVEMENTS	  	 	20	  
			
	 36.
	    	PROMPT PAYMENTS	  	 	20	  
			
	 37.
	    	RENEWAL OPTIONS	  	 	21	  
			
	 38.
	    	GUARANTY OF LANDLORD’S OBLIGATION	  	 	22	  
			
	 39.
	    	INTENTIONALLY OMITTED	  	 	22	  
			
	 40.
	    	PURCHASE OPTION	  	 	22	  
			
	 41.
	    	TERMINATION RIGHTS	  	 	22	  
			
	 42.
	    	NOTICES	  	 	23	  
			
	 43.
	    	PROTECTIVE COVENANTS	  	 	24	  
			
	 44.
	    	QUIET ENJOYMENT	  	 	24	  
			
	 45.
	    	SPECIAL STIPULATIONS	  	 	24	  

  
 3 

 ATTACHMENTS 
 EXHIBIT A - LEGAL DESCRIPTION OF LAND 
 EXHIBIT B - PROTECTIVE COVENANTS 

EXHIBIT C - LANDLORD’S ESTOPPEL 
 EXHIBIT
D - LANDLORD’S GUARANTY 
 CONSTRUCTION ADDENDUM 
 PURCHASE ADDENDUM 
 EXPANSION ADDENDUM 

 LEASE 

THIS LEASE, made this 15th day of June, 2001 (the “date of this Lease”), by and between FIRST FULTON ASSOCIATES, first party
(hereinafter called “Landlord”); and UNITED STATES CAN COMPANY, second party (hereinafter called “Tenant”): 

W I T N E S S E T H: 
  

	1.	PREMISES 

 The Landlord, for and in
consideration of the rents, covenants, agreements, and stipulations hereinafter mentioned, provided for and contained, to be paid, kept and performed by the Tenant, has leased and rented, and by these presents leases and rents unto the said Tenant,
and said Tenant hereby leases and takes upon the terms and conditions which hereinafter appear, the following described property (hereinafter called “Premises”), to wit: an approximately 185,122 usable square foot (as determined and
measured from outside of outer wall to outside of outer wall, “USF”) facility consisting of approximately 10,258 USF of administrative offices, and approximately 174,864 USF manufacturing and warehouse space together with [sixteen
(16)] acres of land (the “Land”) located in Coweta County, Georgia, as described in Exhibit “A” attached hereto, which shall be constructed in accordance with the Construction Addendum attached hereto. In connection with the
Substantial Completion (as defined in the Construction Addendum) of the Premises, the Architect of Record (as defined in the Construction Addendum) shall certify to Landlord and Tenant the USF of the Premises (the “Certified Square
Footage”). 
  

	2.	TERM 

 The
Tenant shall have and hold the Premises for a term of fifteen (15) years, beginning on the Commencement Date (as determined by the Construction Addendum) and ending on the last day of the 180th month thereafter (the “term”), at midnight, unless sooner
terminated as hereinafter provided. 
  

	3.	RENTAL 

Beginning on the Commencement Date and until the end of the 60th full calendar month thereafter, “Monthly Rent” shall equal $60,278.00. Note: The Monthly Rent as of the
date of this Lease has been calculated using a maximum project cost figure of $6,528,870 (“Maximum Cost”) as previously agreed upon by Landlord and Tenant and a rent constant of 11.079% ($6,528,870 x 11.079% / 12 = $60,278.00). To the
extent that the aggregate bids received and accepted by Landlord for the construction work attributable to the construction cost portion of the Maximum Cost (the “Construction Work Aggregate Bids”) is less than $4,875,500, including
contractor’s overhead and profit at 11.5% (an amount representing 98% of $4,975,000, the construction portion of the Maximum Cost), the Monthly Rent shall be adjusted downward in an amount equal to (a) the difference between $4,875,500 and
the Construction Work Aggregate Bids times (b) 11.079 % divided 

  
 2 

 
by (c) 12. For example, if the Construction Work Aggregate Bids equal $4,775,500, the Monthly Rent would be decreased by $923.25 ($4,875,500 -$4,775,500 x 11.079% / 12). In the event that the
Construction Work Aggregate Bids equal or exceed $4,875,500, no adjustment to Monthly Rent shall be made. 
 Monthly Rent
for months 61 through 120 will equal $66,292.00, product of Monthly Rent for month 60 multiplied by 1.0997771. For example, if Monthly Rent for month 60 is $60,278.00, then Monthly Rent for months 61 through 120 will equal $66,292.00.

 Monthly Rent for months 121 through 180 will equal $70,750.00, product of Monthly Rent for month 120 multiplied by
1.067248. For example, if the Monthly Rent for month 120 is $66,292.00, then Monthly Rent for months 121 through 180 will equal $70,750.00. 
 Notwithstanding the specific amount of Monthly Rent set forth above, Monthly Rent may be adjusted by the terms of Paragraph 1(b) of the Construction Addendum to account for Change Orders (as
defined in the Construction Addendum). 
 Monthly Rent shall be paid promptly on the first day of each month in advance during the term of this
Lease. 
  

	4.	AGENT’S COMMISSION 

 Landlord
shall pay the commission due Julien J. Studley, Jr. (“Broker”) in accordance with that certain Commission Agreement Lease dated between Landlord and Broker (the “Commission Agreement”). Broker has and does hereby relieve and
release Landlord and Tenant from any liability for commissions, fees or otherwise in connection with the transaction contemplated by this Lease or the purchase of the Land other than under the Commission Agreement. Broker acknowledges that it has
represented Tenant and not Landlord. Subject to the foregoing, Landlord represents and warrants, that it has not engaged any broker, finder or any other person who would be entitled to any commission or fee in respect of the execution of this Lease
and any other transaction contemplated by this Lease; and agrees to indemnify and hold harmless Tenant against and in respect to any and all losses, liabilities or expenses which may be incurred by Tenant as a result of any claim which may be
asserted by any such broker, finder or other person on the basis of any arrangements or agreements made or alleged to have been made on behalf of Landlord. Other than the Broker, Tenant represents and warrants, that it has not engaged any broker,
finder or any other person who would be entitled to any commission or fee in respect of the execution of this Lease and any other transaction contemplated by this Lease; and agrees to indemnify and hold harmless Landlord against and in respect to
any and all losses, liabilities or expenses which may be incurred by Landlord as a result of any claim which may be asserted by any such broker, finder or other person on the basis of any arrangements or agreements made or alleged to have been made
on behalf of Tenant other than the Commission Agreement. 

  
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	5.	UTILITY BILLS 

 Tenant shall pay
all utility bills, including, but not limited to, water, sewer, gas, electricity, fuel, light and heat bills for the Premises, and Tenant shall pay all charges for garbage collection services or other sanitary services rendered to the Premises or
used by Tenant in connection therewith. If Tenant fails to pay any of said utility bills or charges for garbage collection or other sanitary services within ten (10) days of when due, Landlord may pay the same and such payment shall be added to
and become part of the next rental payment due under this Lease. 
  

	6.	USE OF PREMISES 

 The Premises may
be used for any lawful purpose that complies with the terms of the Protective Covenants attached hereto as Exhibit “B” (the “Permitted Use”). The Premises shall not be used for any illegal purposes, nor in any manner to create a
nuisance or trespass, nor in any manner to change its current operation the result of which would be to materially change the insurance rating on the Premises. Landlord shall obtain, at Landlord’s cost, an ALTA title insurance policy, with
coverage in the amount of One Million Dollars ($1,000,000) in favor of Tenant insuring its leasehold estate in the Premises containing a zoning 3.1 endorsement (including parking and loading docks coverage). 

 

	7.	REPAIRS BY LANDLORD 

 Landlord, at
its sole cost and expense, agrees to keep in good repair the roof, roof structure, foundations, foundation walls, load bearing wails, floor systems, and parking lot of the Premises, and underground utility and sewer pipes outside the exterior walls
of the building, except repairs rendered necessary by the negligence of Tenant, its agents, employees or invitees. Landlord gives to Tenant exclusive control of the Premises and shall be under no obligation to inspect said Premises. Tenant shall
promptly report in writing to Landlord any defective conditions known to it which Landlord is required to repair. 
  

	8.	WARRANTY 

 Landlord expressly
warrants to Tenant, which warranty shall run for the twelve (12)-month period from and after the date of Substantial Completion, that the Initial Improvements will be constructed in a good and workmanlike manner, substantially in accordance with all
applicable laws, rules, codes, ordinances and regulations and the Final Plans, that all materials incorporated therein will be of good quality and new unless otherwise required or permitted by the Final Plans, and will be free of material defects
(“Landlord’s Warranty”). 
 The Landlord’s Warranty includes labor and materials. If within twelve
(12) months after the date of Substantial Completion of the initial Improvements any of the construction performed by Landlord is found to be not in accordance with the standards in the Construction Addendum, Landlord shall correct such
defects, and any other damaged materials or finishes that are part of the Initial Improvements, promptly after receipt of written notice from Tenant. Tenant shall give notice promptly after discovery of the condition. Landlord’s Warranty as set
forth above is expressly intended to survive 

  
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Substantial Completion and completion of the construction of the Initial Improvements, acceptance and/or occupancy of the Premises by Tenant, and the payment of Monthly Rent or other amounts
payable under this Lease by Tenant, for the full twelve (12)-month period herein set forth. Landlord shall assign to Tenant or make Tenant a co-beneficiary of all warranties (including without limitation statutory and implied warranties, rights and
remedies) that are assignable and applicable to those portions of the Initial Improvements (including equipment and systems) that Tenant is obligated to maintain or repair under this Lease; and, to the extent such warranties are not assignable or
otherwise enforceable by Tenant, Landlord shall use reasonable efforts to enforce such warranties on behalf of Tenant, if and as applicable; provided, however, that such assignment shall not impair or affect Landlord’s Warranty or other
obligations hereunder. 
  

	9.	REPAIRS AND MAINTENANCE BY TENANT 

Tenant shall perform all maintenance and repair of the Premises, and shall make all necessary replacements to the improvements, except as provided in
Paragraph 7 above. Tenant shall, at Tenant’s sole cost and expense, put, keep, replace, maintain and repair the Premises (including, but not limited to heating and air conditioning equipment, warehouse lighting, office lighting, outside
lighting, electrical systems, plumbing) so that at all times the Premises shall be in good order and repair, and in a good and safe condition, and Tenant shall not cause or permit any waste or deterioration to the Premises normal wear and tear
excluded. Tenant’s obligations hereunder shall include, without limitation, the obligation to make all needed restorations, renewals and repairs to, or replacements of, the improvements, whether interior or exterior, whether structural or
non-structural, whether foreseen or unforeseen, whether ordinary or extraordinary, and regardless of the time remaining in the term of this Lease, except as provided in Paragraphs 7, 8, 13 and 16 hereof. 

In the event Tenant fails to make any repairs, or maintain the Premises, in accordance with the provisions of this Lease, the Landlord
may, but shall not be obligated, to make said repairs, or maintenance, and bill Tenant for the cost of the same. Said amount shall be paid by Tenant within thirty (30) days of billing as part of the rental due thereon. 

 

	10.	HVAC MAINTENANCE 

 Tenant shall
maintain a service contract on all heating, ventilating, and air conditioning equipment with a reputable HVAC contractor throughout the term of this Lease and any extension thereof, provided Tenant’s maintenance of such service contract shall
in no way limit Landlord’s obligations under Landlord’s Warranty. 
  

	11.	GROUND MAINTENANCE 

 Landlord will
install grass, shrubs, trees, pine straw, etc. (hereinafter called the “Landscaping”). Tenant agrees, at Tenant’s expense, to maintain the Landscaping as required by the Protective Covenants (as defined in Paragraph 43 below).

  
 5 

	12.	TAXES 

 Landlord shall, without
notice or demand, pay directly to the appropriate authority and discharge on or before the last day on which the same may be paid without penalty, all taxes, rates and charges, and other governmental impositions and charges of every kind and nature
whatsoever, together with all interest and penalties thereon (collectively, “Taxes”), which shall or may during the term of this Lease be levied, assessed or imposed on the Premises or any part thereof, or Landlord’s interest in the
Land and the improvements located thereon, or any buildings, appurtenances, or equipment now or hereafter erected or placed thereon or therein or any part thereof, in each case which has been approved by Tenant in writing. Landlord shall provide
Tenant with written notice of the amount of Taxes for each calendar year during the term (together with a copy of the bill) no later than seven (7) days after receipt of same. Tenant shall then pay Landlord the Taxes for such calendar year at
least seven (7) days prior to the date such Taxes are due and payable without penalty. Landlord shall then pay such Taxes before they are due and payable without penalty (subject to Tenant’s right to protest Taxes as provided below). If
Landlord fails to timely pay any Taxes after Tenant has timely paid Landlord for such Taxes, Tenant may directly pay the Taxes to the appropriate taxing authorities in which case Landlord shall immediately return the subject Taxes payment to Tenant
and pay Tenant any penalties resulting from Landlord’s failure to timely pay such Taxes with interest on such Taxes payment and any penalty thereon at the Prime Rate (as defined in Paragraph 21 below) plus 2.5% from the date such Taxes were due
and payable without penalty to the date such Taxes, any penalty and such interest component are paid to Tenant. Landlord shall be responsible, at its sole cost and expense, for the timely payment of any and all special assessments, sanitary
assessments, recapture agreements and any other taxes, including, without limitation, assessments and taxes related to common roads and utilities, that originate from improvements performed on real property other than the Land or that benefit real
estate in addition to the Land or that relate to improvements that are shared by parties in addition to the Tenant (e.g., access roads through the business park of which the Land is a part and utility lines that lie within such common roads)
(collectively, “Special Assessments”). All Taxes assessed or imposed in lieu of or in addition to the foregoing, shall be paid by Landlord, together with all interest and penalties thereon, under or by virtue of all present or future laws,
ordinances, requirements, orders, directions, rules or regulations of the federal, state, county and city or local governments and of all other governmental authorities whatsoever. Tenant shall pay directly to the appropriate taxing authority all
taxes which shall, prior to or during the term of this Lease be levied, assessed or imposed on or become a lien upon the personal property of Tenant located upon the Premises. Landlord shall be deemed to have complied with the covenants of this
Paragraph if payment of such Taxes shall have been made within any grace period allowed by law or by the governmental authority imposing the same during which payment is permitted without penalty or interest, and either before the same shall become
a lien upon the Premises or shall become delinquent. Landlord shall, within thirty (30) days after the time above provided for the payment by Landlord thereof, produce and deliver to Tenant reasonably satisfactory evidence of such payment.

  
 6 

 All such Taxes (except the Taxes and assessments levied on the personal property of Tenant)
which become due and are payable in the calendar year in which the term commences or expires, shall be apportioned pro-rata between Landlord and Tenant in accordance with the respective portions of such period during which the term shall be in
effect. 
 Tenant shall have the right to contest or review in good faith by legal proceedings, or in such other manner as it
may deem suitable (which, if instituted, Tenant shall conduct at its own expense, and free of any expense to Landlord, and, if necessary, in the name of Landlord, with the reasonable cooperation of Landlord), any Taxes, and cause Landlord to
withhold payment of such Taxes. Notwithstanding the foregoing Landlord may promptly pay all such items if at any time the Premises or any part thereof shall be in reasonable danger of being foreclosed upon by reason of such nonpayment of Taxes. The
legal proceedings herein referred to shall include appropriate proceedings for review of tax assessments and appeals from orders therein and appeals from any judgment, decrees or orders, but all such proceedings shall be begun as soon as reasonably
possible after the imposition or assessment of any contested items and shall be prosecuted to final adjudication with reasonable dispatch. In the event of any reduction, cancellation or discharge, Landlord shall pay the amount finally levied or
assessed against the Premises or adjudicated to be due and payable on any such contested items and if there shall be any refund with respect thereto, Tenant shall be entitled to the same. Tenant shall also be entitled to any rebate or refund
relating to Taxes accruing during the term. 
 Nothing herein contained shall be construed to require Tenant to pay, or
reimburse Landlord for, any inheritance, estate, succession, transfer, gift, franchise, income, profit or excess profit, capital stock, capital levy, corporate or incorporated business tax or other similar tax that is or may be imposed upon
Landlord, its successors or assigns, or upon the rent payable by Tenant unless such taxes shall be levied instead and in lieu of real estate taxes upon the real property and improvements hereby demised. 

Landlord covenants and agrees to file the ad valorem real estate tax return as required, and within the time provided, by law, covering
the interest of Landlord and Tenant in the Premises. 
  

	13.	DESTRUCTION OF OR DAMAGE TO PREMISES 

 If the Premises are totally destroyed whether by storm, fire, lightning, earthquake or other casualty or otherwise, this Lease shall terminate as of the date of such destruction, and rental shall be
accounted for as between Landlord and Tenant as of that date. If the Premises are damaged but not totally destroyed by any such casualties, rental shall abate in such proportion as use of the Premises has been destroyed, and Landlord shall restore
Premises to substantially the same condition as before damage as speedily as is practicable, whereupon full rental shall recommence. If however the Premises cannot reasonably be expected to be completely repaired within one hundred eighty
(180) days or the damage materially impairs Tenant’s ability 

  
 7 

 
to conduct its business from the Premises, Tenant may immediately terminate this Lease. 
  

	14.	INSURANCE AND WAIVER 

 Throughout
the term of this Lease, Tenant, at Tenant’s own cost and expense shall: 
  

	(a)	Keep the buildings and all other improvements, including all fixtures but excluding trade fixtures, insured against loss or damage by fire with extended coverage, all
such insurance to be in an aggregate amount which shall be not less than one hundred percent (100%) of the full replacement value, without deduction for depreciation, and all such insurance to be carried with such insurance companies and in
such form as shall be reasonably satisfactory companies and in such form as shall be reasonably satisfactory to Landlord, and Tenant shall provide Landlord with a certificate of insurance evidencing such coverage. Deductibles, if any shall be an
obligation of the Tenant and in no case more than five hundred thousand dollars ($500,000.00). If Tenant so elects, or if Tenant does not provide documentation of insurance coverage on the building and all other improvements within ten
(10) days after being requested to do so, Landlord may provide such coverage on behalf of Tenant at a cost not to exceed Landlord’s actual cost for such coverage. 

 

	(b)	Provide and keep in force a commercial general liability insurance policy with an insurance company authorized to do business in the State of Georgia. Such policy shall
name the Landlord as an additional insured, and shall be in the amount of not less than One Million Dollars ($1,000,000) with respect to any one accident, One Million Dollars ($1,000,000) with respect to injury or death of any one person, Two
Hundred Fifty Thousand Dollars ($250,000) with respect to damage to property and umbrella coverage of not less than Four Million Dollars ($4,000,000); provided, however, that such policy may be in a lesser amount if an excess liability policy or
policies are carried by Tenant in such amounts that the effect of the aggregate coverage is as stated above. Such policy shall cover the entire Premises as well as the streets, roads, avenues and sidewalks included therein, and the Tenant shall
provide the Landlord with a certificate of such insurance. 

 All insurance provided by Tenant as required by this
Paragraph shall include the interest of the Landlord and any first mortgagee of the Premises, as their respective interests may appear, and in such form as shall be reasonably satisfactory to Landlord and Tenant. All policies shall provide that
loss, if any, payable thereunder with regard to Premises coverage, shall be payable to Landlord and to the holder of such mortgage, as their respective interests may appear. 
 At least thirty (30) days prior to the expiration of each such policy, Tenant shall deliver to Landlord the new certificate for renewal insurance. 

  
 8 

 Tenant shall not violate or knowingly permit to be violated any of the conditions or
provisions of such policy. Tenant and Landlord shall cooperate in connection with the collection of any insurance monies that may be due in the event of loss. 
 Each such policy (including renewal insurance) or certificate therefore issued by the insurer shall contain an agreement by the insurer that such policy shall not be canceled without at least thirty
(30) days prior written notice to Landlord. 
 Any insurance provided for in this Paragraph may be effected by a policy or
policies of blanket insurance; provided, however, that the amount of the total insurance allocated to the Premises shall be such as to furnish in protection the equivalent of separate policies in the amounts herein required, and provided further
that in all other respects, any such policy or policies shall comply with the other provisions of this Lease. 
 To the extent
not expressly prohibited by law and except to the extent caused by the negligence or wilful misconduct of, or a breach of this Lease by Landlord or its agents, employees or contractors, Tenant releases Landlord and all agents thereof, their
respective agents and employees from and waives all claims for damages to property sustained by Tenant, resulting directly or indirectly from fire or other casualty or cause, or from any existing or future condition, defect or occurrence in the
Premises, or from any equipment or appurtenance therein becoming out of or in need of repair or replacement, or from any accident in or about the Land, This paragraph shall apply especially, but not exclusively, to damage caused by water, snow,
frost, steam, excessive heat or cold, sewerage, gas, odors or noise, or the bursting or leaking of pipes or plumbing fixtures, falling plaster, broken glass, sprinkling or air conditioning devices or equipment, or flooding of basements, and shall
apply whether the damage was due to any of the acts specifically enumerated above, or from any other thing or circumstance, whether of a like nature or of a wholly different nature. 

To the extent not expressly prohibited by law and except to the extent caused by the negligence or wilful misconduct of, or a breach of
this Lease by Tenant or its agents, employees or contractors, Tenant or its agents, employees or contractors, Landlord releases Tenant and all agents thereof, their respective agents and employees from and waives all claims for damages to property
sustained by Landlord, resulting directly or indirectly from fire or other casualty or cause, or from any existing or future condition, defect or occurrence in the Premises or any part thereof, or from any accident in or about the Land. 

Inasmuch as the mutual waivers set forth above will preclude the assignment of any such claim by subrogation (or otherwise) to an
insurance company (or any other person), Landlord and Tenant each agree to give to each insurance company which has issued, or in the future may issue, its policies of physical damage insurance, written notice of the terms of this mutual waiver, and
to have said insurance policies property endorsed, if necessary, to waive any subrogation rights and to prevent the invalidation of said insurance coverage by reason of said waiver. 

  
 9 

	15.	GOVERNMENTAL ORDERS 

 Landlord
warrants to Tenant that the Premises, in its state existing on the Commencement Date does not violate any covenants or restrictions of record, or any applicable building code, regulation, law (including The Americans with Disabilities Act) or
ordinance in effect on the Commencement Date. In the event it is determined that this warranty has been violated then it shall be the obligation of the Landlord after written notice from Tenant, to promptly, at Landlord’s sole cost and expense
rectify any such violation. 
 Tenant agrees, at its own expense, promptly to comply with all requirements of any legally
constituted public authority made necessary by reason of Tenant’s occupancy of the Premises. Landlord agrees promptly to comply with any such requirements relating to the Premises not made necessary by reason of Tenant’s occupancy.

  

	16.	CONDEMNATION 

 If the whole of the
Premises, or such portion thereof as will in Tenant’s reasonable judgment make the Premises unusable for Tenant’s purposes, be condemned by any legally constituted authority for any public use or purpose, then in either of said events the
term hereby granted shall cease from the date when possession thereof is taken by public authorities, and rental shall be accounted for as between Landlord and Tenant as of said date. Such termination, however, shall be without prejudice to the
rights of either Landlord or Tenant to recover compensation and damage caused by condemnation from the condemnor. It is further understood and agreed that neither the Tenant nor Landlord shall have any rights in any award made to the other by any
condemnation authority notwithstanding the termination of the Lease as herein provided. 
  

	17.	ASSIGNMENT AND SUBLETTING 

 Tenant
may not assign this Lease or sublease the Premises, or any part thereof, to others without the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed. If Tenant assigns this Lease or subleases ail
or any portion of the Premises, Tenant shall remain liable to Landlord for all of Tenant’s obligations under this Lease. 
 Notwithstanding
the foregoing, Tenant shall have the right to sublease all or any portion of the Premises, or assign this Lease, to any affiliate, successor entity or person by merger, consolidation, liquidation, reorganization or otherwise, or in connection with
the sale to any entity or person of all or substantially all of the assets or stock of Tenant, whether or not there may be a change in Tenant’s name, without having to secure Landlord’s approval therefore. 

 

	18.	REMOVAL OF FIXTURES & EQUIPMENT 

 Tenant shall, prior to the expiration of this Lease or any extension or renewal thereof, remove all fixtures and equipment which Tenant has placed in the Premises and repair all damage to the Premises
caused by such removal. 

  
 10 

 Upon expiration of this Lease, if Tenant shall fail to remove any of its property within a reasonable time
after written notice from Landlord, Landlord shall have the right to store or dispose of any of Tenant’s property thereafter remaining on the property. Any such property shall be considered Landlord’s property and title thereto shall vest
in Landlord. 
  

	19.	EVENTS OF TENANT DEFAULT 

 The
following events shall be deemed to be events of default by Tenant under this Lease (hereinafter any one of which may be referred to as an “Event of Tenant Default”): (i) Tenant shall fail to pay any installment of rental due
hereunder, including additional rent or any other charge or assessment against Tenant pursuant to the terms hereof within ten (10) days after notice of such late payment is furnished by Landlord as elsewhere provided herein; provided, however,
if more than two (2) payments due of Tenant hereunder in any one (1) calendar year are not made until after notice of such late payment is furnished by Landlord as aforesaid, then it shall be an event of default hereunder by Tenant if any
subsequent payment due of Tenant hereunder in the same calendar year is not made within five (5) days of the date when due; (ii) Tenant shall fail to comply with any term, provision, covenant or warranty made under this Lease by Tenant,
other than the payment of the rental or any other charge or assessment payable by Tenant, and shall not cure such failure within thirty (30) days after notice thereof to Tenant; provided, however, that if the default is not reasonably
susceptible to cure within said thirty (30) days, Tenant shall have such additional time as may be necessary to affect a cure so long as Tenant is diligently pursuing a cure; (iii) Tenant shall make a general assignment for the benefit of
creditors, or shall admit in writing its inability to pay its debts as they become due, or shall file a petition in bankruptcy, or shall be adjudicated as bankrupt or insolvent, or shall file a petition in any proceeding seeking any reorganization,
arrangement, composition, readjustment, liquidation, dissolution or similar relief under any present or future statute, law or regulation, or shall file an answer admitting or fail timely to contest the material allegations of a petition filed
against it in any such proceeding; (iv) a proceeding is commenced against Tenant or any guarantor of this Lease seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief under any present or
future statute, law or regulation, and such proceeding shall not have been dismissed within ninety (90) days after the commencement thereof; (v) a receiver or trustee shall be appointed for the Premises or for all or substantially all of
the assets of Tenant or of any guarantor of this Lease; or (vi) Tenant shall do or permit to be done anything which creates a lien upon the Premises and such lien is not removed or discharged or bonded over within sixty (60) days after the
filing thereof. 
  

	20.	LANDLORD’S DEFAULT; TENANT’S RIGHT TO CURE 

 If Landlord shall fail to perform any term or provision under this Lease required to be performed by Landlord, Landlord shall not be deemed to be in default hereunder nor subject to any claims for damages
of any kind, unless and until such failure shall have continued for a period of ten (10) days (in the case of a monetary default) and thirty (30) days (in the case of a non-monetary default) after written notice thereof by Tenant; provided
if the nature of Landlord’s failure is such that more than thirty (30) days are reasonably required in order to cure, Landlord shall not be in default if Landlord 

  
 11 

 
commences to cure such failure within such thirty (30) day period, and thereafter diligently pursues the cure of such failure to completion (and in fact effects said cure within ninety
(90) days after notice thereof). If Landlord shall fail to cure within the times permitted for cure herein, Landlord shall be subject to all remedies as may be available to Tenant at law or in equity (subject to the other provisions of this
Lease, including the right to cure the default and offset such amounts expended against rent due hereunder). 
 Notwithstanding
the foregoing, in the event of Landlord’s failure, after receipt of written notice from Tenant, to perform repairs that are the obligation of Landlord under this Lease, or fails to promptly commence and thereafter diligently pursue to
completion any Landlord obligations under this Lease, Tenant shall have the right of self-help to perform such repairs or maintenance, on seven (7) days’ notice (or, in case of an emergency, on notice reasonable under the circumstances to
Landlord; which notice may be given after Tenant undertakes the repairs depending on the severity of the emergency). In the event Tenant so undertakes such repairs, Landlord shall promptly reimburse Tenant for all reasonable expenses incurred by
Tenant in connection therewith. Upon a monetary default by Landlord, the amount due Tenant shall bear interest at the Prime Rate plus 2.5%, which amount Tenant may offset against rents coming due under this Lease. 

 

	21.	REMEDIES UPON DEFAULT 

 Upon the
occurrence of any Event of Tenant Default, Landlord shall have the option to pursue without any notice or demand whatsoever remedies (i) or (ii) and (iii) as follows: (i) terminate this Lease, in which event Tenant shall
immediately surrender the Premises to Landlord and if Tenant fails to do so, Landlord may without prejudice to any other remedy which it may have for possession or arrearages in rent, enter upon and take possession of the Premises and expel or
remove Tenant and any other person who may be occupying said Premises or any part thereof without being liable for prosecution or any claim of damages therefor; Tenant hereby agreeing to pay to Landlord on demand the amount of all loss and damage
which Landlord may suffer by reason of such termination, whether through inability to relet the Premises on satisfactory terms or otherwise; or (ii) terminate Tenant’s right of possession (but not this Lease) and enter upon and take
possession of the Premises and expel or remove Tenant and any other person who may be occupying said Premises or any part thereof, by entry, dispossessory suit or otherwise, without thereby releasing Tenant from any liability hereunder, without
terminating this Lease, and without being liable for prosecution of any claim or damages therefor and, if Landlord so elects, make such alterations, redecorations and repairs as, in Landlord’s reasonable judgment, may be necessary to relet the
Premises, and Landlord shall use commercially reasonable efforts to relet the Premises or any portion thereof in Landlord’s or Tenant’s name, but for the account of Tenant, for such term or terms (which may be for a term extending beyond
the term of this Lease) and at such rental or rentals and upon such other terms as Landlord may deem advisable, with or without advertisement, and by private negotiations, and receive the rent therefor, Tenant hereby agreeing to pay to Landlord the
deficiency, if any, between all rent reserved hereunder and the total rental applicable to the Lease Term hereof obtained by Landlord re-letting, and Tenant shall 

  
 12 

 
be liable for Landlord’s reasonable expenses in re-decorating and restoring the Premises and all costs incident to such re-letting, including broker’s commissions and lease assumptions,
and in no event shall Tenant be entitled to any rentals received by Landlord in excess of the amounts due by Tenant hereunder, and (iii) enter upon the Premises without being liable for prosecution or any claim of damages therefor, and do
whatever Tenant is obligated to do under the terms of this Lease; and Tenant agrees to reimburse Landlord on demand for any expenses including, without limitation, reasonable attorneys’ fees which Landlord may incur in thus effecting compliance
with Tenant’s obligations under this Lease and Tenant further agrees that Landlord shall not be liable for any damages resulting to Tenant from such action, whether caused by negligence of Landlord or otherwise. 

If this Lease is terminated by Landlord as a result of the occurrence of any Event of Tenant Default, Landlord may declare to be due and payable
immediately, the present value (calculated with a discount factor of the Prime Lending Rate plus two and one-half percent [2.5%] per annum) of the difference between (x) the entire amount of rent and other charges and assessments which would
become due and payable during the remainder of the Lease term determined as though this Lease had not been terminated (including, but not limited to, increases in rent pursuant to Article 6 hereof), and (y) the then fair market rental value of
the Premises for the remainder of the Lease term. Upon the acceleration of such amounts, Tenant agrees to pay the same at once, together with all rent and other charges and assessments theretofore due, at Landlord’s address as provided herein,
it being agreed that such payment shall not constitute a penalty or forfeiture but shall constitute liquidated damages for Tenant’s failure to comply with the terms and provisions of this Lease (Landlord and Tenant agreeing that Landlord’s
actual damages in such event are impossible to ascertain and that the amount set forth above is a reasonable estimate thereof). 
 Pursuit of
any of the foregoing remedies shall not preclude pursuit of any other remedy herein provided or any other remedy provided by law or at equity, nor shall pursuit of any remedy herein provided constitute an election of remedies thereby excluding the
later election of an alternate remedy, or a forfeiture or waiver of any rental or other charges and assessments payable by Tenant and due to Landlord hereunder or of any damages accruing to Landlord by reason of violation of any of the terms,
covenants, warranties and provisions herein contained. No reentry or taking possession of the Premises by Landlord or any other action taken by or on behalf of Landlord shall be construed to be an acceptance of a surrender of this Lease or an
election by Landlord to terminate this Lease unless written notice of such intention is given to Tenant. Forbearance by Landlord to enforce one or more of the remedies herein provided upon an event of default shall not be deemed or construed to
constitute a waiver of such default. In determining the amount of loss or damage which Landlord may suffer by reason of termination of this Lease or the deficiency arising by reason of any reletting of

  
 13 

 
the Premises by Landlord as above provided, allowance shall be made for the expense of repossession. 
  

	22.	EXTERIOR SIGNS 

 Tenant may erect
and maintain signs on or about the Premises provided that any and all signs placed on the Premises by Tenant shall be maintained in compliance with rules and regulations governing such signs, and Tenant shall be responsible to Landlord for any
damage caused by installation, use or maintenance of said signs. Tenant, upon the expiration of this Lease and any extension or renewal thereof, shall remove such signs and agrees upon removal of said signs to repair all damage incident to such
removal. 
  

	23.	ENTRY FOR CARDING, ETC. 

 Landlord
may card the Premises For Rent” or “For Sale” one hundred eighty (180) days before the termination of this Lease. Provided Landlord takes reasonable steps to minimize interference with Tenant’s enjoyment and use of the
Premises, Landlord may enter the Premises at reasonable hours upon prior reasonable notice to Tenant to exhibit same to prospective purchasers or, during the last year of the term only, to tenants and to make repairs required of Landlord under the
terms hereof. 
  

	24.	INTENTIONALLY OMITTED 

  

	25.	LOAN DEED 

 Landlord shall have the
right to place a deed to secure debt against the Premises as security for a loan to be obtained by Landlord (a “Deed to Secure Debt”). Tenant agrees that if it sends a notice of Landlord’s default under any of the terms of this Lease
to Landlord that Tenant will also send a copy of any such notice to the holder of the Deed to Secure Debt of which it has notice of (a “Lender”), and in the event any notice specifies some default on the part of Landlord, Tenant agrees to
afford the holder of the Deed to Secure Debt the same amount of time to effect a cure of such default for and on behalf of Landlord, and such time period shall run concurrently with Landlord’s time period to cure the default. Within ten
(10) business days after written request from Landlord, Tenant shall execute, acknowledge and deliver to Landlord a statement in writing (i) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating
the nature of such modification and certifying that this Lease, as so modified, is in full force and effect), the dates to which rental and any other charges payable by Tenant hereunder are paid in advance, if any, (ii) acknowledging that there
are not, to Tenant’s knowledge, any uncured defaults on the part of the Landlord hereunder (or specifying such defaults if any are claimed), and (iii) in case of a transfer of Landlord’s interest, attorning to the transferee. Tenant
hereby acknowledges that prospective lending agencies or transferees may rely on the statement. 
 Tenant shall subordinate this
Lease to any first priority Deed to Secure Debt which hereinafter encumbers Landlord’s interest in the Premises, and to all renewals, modifications, consolidations, replacements and extensions thereof, provided such subordination shall only be
effective upon execution by Tenant, Landlord and such 

  
 14 

 
Lender of a subordination, non-disturbance and attornment agreement (a “SNDA”) in a commercially reasonable form acceptable to Tenant, Landlord and such Lender. As of the date of this
Lease, there is no Deed to Secure Debt encumbering the Landlord’s interest in the Premises. If any Lender so elects, this Lease and the interest of Tenant hereunder shall be deemed to be superior to any such Deed to Secure Debt whether this
Lease was executed before or after such instrument, and in that event, such Lender shall have the same rights with respect to this Lease as if it had been executed and delivered prior to the execution and delivery of such Deed to Secure Debt and had
been assigned to such Lender. In confirmation of any election by the Lender to make this Lease superior to the Deed to Secure Debt, Tenant shall, at Landlord’s reasonable request, execute any certificate or instrument evidencing such priority.
In the event of the enforcement by the Lender under any such Deed to Secure Debt of the remedies provided for by law or by such Deed to Secure Debt, Tenant will, upon request of any person or party succeeding to the interest of Landlord as a result
of such enforcement, automatically become the Tenant of such successor-in-interest without change in the terms or other provisions of this Lease. Any SNDA will provide in substance that (a) so long as no Event of Tenant Default shall be
continuing under this Lease, no action to foreclose the Deed to Secure Debt shall terminate this Lease or invalidate or constitute a breach of any of the terms or conditions hereof, (b) Tenant will attorn to the purchaser at any foreclosure
sale or the grantee in any conveyance in lieu of foreclosure as Landlord of the Premises, (c) Tenant will, upon written request of such purchaser or grantee, execute such reasonable additional instruments as may be necessary or appropriate to
evidence such attornment, and (d) so long as no Event of Tenant Default shall be continuing under this Lease, Tenant’s right to possession and enjoyment of the Premises shall be and remain undisturbed and unaffected by such Lender or by
any foreclosure proceedings thereunder. 
 Landlord agrees that, upon execution of this Lease and from time to time thereafter,
as reasonably required by Tenant, Landlord shall promptly deliver to Tenant a statement in the form attached hereto as Exhibit “C”. 
  

	26.	MEMORANDUM OF LEASE 

 Tenant may
record a memorandum of this Lease that Landlord will join in signing. 
  

	27.	HOLDING OVER 

 If Tenant remains in
possession of the Premises after the expiration of the term hereof, with Landlord’s acquiescence and without any express agreement of parties, Tenant shall be a tenant at will at the rental rate which is in effect at end of this Lease; and
there shall be no renewal of this Lease by operation of law. If Tenant remains in possession of the Premises after expiration of the term hereof without Landlord’s acquiescence, then Tenant shall be a tenant at sufferance and, commencing on the
date following the date of such expiration, the Monthly Rent payable under Paragraph 3 above shall, for each month or fraction thereof during which Tenant so remains in possession, be 125% of the Monthly Rent otherwise payable under Paragraph 3
above. 

  
 15 

	28.	ATTORNEYS’ FEES AND HOMESTEAD 

If any suit or action shall be brought to recover any rental, and/or other amounts due, under this Lease, to enforce or interpret any of the terms,
covenants or conditions of this Lease, or for the recovery of possession of the Premises, the prevailing party shall be entitled to recover from the other party, as part of the prevailing party’s costs, court costs and reasonable
attorneys’ fees and expenses, the amount of which shall be fixed by the court and shall be made a part of any judgment rendered. Tenant waives all homestead rights and exemptions which he may have under any law as against any obligation owing
under this Lease. 
  

	29.	RIGHTS CUMULATIVE 

 All rights,
powers and privileges conferred hereunder upon parties hereto shall be cumulative and not restrictive of those given by law. 
  

	30.	WAIVER OF RIGHTS 

 No failure of
either party to exercise any power given such party hereunder, or to insist upon strict compliance by the other party of its obligations hereunder and no custom or practice of the parties at variance with the terms hereof shall constitute a waiver
by such party of its right to demand exact compliance with the terms hereof. 
  

	31.	DISCLOSURE OF OWNERSHIP 

 The owner
of the Premises is First Fulton Associates, whose address is 4920 North Royal Atlanta Drive, Tucker, Georgia 30084. Service of process and demands and notices as to the Landlord shall be made on John W. Rooker, whose address is 4920 North Royal
Atlanta Drive, Tucker, Georgia. 
  

	32.	HAZARDOUS MATERIALS 

 The following
terms shall have the following meanings herein: 
  

	(a)	 “Environmental Laws” means any current or future legal requirement of any Governmental Authority pertaining to (a) the protection of
health, safety, and the environment, (b) the conservation, management, or use of natural resources or wildlife, (c) the protection or use of surface water and groundwater, (d) the management, manufacture, possession, presence, use,
generation, transportation, treatment, storage, disposal, release, threatened release, abatement, removal, remediation or handling of, or exposure to, any hazardous or toxic substance or material and includes, without limitation, the Comprehensive
Environmental Response, Compensation, and Liability Act of 1980, as amended by the Superfund Amendments and Reauthorization Act of 1986, 42 U.S.C. 9601 et seq., Solid Waste Disposal Act, as amended by the Resource Conservation and Recovery Act of
1976 and Hazardous and Solid Waste Amendment of 1984, 42 U.S.C. 6901 et seq., Federal Water Pollution Control Act, as amended by the Clean Water Act of 1977, 33 U.S.C. 1251 et seq., Clean Air Act of 1966, as amended, 42 U.S.C. 7401 et seq., Toxic
Substances Control Act of 1976, 15 U.S.C. 2601 et seq., Hazardous Materials Transportation Act, 49 U.S.C. 49 U.S.C. App. 1801 et seq., Occupational Safety 

  
 16 

	 	 
and Health Act of 1970, as amended, 29 U.S.C. 651 et seq., Oil Pollution Control of 1990, 33 U.S.C. 2701 et seq., Emergency Planning and Community Right-to-Know Act of 1986, 42 U.S.C. 11001 et
seq., National Environmental Policy Act of 1969, 42 U.S.C. 4321 et seq., Safe Drinking Water Act of 1974, as amended, 42 U.S.C. 300(f) et seq., any analogous implementing or successor law, and any amendment, rule, regulation, order, or directive
issued thereunder. 

  

	(b)	“Current Environmental Claim” means any investigation, written notice, violation, written demand, written allegation, action, suit, injunction, judgment,
order, consent decree, penalty, fine, lien, proceeding, or written claim whether administrative, judicial, or private in nature arising from Tenant’s activities during Tenant’s actual occupation of the Premises or events, to the extent
within the control of Tenant, or its employees, agents or contractors, which occur on the Premises during Tenant’s occupancy of the Premises arising (a) pursuant to or in connection with an actual or alleged violation of any Environmental
Law by Tenant (b) in connection with any Hazardous Material actually used by Tenant on or at the Premises (c) from any assessment, abatement, removal, remedial, corrective, or other response action required by any Environmental Law or
other order of a Governmental Authority in connection with (a) or (b) of this paragraph only, or (d) from any actual or alleged damage, injury, threat, or harm to health, safety, natural resources, or the environment in connection
with (a) or (b) of this paragraph only. 

  

	(c)	“Unrelated Current Environmental Claim” means any investigation, written notice, violation, written demand, written allegation, action, suit, injunction,
judgment, order, consent decree, penalty, fine, lien, proceeding, or written claim whether administrative, judicial, or private in nature arising from any activities other than Tenant’s (or its agent’s, employee’s or
contractor’s) on the Premises, and any surrounding facilities and/or land owned by Landlord, or events which occur on the Premises, and any surrounding facilities and/or land owned by Landlord which are unrelated to Tenant’s occupancy of
the Premises and arising (a) pursuant to or in connection with an actual or alleged violation of any Environmental Law by any person or entity other than Tenant (or its agents, employees or contractors) (b) in connection with any Hazardous
Material actually used by any person or entity other than Tenant (or its agents, employees or contractors) on or at the Premises, and any surrounding facilities and/or land owned by Landlord (c) from any assessment, abatement, removal,
remedial, corrective, or other response action required by any Environmental Law or other order of a Governmental Authority in connection with (a) or (b) of this paragraph, or (d) from any actual or alleged damage, injury, threat, or
harm to health, safety, natural resources, or the environment in connection with (a) or (b) of this paragraph. 

  

	(d)	 “Prior Environmental Claim” means any investigation, written notice, violation, written demand, written allegation, action, suit, injunction,
judgment, order, consent decree, penalty, fine, lien, proceeding, or written claim whether administrative, judicial, or private in nature from activities or events taking place

  
 17 

	 	 
prior to Tenant’s actual occupancy of the Premises arising (a) pursuant to or in connection with an actual or alleged violation of any Environmental Law by Lessor, any prior tenant or
any third party (b) in connection with any Hazardous Material used by Lessor, any prior tenant or any third party on or at the Premises, and any surrounding facilities and/or land owned by Landlord (c) from any assessment, abatement,
removal, remedial, corrective, or other response action required by any Environmental Law or other order of a Governmental Authority in connection with (a) or (b) of this paragraph, or (d) from any actual or alleged damage, injury,
threat, or harm to health, safety, natural resources, or the environment in connection with (a) or (b) of this paragraph. 

  

	(e)	“Subsequent Environmental Claim” means any investigation, written notice, violation, written demand, written allegation, action, suit, injunction, judgment,
order, consent decree, penalty, fine, lien, proceeding, or written claim whether administrative, judicial, or private in nature from activities or events taking place subsequent to Tenant’s actual occupancy of the Premises and arising
(a) pursuant to or in connection with an actual or alleged violation of any Environmental Law by Lessor, any subsequent tenant or subtenant or any third party (b) in connection with any Hazardous Material used by Lessor, any subsequent
tenant or subtenant or any third party on or at the Premises, (c) from any assessment, abatement, removal, remedial, corrective, or other response action required by any Environmental Law or other order of a Governmental Authority in connection
with (a) or (b) of this paragraph, or (d) from any actual or alleged damage, injury, threat, or harm to health, safety, natural resources, or the environment in connection with (a) or (b) of this paragraph.

  

	(f)	“Governmental Authority” shall mean any agency, board, bureau, commission, department or body of any municipal, county, state or federal government unit, or
any subdivision thereof. 

  

	(g)	“Hazardous Materials” means any substance, material or waste defined as toxic or hazardous or regulated in or under any Environmental Laws.

  

	(h)	Substantive obligations: 

 i.
Tenant shall not cause or permit any materials regulated under the Environmental Laws to be generated, manufactured, transported, treated, stored, disposed of, handled, processed, produced or released on the Premises except in substantial compliance
with all applicable Environmental Laws. Tenant shall not introduce any Hazardous Material onto the Premises, except as may be customarily used in connection with the Permitted Use. 

ii. Tenant shall promptly notify Landlord of any Current Environmental Claim Tenant receives from any Governmental Authority or private
entity. 
 iii. Upon reasonable notice and during normal business hours, Landlord and Landlord’s agents and employees shall
have the right, but not the 

  
 18 

 
obligation, to enter and inspect the Premises to determine Tenant’s compliance with this Paragraph 30. Landlord and Landlord’s agent may conduct such environmental tests of the Premises
only in accordance with the following conditions: (1) Landlord and Landlord’s agent give reasonable advance notice to Tenant of the nature, scope or duration and location of any environmental tests to be performed; (2) Landlord and
Landlord’s agent conducts such tests in accordance with applicable testing protocols contained in any Environmental Laws; (3) Landlord and Landlord’s agent permits Tenant and/or its designated representative to attend and/ or
participate in all such environmental tests; (4) Landlord and/or Landlord’s agent conduct no environmental tests of any of Tenant’s personal property (including but not limited to any machinery, inventory, or supplies located at the
Premises) and (5) Landlord and/or Landlord’s agent conduct any such environmental tests at its or their sole expense. 

iv. If any Current Environmental Claim gives rise to liability under any Environmental Law that requires remediation, Tenant shall
promptly take any and all action required by the Environmental Laws. 
 v. Tenant shall indemnify, defend and hold harmless
Landlord from all claims, judgments, causes of action, damages, costs, fines, penalties, liability, losses, expenses (including but not limited to actual reasonable attorneys’ fees and costs, actual reasonable engineering fees and actual
reasonable environmental consulting fees) arising from or attributable to any Current Environmental Claim, provided that Landlord (I) promptly notifies Tenant in writing of such claim, (ii) provides reasonable and timely assistance,
information and authority and cooperates fully in Tenant’s defense of such claim and/or settlement thereof, and (iii) permits Tenant to control the defense and/or settlement thereof. In the event a conflict of interest exists which, under
the applicable canons of ethics, would prevent counsel for Tenant from jointly representing and/or defending Landlord and Tenant, Tenant shall reimburse Landlord for its reasonable costs and expenses of defending any such claim, (including but not
limited to actual reasonable attorneys’ fees and costs, actual reasonable engineering fees and actual reasonable environmental consulting fees). 
 vi. Landlord shall indemnify, defend and hold harmless Tenant from all claims, judgments, causes of action, damages, costs, fines, penalties, liability, losses, expenses (including but not limited to
actual reasonable attorneys’ fees and costs, actual reasonable engineering fees and actual reasonable environmental consulting fees) arising from or attributable to any Unrelated Current Environmental Claim, Prior Environmental Claim or
Subsequent Environmental Claim, provided that Tenant (I) promptly notifies Landlord in writing of such claim, (ii) provides reasonable and timely assistance, information and authority and cooperates fully in Landlord’s defense of such
claim and/or settlement thereof, and (iii) permits Landlord to control the defense and/or settlement thereof. In the event a conflict of interest exists which, under the applicable canons of ethics, would prevent counsel for landlord from
jointly representing and/or defending Landlord and Tenant, Landlord shall reimburse Tenant for its reasonable costs and expenses of defending any such claim, (including but not limited to actual reasonable attorneys’ fees and costs, actual
reasonable engineering fees and actual reasonable environmental consulting fees). 

  
 19 

 I. Within five (5) days after the date of this Lease, Landlord shall deliver to Tenant a Phase I
Environmental Assessment Report (the “Phase I”) for the Land certified to Tenant as of a date no earlier than thirty (30) days prior to the date of this Lease. Tenant may, based on the results of the Phase I, elect to terminate this
Lease by providing Landlord written notice within ten (10) business days after Tenant’s receipt of the Phase I, if Tenant does not terminate this Lease as a result of its review of the Phase I, Landlord shall provide Tenant with an updated
Phase I re-certified to Tenant as of a date no earlier than November 15, 2001 (the “Updated Phase I”), and if the Updated Phase I shows material adverse changes in the environmental condition of the Premises as compared to the results
of the Phase I, Tenant may, by providing written notice to Landlord, compel Landlord to remediate the environmental condition of the Premises to the reasonable satisfaction of Tenant. If Landlord fails to remediate the environmental condition of the
Premises to the reasonable satisfaction of Tenant within thirty (30) days after the date of Tenant’s notice, Tenant shall thereafter have the right to terminate this Lease by providing written notice to Landlord. 

 

	33.	TIME OF ESSENCE 

 Time is of the
essence of this Lease. 
  

	34.	DEFINITIONS 

 “Landlord”
as used in this Lease shall include first party, its heirs, representatives, assigns and successors in title to the Premises. “Tenant” shall include second party, and if this Lease shall be validly assigned or sublet, shall include also
Tenant’s assignees or sublessees, as to the Premises covered by such assignment or sublease. “Agent” shall include third party, his successors, assigns, heirs and representatives. “Landlord”, “Tenant”, and
“Agent” include male and female, singular and plural, corporation, partnership or individual, as may fit the particular parties. 
  

	35.	REMOVAL OF LEASEHOLD IMPROVEMENTS 

All improvements to the Premises performed by Tenant during the term of this Lease and all Initial Improvements, at Landlord’s option, shall be
removed within fifteen (15) days after the termination of this Lease at Tenant’s expense. 
  

	36.	PROMPT PAYMENTS 

Any payment of Monthly Rent or any payment of additional rent not received by Landlord by the tenth (10th) day after the date due shall bear a handling fee of five
percent (5%) of the amount due to cover expenses incurred by Landlord such as bookkeeping, personnel, processing and other costs not contemplated hereunder and incapable of exact computation; provided that with respect to the first (1st) payment in any given calendar year that is more than ten
(10) business days past due, Landlord shall first provide Tenant with notice that the payment at issue is then-due and Tenant shall thereafter have five (5) days to make such payment before being responsible for the handling fee. Landlord
and Tenant agree that said fee represents a fair and reasonable estimate of Landlord’s expenses. Upon the failure of Tenant to paid said handling fee, after a notice in writing from Landlord, or Landlord’s agent, or Landlord’s
managing agent, within five (5) days after receipt of such notice, such failure shall 

  
 20 

 
constitute an act of default under the provisions of Paragraph 19 of this Lease. The postmark of the United States Postal Service shall be evidence of the date of mailing. The handling fee shall
be in addition to the remedies available to Landlord pursuant to Paragraph 21 and shall in no way be construed to limit those remedies. 
  

	37.	RENEWAL OPTIONS 

 Tenant shall have
the option to renew this Lease, provided Tenant is in compliance with all terms of this Lease, for two (2) additional terms of five (5) years each, commencing upon the expiration of the initial term or the first additional term, as the
case may be, with not less than one hundred eighty (180) days prior written notice to Landlord of Tenant’s intent to exercise this option. The option rates to be agreed upon by the parties are to be the then-current market rate for
properties similar to the Premises in Coweta County’s industrial market (“Current Market Rate”); provided that if in the opinion of the appraiser(s) Coweta County’s industrial market is not sufficiently large enough for the
appraiser(s) to determine an equitable Current Market Rate for the Premises, the appraiser(s) may expand the market they are taking into account when determining the Current Market Rate to include as many neighboring communities as may be necessary
to equitably determine the Current Market Rate. 
 In the event of the failure of the parties to agree as to Current Market Rate
by sixty (60) days after Tenant provides Landlord with written notice of its intent to exercise this option (the “Negotiation Period”), such dispute shall be determined by arbitration as herein provided. Landlord and Tenant, within
twenty (20) business days after expiration of the Negotiation Period shall each simultaneously submit to the other, in a sealed envelope, its good faith estimate of the Current Market Rate (collectively referred to as the
“Estimates”). If the higher of such Estimates is not more than one hundred seven percent (107%) of the lower of such Estimates, then the Current Market Rate shall be the average of the two Estimates. If the Current Market Rate is not
so resolved pursuant to the preceding sentence, Landlord and Tenant, within twenty (20) business days after the exchange of Estimates, shall each select an appraiser to determine which of the two Estimates most closely reflects the Current
Market Rate. Each appraiser selected pursuant to this Paragraph 37 shall be certified as an MAI appraiser and shall have had at least five (5) years experience within the previous ten (10) years as a real estate appraiser working in the
Coweta County, Georgia industrial market, with working knowledge of current rental rates and market practices. For purposes of this Lease, an “MAI” appraiser means an individual who holds an MAI designation conferred by, and is an
independent member of, the American Appraisal Institute (or its successor organization, or in the event there is no successor organization, the organization and designation most similar) and who is not affiliated with Landlord or Tenant. Upon
selection, Landlord’s and Tenant’s appraisers shall work together in good faith to agree upon which of the two Estimates most closely reflects the subject Current Market Rate, The Estimate chosen by such appraisers shall be binding on both
Landlord and Tenant as the base rent rate for such renewal option period. If either Landlord or Tenant fails to appoint an appraiser within the twenty (20) business day period referred to above, the appraiser appointed by the other party shall
be the sole appraiser for the purposes hereof. If the two appraisers cannot agree upon which of the two Estimates most 

  
 21 

 
closely reflects the Current Market Rate within twenty (20) days after their appointment, then, within ten (10) days after the expiration of such twenty (20) day period, the two
(2) appraisers shall select a third appraiser meeting the aforementioned criteria (or, if such two appraisers are unable to select a third appraiser, such selection shall be made by the President of the Atlanta chapter of BOMA). Once the third
appraiser has been selected as provided for above, then, as soon thereafter as practicable but in any case within fourteen (14) days, the appraiser shall make his determination of which of the two Estimates most closely reflects the Current
Market Rate and such appraiser shall not select anything other than one of the two Estimates from Landlord and Tenant and such Estimate shall be binding on both Landlord and Tenant as the Current Market Rate. If the third appraiser believes that
expert advice would materially assist him/her, such appraiser may retain one or more qualified persons, to provide such expert advice. The party whose Estimate is not selected as the Current Market Rate shall pay the costs of the third appraiser and
of any experts retained by the third appraiser. Any fees of any appraiser, counsel or experts engaged directly by Landlord or Tenant, however, shall be borne by the party retaining such appraiser, counsel or expert. 

 

	38.	GUARANTY OF LANDLORD’S OBLIGATION 

 As a condition precedent to all obligations of Tenant under this Lease, Landlord shall have delivered to Tenant a guaranty in the form attached hereto as Exhibit “D” executed by John W.
Rooker & Associates, Inc. (the “Landlord Guaranty”). 
  

	39.	INTENTIONALLY OMITTED 

  

	40.	PURCHASE OPTION 

 Landlord hereby
grants to Tenant a right to purchase the Premises at any time prior to the Commencement Date in accordance with the provisions of the Purchase Addendum attached hereto and incorporated herein. 

 

	41.	TERMINATION RIGHTS 

Notwithstanding anything in this Lease to the contrary, and in addition to all other express termination rights granted to Tenant under this Lease, Tenant
shall have the option to terminate this Lease in its entirety as follows: 
 (i) effective upon five (5) days’ written
notice to Landlord in the event that Landlord does not acquire fee simple title to the Land by July 1, 2001; or 
 (ii)
effective upon five (5) days’ written notice to Landlord in the event Landlord has not substantially commenced construction of the Premises on or before August 1, 2001; or 

(iii) effective as of the last day of the one hundred twentieth (120th) month after the Commencement Date (the “Early Termination
Date”); provided that Tenant provides Landlord with written notice of its election to so terminate not later than the last day of the one hundred eighty (108th) month after the Commencement Date. Exercise of the 

  
 22 

 
foregoing right to terminate shall not affect Tenant’s obligation to pay Monthly Rent from and after such election to terminate through and including the Early Termination Date. 

In the event that Tenant terminates this Lease pursuant to either (i) or (ii) above, Landlord shall remain liable to Tenant for
all costs and expenses incurred by Tenant in connection with this Lease as more explicitly set forth in the Landlord Guaranty (as hereinafter defined). 
 In the event that Tenant terminates this Lease pursuant to (iii) above, Tenant shall pay to Landlord a termination fee equal to eighteen (18) months of Monthly Rent in effect at the time Tenant
sends its notice to terminate, and if Landlord has built the Expansion (as defined in the Expansion Addendum attached hereto), Tenant shall also pay Landlord all of Landlord’s unamortized costs as of the Early Termination Date with respect to
the Expansion (collectively [if applicable], the “Termination Payment”). The Termination Payment shall be paid to Landlord not later than the Early Termination Date. 

 

	42.	NOTICES 

 Any formal notices which
any party may or must give to any other party under this Lease shall be in writing and shall be sent either by (i) certified or registered mail, (in which case notice shall be deemed given three (3) business days after the date the notice
was deposited in the U.S. Mail with postage prepaid) or (ii) nationally recognized overnight delivery service (in which case notice shall be deemed given one (1) business day after deposit with, and payment to, such service) or
(iii) facsimile (in which case notice shall be deemed given upon transmission of the facsimile with a confirmation that the facsimile was received), provided a copy of such facsimile notice is deposited with the U.S. Mail (with postage paid) no
later than the next business day after transmission of the facsimile, in any case to the following: 

LANDLORD: 
 4920 North Royal Atlanta Drive 
 Tucker, Georgia 30084 

Facsimile:(770) 491-1387 
 Attn: Mr. Daniel B. Pattillo 
 TENANT: 

700 East Butterfield Road, Suite 250 

Lombard, Illinois 60148 
 Facsimile: (630) 678-8135 
 Attn: General Counsel 

with a copy to: 

  
 23 

 Mayer, Brown & Platt 

190 S. LaSalle Street, Suite 3100 

Chicago, Illinois, 60603 
 Facsimile: (312) 706-8219 
 Attn: Frederick B. Thomas, Esq.

  

	43.	PROTECTIVE COVENANTS 

 The
Protective Covenants set forth in Exhibit “B” attached hereto are hereby made a part of this Lease. Landlord represents and warrants that the Premises were constructed in accordance with and, as of the effective date of this Lease, comply
with the Protective Covenants. Tenant acknowledges and agrees that it will comply with the terms of the Protective Covenants applicable to the use and operation of the Premises. 

 

	44.	QUIET ENJOYMENT 

 So long as no
Event of Tenant Default is continuing under this Lease, Landlord shall not disturb Tenant’s peaceful and quiet enjoyment of the Premises subject to the terms of this Lease. 

 

	45.	SPECIAL STIPULATIONS 

 In so far as
the following stipulations conflict with any of the foregoing provisions, the following shall control: 
 A. This Lease together with the
Exhibits and Addenda attached hereto contains the entire agreement of the parties hereto and no representations, inducements, promises or agreements, oral or otherwise, between the parties not embodied herein, shall be of any force or effect.

 B. Neither party shall be deemed in default for failure to perform any of the terms, covenants and conditions of this Lease or the
Construction Addendum on such party’s part to be performed, if such failure is due in whole or in part to any strike, lockout, labor dispute (whether legal or illegal), civil disorder, failure of power, restrictive governmental laws and
regulations, riots, insurrections, war, fuel shortages, accidents, casualties, Acts of God, acts caused directly or indirectly by the other party, the other party’s agents, employees or invitees (any such event be deemed a “Force Majeure
Event” for purposes of this Lease). 
  

	46.	TEMPORARY SECURITY DEPOSIT 

 Promptly after Tenant receives from Landlord a signed copy of this Lease, Tenant shall post with Landlord the amount of $60,278.00 to be held by Landlord as a temporary security deposit for Tenant’s
performance of its obligations under this Lease. Landlord shall apply such security deposit to the payment of the first
(1st) installment of Monthly Rent due under this
Lease. 
 IN WITNESS WHEREOF, the parties herein have hereunto set their hands and seals the day and year first above written.

  
 24 

 
			
	LANDLORD:
	
	FIRST FULTON ASSOCIATES
	
	By 1998 Augustus Partners, LP, Managing General Partner
	
	By 1998 Winston Management Company, LLC, General Partner
		
	By:	 	 /S/    JOHN W.
ROOKER

	Title:	 	Member
		
	By:	 	 /S/    CYNTHIA W.
ROOKER

	Title:	 	Member
	
	TENANT:
	
	UNITED STATES CAN COMPANY
		
	By:	 	 /S/    VICE
PRESIDENT

	Title:	 	 Vice President

  
 25 

 STATE OF GEORGIA 
 COUNTY OF COWETA 
 FIRST AMENDMENT TO LEASE AGREEMENT

 THIS FIRST AMENDMENT TO LEASE AGREEMENT (the “First Amendment”)is made as of
this 14th day of August, 2001, by and between First Fulton
Associates (hereinafter referred to as “Landlord”) and United States Can Company (hereinafter referred to as “Tenant”). 
 W I T N E S S E T H: 
 WHEREAS, Landlord and Tenant have
previously entered into a Lease Agreement (the “Lease”) dated June 15, 2001, covering premises consisting of approximately 185,122 usable square feet of office/warehouse/manufacturing space together with sixteen (16) acres of
land located in Coweta County, Georgia (the “Premises”), which Lease is fully incorporated herein and made a part hereof by reference; and 
 WHEREAS, Landlord and Tenant have mutually agreed to amend the Lease to provide that the term of the Lease shall be more specifically and accurately stated; 

NOW, THEREFORE, in consideration of the foregoing premises and the mutual covenants and agreements recited hereinafter, it is
agreed as follows: 
 1. 
 Terms used herein which are defined in the Lease shall have the same meaning ascribed to them in the Lease. 
 2. 
 Article 40 – Purchase Option of the Lease is deleted. 

3. 

Except as modified hereby, all terms and conditions of the Lease shall continue in full force and effect, and Landlord and Tenant hereby
ratify and confirm the Lease, as amended hereby. As of the date of this First Amendment; Landlord and Tenant acknowledge each to the 

  
 1 

 
  

First Amendment to Lease Agreement 

			
	Tenant:	 	United States Can Company
	Landlord:	 	First Fulton Associates

 
other that, to the best of their knowledge, no default exists under the Lease. 
 5. 
 This First Amendment to Lease shall bind and inure to the benefit of
Landlord and Tenant and their respective permitted successors and assigns under the Lease. 
 6. 

This First Amendment is a Georgia contract and shall be interpreted, construed and enforced under the laws of the State of Georgia.

 IN WITNESS WHEREOF, Landlord and Tenant have executed this First Amendment to Lease Agreement under seal as of the
date first above written. 
  

							
	Signed, sealed and delivered as to	 		 	LANDLORD:
	Landlord on this 28 day of August,	 		 	FIRST FULTON ASSOCIATES
	 2001, in the presence of:
	 		 		 	
		 		 	BY:	 	1998 Augustus Partners, L.P.,
	 /S/    LAURA
JENKINS
	 		 		 	    General Partner
	 	 	BY:	 	  
 2001 Winston Management Company, LLC,

	 Laura Jenkins
	 		 		 	    General Partner
	Witness	 		 		 	
		 		 	BY:	 	 /S/    JOHN W.
ROOKER

	 /S/    NOTARY PUBLIC
	 		 		 	John W. Rooker, Member
	Notary Public	 		 		 	
		 		 		 	
	

	 		 	By:	 	 /S/    CYNTHIA W.
ROOKER

		 		 		 	Cynthia W. Rooker, Member
	Commission Expires:
                                    	 		 		 	
	Date Signed: 8-28-01	 		 		 	
			
	Signed, sealed and delivered as to	 		 	TENANT:
	Landlord on this 14th day of August,	 		 	UNITED STATES CAN COMPANY
	 2001, in the presence of:
	 		 		 	
		 		 	By:	 	 /S/    JOHN
WORKMAN

	 /S/    SARAH HOWARD
	 		 	Title:	 	 EVP and CFO

	 Sarah Howard
	 		 	  

	Witness	 		 		 	
				
	 /S/    MICHELLE GREAVES
	 		 		 	(CORPORATE SEAL)
	 Michelle Greaves
	 		 		 	
	Notary Public	 		 		 	
				
	Commission Expires: 7/2/03	 		 		 	

				
	Date Signed: 8/14/01	 		 		 	

  
 2 

 
  

First Amendment to Lease Agreement 

			
	Tenant:	 	United States Can Company
	Landlord:	 	First Fulton Associates

 STATE OF GEORGIA 
 COUNTY OF COWETA 
 SECOND AMENDMENT TO LEASE AGREEMENT

 THIS SECOND AMENDMENT TO LEASE AGREEMENT (the “Second Amendment”) is made as of
this 12th day of February 2002, by and between First
Fulton Associates (hereinafter referred to as “Landlord”) and United States Can Company (hereinafter referred to as “Tenant”). 
 W I T N E S S E T H: 
 WHEREAS, Landlord and Tenant have
previously entered into a Lease Agreement (the “Lease”) dated June 15, 2001, and First Amendment to Lease dated August 14, 2001, covering premises consisting of approximately 185,122 usable square feet of
office/warehouse/manufacturing space located at 98 Amlajack Boulevard, Newnan, Coweta County, Georgia (the “Premises”), which Lease is fully incorporated herein and made a part hereof by reference; and 

WHEREAS, Landlord and Tenant have mutually agreed to amend the Lease to provide that the terms of the Lease shall be more
specifically and accurately stated; 
 NOW, THEREFORE, in consideration of the foregoing premises and the mutual
covenants and agreements recited hereinafter, it is agreed as follows: 
 1. 

Terms used herein which are defined in the Lease shall have the same meaning ascribed to them in the Lease. 

2. 

Article 14(a) and the first sentence of Article 14(b) of the Lease, “Insurance and 

  
 1 

 
  

Second Amendment to Lease Agreement 

			
	Tenant:	 	United States Can Company
	Landlord:	 	First Fulton Associates

 Waiver”, shall be amended to provide as follows: 

 

	14.	INSURANCE AND WAIVER 

 (a) Throughout the
term of this lease, Landlord shall keep the buildings and all other improvements, including all fixtures but excluding trade fixtures, insured against loss or damage by fire with extended coverage, all such insurance to be in an aggregate amount
which shall not be less than 100 percent (100%) of the full replacement value, without deduction for depreciation, and all such insurance to be carried with such insurance companies and in such form as shall be reasonably satisfactory to
Tenant, and Landlord shall provide Tenant with a certificate of insurance evidencing such coverage, The deductible shall be the responsibility of the Tenant and shall be in an amount not greater than $50,000. Tenant shall be obligated to promptly
reimburse Landlord annually for the premium for this insurance. Tenant’s obligation to reimburse shall be limited to the amount that it would be required to pay to its insurance carrier to obtain similar insurance coverage on the building with
a deductible of $250,000. 
 (b) Through out the term of this lease, Tenant, at Tenant’s own cost and expense shall provide and keep in
force a commercial general business liability insurance policy with an insurance company authorized to do business in the state of Georgia. 
 3. 
 Article 2 of the Lease, “Term”, shall be amended to provide
as follows: 
 The tenant shall have and hold the premises for a term of fifteen 15 years, beginning on January 25, 2002
and ending on January 31, 2017, at midnight, unless sooner terminated as hereinafter provided. 
 4. 

Article 3 of the Lease, “Rental”, shall be amended to provide as follows: 

  
 2 

 
  

Second Amendment to Lease Agreement 

			
	Tenant:	 	United States Can Company
	Landlord:	 	First Fulton Associates

 Beginning on January 25, 2002 through January 31, 2007, monthly rent shall equal
$60,800. From February 1, 2007 and through January 31, 2012, monthly rent shall equal $66,866, product of Monthly rent for month 60 multiplied by 1.0997771. From February 1, 2012 through January 31, 2017, monthly rent shall equal
$71,362, product of Monthly Rent for month 120 multiplied by 1.067248. 
 Monthly Rent shall be paid promptly on the first day
of each month in advance during the term of this lease. 
 5. 

Except as modified hereby, all terms and conditions of the Lease shall continue in full force and effect, and Landlord and Tenant hereby
ratify and confirm the Lease, as amended hereby. As of the date of this Second Amendment; Landlord and Tenant acknowledge each to the other that, to the best of their knowledge, no default exists under the Lease. 

6. 
 This
Second Amendment to Lease shall bind and inure to the benefit of Landlord and Tenant and their respective permitted successors and assigns under the Lease. 
 7. 
 This Second Amendment is a Georgia contract and shall be interpreted,
construed and enforced under the laws of the State of Georgia. 
 IN WITNESS WHEREOF, Landlord and Tenant have executed
this Second Amendment to Lease Agreement under seal as of the date first above written. 
  

			
	Signed, sealed and delivered as	  	LANDLORD:
	Landlord on this 18th day of February	  	FIRST FULTON ASSOCIATES

  
 3 

 
  

Second Amendment to Lease Agreement 

			
	Tenant:	 	United States Can Company
	Landlord:	 	First Fulton Associates

							
	                             
                                         
                          ,	 		 	BY:	 	1998 Augustus Partners, L.P.,
	2001, in the presence of:	 		 		 	    General Partner
				
	 /s/ Witness
	 		 	BY:	 	2001 Winston Management Company, LLC,
	  
	 		 		 	    General Partner
	Witness	 		 		 	
				
	 /s/ Notary Public
	 		 	BY:	 	 /s/ John W. Rooker

	Notary Public	 		 		 	John W. Rooker, Member
				
	

	 		 	By:	 	  
  
 /s/ Cynthia W. Rooker

		 		 		 	Cynthia W. Rooker, Member
	Commission Expires:
                                    	 		 		 	
				
	Date Signed: 2-20-2002	 		 		 	
			
	Signed, sealed and delivered as to	 		 	TENANT:
	Landlord on this 12th day of February,	 		 	UNITED STATES CAN COMPANY
	2001 in the presence of:	 		 		 	
				
	 /s/ Witness
	 		 	By:	 	 /s/ John Workman

	  
	 		 	Title:	 	 Exec V.P. and CFO

	Witness	 		 	  

				
	 /s/ Notary Public
	 		 		 	(CORPORATE SEAL)
	Notary Public	 		 		 	
				
	Commission Expires: 7/2/03	 		 		 	
				
	Date Signed: 2/12/02	 		 		 	

 

 

  
 4 

 
  

Second Amendment to Lease Agreement 

			
	Tenant:	 	United States Can Company
	Landlord:	 	First Fulton Associates

 THIRD AMENDMENT TO LEASE AGREEMENT 

THIS THIRD AMENDMENT TO LEASE AGREEMENT (this “Third Amendment”) is made and entered into as of the
1st day of May, 2010, by and between FIRST FULTON
ASSOCIATES (hereinafter referred to as “Landlord”) and BWAY CORPORATION, a Delaware corporation (hereinafter referred to as “Tenant”). 
 W I T N E S S E T H: 
 WHEREAS,
Landlord and Tenant (as successor-in-interest to Ball Plastic Container Corp., a Colorado corporation, pursuant to that certain Lease Assignment and Assumption Agreement dated October 23, 2009) are parties to that certain Lease Agreement,
having an effective date of June 15, 2001, as amended by that certain First Amendment to Lease Agreement, dated August 14, 2001, and as further amended by that certain Second Amendment to Lease Agreement, dated February 12, 2002
(collectively, the “Lease”) covering premises consisting of approximately 185,122 usable square feet of office/warehouse/manufacturing space (the “Original Space”) located at 98 Amlajack Boulevard, Newnan, Coweta County, Georgia,
which Lease is fully incorporated herein and made a part hereof by reference; 
 WHEREAS, Tenant desires to exercise the
“Expansion Option” set forth in the Expansion Addendum to the Lease; and 
 WHEREAS, the parties desire to make
certain additional changes to the Lease as set forth herein. 
 NOW, THEREFORE, for and in consideration of the sum of TEN AND
NO/100THS DOLLARS ($10.00) and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, and the mutual covenants hereinafter set forth, Landlord and Tenant hereby agree as follows: 

1. Term. Article 2 of the Lease entitled “Term” is hereby amended to provide that the term of the Lease shall end on
November 30, 2020, at midnight, unless sooner terminated as hereinafter provided in the Lease. 
 2. Construction and
Lease of Expansion Space. The parties acknowledge and agree that Tenant has exercised the Expansion Option (as defined in the Lease). In connection therewith and notwithstanding anything to the contrary contained in the Expansion Addendum to the
Lease, Landlord agrees to construct 50,000 square feet of additional space contiguous to the Premises (the “Expansion Space”) as follows: 
  

	 	(a)	 Landlord shall use commercially reasonable good faith efforts to complete construction of the Expansion Space, in accordance with the Work Letter
attached hereto as Schedule 1, on or before December 1, 2010. To the extent Landlord requests access to the Original Space during construction (for example and without limitation, Landlord will need access to the Original Space in order
to 

	 	 
replace the existing warehouse lighting in the Original Space pursuant to the plans and specifications), Tenant agrees to provide prompt access to Landlord and Landlord’s agents upon request
by Landlord, Landlord agrees to provide at least eighteen hours advance notice to Tenant in order to coordinate such access and to complete all such work as promptly as reasonably possible so as to cause as little interference to Tenant and the
conduct of Tenant’s business as possible. Landlord demises and leases the Expansion Space to Tenant, and Tenant hereby accepts and leases the Expansion Space from Landlord, for a period commencing on the Expansion Commencement Date and expiring
upon the expiration of the term of the Lease. The “Expansion Commencement Date” shall mean that date in which Landlord’s Work has been Substantially Completed, as more particularly described in Schedule 1 attached hereto.

  

	 	(b)	The parties acknowledge and agree that the Expansion Space shall be deemed to contain 50,000 usable square feet. The parties further acknowledge and agree that the
Premises, as expanded to include the Expansion Space, shall be deemed to contain 235,122 usable square feet. As of the Expansion Commencement Date, the term “Premises” in the Lease shall be amended to include both the Original Space and
the Expansion Space. 

  

	 	(c)	The parties agree that, from and after the date hereof, the Expansion Addendum in the Lease shall be deleted. 

3. Rental. Article 3 of the Lease entitled “Rental” is hereby amended as follows: 

Tenant shall pay Monthly Rent to Landlord for the Premises in accordance with the following rental schedule: 

 

							
	 Months
	  	Monthly Rent	 	 	 
			
	 *May 1, 2010 – November 30, 2010
	  	$	66,866.00	  	 	(Original Space only)
			
	 December 1, 2010 – January 31, 2012
	  	$	78,326.00	  	 	
			
	 February 1, 2012 – November 30, 2015
	  	$	82,822.00	  	 	
			
	 December 1, 2015 – November 30, 2020
	  	$	84,072.00	  	 	

  

	*	Prior to the Expansion Commencement Date, Tenant shall pay Landlord Monthly Rent for the Original Space in accordance with the amount set forth in the rental schedule
above. 

 The rental amounts set forth in the rental schedule above beginning on the Expansion Commencement Date include Coweta
County impact fees in the amount of $61,115.00. In the event that Coweta County agrees to waive a portion of the foregoing impact fees, Landlord agrees to reduce the Monthly Rent beginning on the Expansion Commencement Date in the amount of $8.00
per $1,000.00 of reduction in such impact fees. Landlord does not warrant or represent that Coweta County will agree to waive any portion of the foregoing impact fees. 

  
 - 2 -

 
Monthly Rent shall be paid promptly on the first day of each month in advance during the term of this Lease. 
 4. Termination Rights. Article 41 of the Lease entitled “Termination Rights” is hereby deleted in its entirety and the following is hereby substituted in lieu thereof: 

“Notwithstanding anything in this Lease to the contrary, Tenant shall have the option to terminate this Lease in its entirety
effective April 30, 2017 (the “Early Termination Date”) provided that Tenant provides Landlord with at least twelve (12) months advance written notice of its election to so terminate and simultaneously delivers to Landlord a
one-time termination fee payment of One Million One Hundred Sixty-Nine Thousand Four Hundred Fifteen Dollars ($1,169,415.00) (it being agreed that such amount is a negotiated fee payment related to Landlord’s costs and is not intended to be a
penalty in any fashion). Exercise of the foregoing right to terminate shall not affect Tenant’s obligation to pay Monthly Rent, additional rent, and all other charges applicable to the Premises during the term of the Lease (including, without
limitation, from and after such election to terminate through and including the Early Termination Date).” 
 5.
Notices. Tenant’s notice address in Article 42 of the Lease is hereby deleted and replaced with the following: 

“TENANT: 

BWAY Corporation 

8607 Roberts Drive 
 Suite 250 
 Atlanta, Georgia 30350 

Facsimile; (770) 587-0186 
 Attention: Chief Administrative Officer” 
 6. Brokerage. Landlord
shall pay the commission due Cushman & Wakefield of Georgia, Inc. (“Broker”) in accordance with that separate agreement between Landlord and Broker. Subject to the foregoing, Landlord represents and warrants, that it has not
engaged any other broker, finder or any other person who would be entitled to any commission or fee in respect of the execution of this Third Amendment and any other transaction contemplated by this Third Amendment; and agrees to indemnify and hold
harmless Tenant against and in respect to any and all losses, liabilities or expenses which may be incurred by Tenant as a result of any claim which may be asserted by any such broker (including Broker), finder or other person on the basis of any
arrangements or agreements made or alleged to have been made on behalf of Landlord. Tenant represents and warrants, that except for the Broker, it has not engaged any broker, finder or any other person who would be entitled to any commission or fee
in respect of the execution of this Third Amendment and any other transaction contemplated by this Third Amendment; and agrees to indemnify and hold harmless Landlord against and in respect of any and all losses, liabilities or expenses which may be
incurred by Landlord as a result of any claim which may be asserted by any such broker, finder or other person on the basis of any 

  
 - 3 -

 
arrangements or agreements made or alleged to have been made on behalf of Tenant, other than the Broker. 
 7. Miscellaneous. In the event of any conflict between the Lease and this Third Amendment, the terms, conditions and provisions of this Third Amendment shall govern. Except as expressly modified
herein, all of the terms, covenants, conditions and provisions of the Lease shall continue in full force and effect, and Landlord and Tenant hereby ratify and affirm the Lease as amended. This Third Amendment may be executed in multiple
counterparts, each of which shall constitute an original, but all of which shall constitute one document. Execution and delivery of this document by electronic means (including, without limitation, facsimile transmission and transmission of a
version of the document in Adobe Acrobat format by e-mail) shall serve to fully bind the party so executing and delivering such counterpart of this Third Amendment, and such signature shall be treated as an original for all purposes hereunder.

 [Balance of Page Intentionally Left Blank] 

  
 - 4 -

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Third Amendment under seal as of
the date first above written. 
  

					
	LANDLORD:
	
	FIRST FULTON ASSOCIATES
		
	By:	 	1998 Augustus Partners, LP, Managing General Partner
		
	By:	 	2001 Winston Management Company, LLC, General Partner
			
	By:	 	 /s/ Elbert Rivers
	 	[SEAL]
	Name:	 	 Elbert Rivers

	Title:	 	 Pres.

		
	TENANT:	 	
	
	BWAY CORPORATION, a Delaware corporation
		
	By:	 	 /s/ Kevin C. Kern

	Name:	 	 Kevin C. Kern

	Title:	 	 SVP, CAO

		
		 	[CORPORATE SEAL]

  
 - 5 -

 STATE OF GEORGIA 
 COUNTY OF COWETA 
 FOURTH AMENDMENT TO LEASE AGREEMENT

 THIS FOURTH AMENDMENT TO LEASE AGREEMENT (the “Fourth Amendment”) is made as of
this 5th day of February, 2011, by and between FIRST
FULTON ASSOCIATES (hereinafter referred to as “Landlord”) and BWAY CORPORATION (hereinafter referred to as “Tenant”). 
 W I T N E S S E T H: 

WHEREAS, Landlord and Tenant (as successor-in-interest to Ball Plastic Container Corp., a Colorado corporation, pursuant to that
certain Lease Assignment and Assumption Agreement dated October 23, 2009) are parties to that certain Lease Agreement, having an effective date of June 15,2001, as amended by that certain First Amendment to Lease Agreement, dated August
14, 2001, and as further amended by that certain Second Amendment to Lease Agreement, dated February 12, 2002, and as further amended by that certain Third Amendment to Lease Agreement dated May 1, 2010 (collectively, the
“Lease”) covering premises consisting of approximately 185,122 usable square feet of office/warehouse/manufacturing space (the “Original Space”) located at 98 Amlajack Boulevard, Newnan, Coweta County, Georgia, which Lease is
fully incorporated herein and made a part hereof by reference; 
 WHEREAS, Landlord and Tenant have mutually agreed to
amend the Lease to provide that the rent be reduced to reflect a reduction in the impact fees paid by Landlord to Coweta County; 
 NOW, THEREFORE, in consideration of the foregoing premises and the mutual covenants and agreements recited hereinafter, it is agreed as follows: 

1. 

Terms used herein which are defined in the Lease shall have the same meaning ascribed to them in the Lease. 

2. 

Article 3 of the Lease Agreement, “Rental”, shall be amended to provide for additional monthly rental in accordance with the
following rent schedule: 
  

					
	 December 1, 2010 – January 31, 2012
	  	$	78,190.00	  
		
	 February 1, 2012 – November 30, 2015
	  	$	82,686.00	  

  
 1 

 
  

First Amendment to Lease Agreement 

			
	Tenant:	 	BWAY CORPORATION
	Address:	 	98 Amlajack Boulevard, Newman, Coweta Country, Georgia
	Landlord:	 	First Fulton Associates

					
		
	December 1, 2015 – November 30, 2020	  	$	83,936.00	  

 3. 

Except as modified hereby, all terms and conditions of the Lease shall continue in full force and effect, and Landlord and Tenant hereby
ratify and confirm the Lease, as amended hereby. As of the date of this Fourth Amendment; Landlord and Tenant acknowledge each to the other that, to the best of their knowledge, no default exists under the Lease. 

4. 
 This
Fourth Amendment to Lease shall bind and inure to the benefit of Landlord and Tenant and their respective permitted successors and assigns under the Lease. 
 5. 
 This Fourth Amendment is a Georgia contract and shall be interpreted,
construed and enforced under the laws of the State of Georgia. 
 IN WITNESS WHEREOF, Landlord and Tenant have executed
this Fourth Amendment to Lease Agreement under seal as of the date first above written. 
  

			
	LANDLORD:
	
	FIRST FULTON ASSOCIATES
		
	By:	 	 /s/ Elbert Rivers

	Title:	 	 Pres

	
	TENANT:
	
	BWAY CORPORATION
		
	By:	 	 /s/ Kevin C. Kern

	Title:	 	 SVP, CAO

		
		 	(CORPORATE SEAL)

  
 2 

 
  

First Amendment to Lease Agreement 

			
	Tenant:	 	BWAY CORPORATION
	Address:	 	98 Amlajack Boulevard, Newman, Coweta Country, Georgia
	Landlord:	 	First Fulton AssociatesIndustrial Building Lease between Southcorp Packaging & North America Packaging

 Exhibit 10.11 
 INDUSTRIAL BUILDING LEASE 
 Landlord: 

Southcorp Packaging USA, Inc. 
 Tenant: 
 North America Packaging Corporation 

Property Address: 
 7 Wheeling Road 
 South Brunswick, New Jersey 

 TABLE OF CONTENTS 

 

							
	ARTICLE I.	  	BASIC LEASE TERMS	  	 	1	  
	 Section 1.1.
	  	 Definitions
	  	 	1	  
	 Section 1.2.
	  	 Significance of Basic Lease Provisions
	  	 	2	  
	ARTICLE II.	  	PREMISES	  	 	2	  
	 Section 2.1.
	  	 Lease
	  	 	2	  
	 Section 2.2.
	  	 Premises
	  	 	2	  
	ARTICLE III.	  	TERM	  	 	2	  
	 Section 3.1.
	  	 Term
	  	 	2	  
	 Section 3.2.
	  	 Renewal Term
	  	 	3	  
	 Section 3.3.
	  	 Option to Purchase
	  	 	4	  
	ARTICLE IV.	  	CONDITION OF DEMISED PREMISES	  	 	5	  
	 Section 4.1.
	  	 Condition of Premises
	  	 	5	  
	ARTICLE V.	  	RENT	  	 	6	  
	 Section 5.1.
	  	 Base Rent
	  	 	6	  
	 Section 5.2.
	  	 Interest and Late Charges on Late Payments
	  	 	6	  
	 Section 5.3.
	  	 Prior Occupancy
	  	 	6	  
	 Section 5.4.
	  	 Security Deposit
	  	 	6	  
	ARTICLE VI.	  	TAXES AND IMPOSITIONS; UTILITIES; OTHER EXPENSES	  	 	7	  
	 Section 6.1.
	  	 Taxes
	  	 	7	  
	 Section 6.2.
	  	 Estimated Payments
	  	 	8	  
	 Section 6.3.
	  	 Tax and Insurance Statement
	  	 	8	  
	 Section 6.4.
	  	 Adjustment Payments
	  	 	8	  
	 Section 6.5.
	  	 Right to Pay
	  	 	9	  
	 Section 6.6.
	  	 Landlord’s Contest of Taxes
	  	 	9	  
	 Section 6.7.
	  	 Utilities
	  	 	9	  
	ARTICLE VII.	  	USE	  	 	9	  
	 Section 7.1.
	  	 Use
	  	 	9	  
	 Section 7.2.
	  	 Prohibited Uses
	  	 	9	  
	ARTICLE VIII.	  	MAINTENANCE OF PREMISES	  	 	10	  
	 Section 8.1.
	  	 Tenant’s Maintenance
	  	 	10	  
	 Section 8.2.
	  	 Governmental Requirements
	  	 	10	  
	 Section 8.3.
	  	 Tenant’s Responsibilities
	  	 	11	  
	 Section 8.4.
	  	 Maintenance Contract
	  	 	11	  
	 Section 8.5.
	  	 Landlord’s Performance of Tenant’s Obligations
	  	 	11	  
	ARTICLE IX.	  	TENANT’S INSURANCE	  	 	11	  
	 Section 9.1.
	  	 Commercial General Liability and Workers Compensation Insurance
	  	 	11	  
	 Section 9.2.
	  	 Policies
	  	 	12	  
	 Section 9.3.
	  	 Adjustment
	  	 	12	  
	ARTICLE X.	  	HAZARD INSURANCE	  	 	12	  
	 Section 10.1.
	  	 Kinds and Amounts
	  	 	12	  
	 Section 10.2.
	  	 Insurance Appraisals
	  	 	13	  
	 Section 10.3.
	  	 Waiver of Recovery
	  	 	13	  
	ARTICLE XI.	  	DAMAGE OR DESTRUCTION	  	 	13	  

  
 i 

							
	 Section 11.1.
	  	 Damage or Destruction by Fire or Casualty
	  	 	13	  
	ARTICLE XII.	  	LIENS	  	 	14	  
	 Section 12.1.
	  	 Lien Claims
	  	 	14	  
	 Section 12.2.
	  	 Landlord’s Right to Cure
	  	 	14	  
	ARTICLE XIII.	  	ALTERATIONS AND IMPROVEMENTS	  	 	15	  
	 Section 13.1.
	  	 Alterations
	  	 	15	  
	 Section 13.2.
	  	 Ownership of Alterations
	  	 	16	  
	 Section 13.3.
	  	 Signs
	  	 	16	  
	 Section 13.4.
	  	 Environmental Impact
	  	 	16	  
	ARTICLE XIV.	  	CONDEMNATION	  	 	16	  
	 Section 14.1.
	  	 Taking: Lease to Terminate
	  	 	16	  
	 Section 14.2.
	  	 Taking: Lease to Continue
	  	 	16	  
	ARTICLE XV.	  	RENT ABSOLUTE	  	 	17	  
	 Section 15.1.
	  	 Rent Absolute
	  	 	17	  
	ARTICLE XVI.	  	ASSIGNMENT — SUBLETTING BY TENANT	  	 	17	  
	 Section 16.1.
	  	 No Assignment, Subletting or Other Transfer
	  	 	17	  
	 Section 16.2.
	  	 Operation of Law
	  	 	17	  
	 Section 16.3.
	  	 Unpermitted Transaction
	  	 	17	  
	ARTICLE XVII.	  	INDEMNITY FOR LITIGATION	  	 	17	  
	 Section 17.1.
	  	 Indemnity for Litigation
	  	 	17	  
	ARTICLE XVIII.	  	ESTOPPEL CERTIFICATES	  	 	18	  
	 Section 18.1.
	  	 Estoppel Certificates
	  	 	18	  
	ARTICLE XIX.	  	INSPECTION OF PREMISES	  	 	18	  
	 Section 19.1.
	  	 Inspections
	  	 	18	  
	 Section 19.2.
	  	 Signs
	  	 	18	  
	ARTICLE XX.	  	FIXTURES	  	 	18	  
	 Section 20.1.
	  	 Building Fixtures
	  	 	18	  
	 Section 20.2.
	  	 Tenant’s Equipment
	  	 	18	  
	 Section 20.3.
	  	 Removal of Tenant’s Equipment
	  	 	19	  
	ARTICLE XXI.	  	DEFAULT	  	 	19	  
	 Section 21.1.
	  	 Events of Default
	  	 	19	  
	 Section 21.2.
	  	 Remedies
	  	 	20	  
	ARTICLE XXII.	  	LANDLORD’S PERFORMANCE OF TENANT’S COVENANTS	  	 	21	  
	 Section 22.1.
	  	 Landlord’s Performance of Tenant’s Covenants
	  	 	21	  
	ARTICLE XXIII.	  	EXERCISE OF REMEDIES	  	 	21	  
	 Section 23.1.
	  	 Cumulative Remedies
	  	 	21	  
	 Section 23.2.
	  	 No Waiver
	  	 	21	  
	 Section 23.3.
	  	 Equitable Relief
	  	 	22	  
	ARTICLE XXIV.	  	SUBORDINATION TO MORTGAGES	  	 	22	  
	 Section 24.1.
	  	 Subordination
	  	 	22	  
	ARTICLE XXV.	  	INDEMNITY AND WAIVER	  	 	23	  
	 Section 25.1.
	  	 Tenant’s Indemnity
	  	 	23	  
	 Section 25.3.
	  	 Waiver of Claims
	  	 	23	  
	ARTICLE XXVI.	  	SURRENDER	  	 	24	  
	 Section 26.1.
	  	 Condition
	  	 	24	  
	 Section 26.2.
	  	 Removal of Tenant’s Equipment
	  	 	24	  

  
 ii 

							
	 Section 26.3.
	  	 Holdover
	  	 	25	  
	 ARTICLE XXVII.
	  	COVENANT OF QUIET ENJOYMENT	  	 	25	  
	 Section 27.1.
	  	 Covenant of Quiet Enjoyment
	  	 	25	  
	 ARTICLE XXVIII.
	  	MEMORANDUM OF LEASE	  	 	25	  
	 Section 28.1.
	  	 Memorandum of Lease
	  	 	25	  
	 ARTICLE XXIX.
	  	NOTICES	  	 	25	  
	 Section 29.1.
	  	 Notices
	  	 	25	  
	 ARTICLE XXX.
	  	COVENANTS RUN WITH LAND	  	 	26	  
	 Section 30.1.
	  	 Covenants
	  	 	26	  
	 Section 30.2.
	  	 Release of Landlord
	  	 	26	  
	 ARTICLE XXXI.
	  	ENVIRONMENTAL MATTERS	  	 	26	  
	 Section 31.1.
	  	 Hazardous Materials
	  	 	26	  
	 Section 31.2.
	  	 Conduct of Tenant
	  	 	27	  
	 Section 31.3.
	  	 Tenant’s Environmental Indemnity
	  	 	28	  
	 Section 31.4.
	  	 Landlord’s Right to Enter Premises
	  	 	29	  
	 Section 31.5.
	  	 Tenant’s Notification Requirements
	  	 	29	  
	 ARTICLE XXXII.
	  	MISCELLANEOUS	  	 	29	  
	 Section 32.1.
	  	 Captions
	  	 	29	  
	 Section 32.2.
	  	 Severability
	  	 	29	  
	 Section 32.3.
	  	 Applicable Law
	  	 	29	  
	 Section 32.4.
	  	 Amendments in Writing
	  	 	30	  
	 Section 32.5.
	  	 Relationship of Parties
	  	 	30	  
	 Section 32.6.
	  	 Brokerage
	  	 	30	  
	 Section 32.7.
	  	 Joint Effort
	  	 	30	  
	 Section 32.8.
	  	 Time
	  	 	30	  
	 Section 32.9.
	  	 Landlord’s Consent
	  	 	30	  
	 Section 32.10.
	  	 No Partnership
	  	 	30	  

  
 iii

 Property Address: 
 7 Wheeling Road 
 South Brunswick, New Jersey 

INDUSTRIAL BUILDING LEASE 
 THIS LEASE, made as of this 28 day of June, 2001 between Southcorp Packaging USA, Inc., a Nevada corporation (“Landlord”) and North America Packaging Corporation, a Delaware corporation
(“Tenant”); 
 ARTICLE I. 
 Basic Lease Terms 
 Section 1.1. Definitions. In
addition to the other terms, which are elsewhere-defined in this Lease, the following terms and phrases, whenever used in this Lease, shall have the meanings set forth in this Section, and only such meanings, unless such meanings are expressly
contradicted, limited or expanded elsewhere herein. 
  

	 	A.	Base Rent Schedule: 

  

									
	 Period
	  	Annual
Base Rent	 	  	Monthly
Base Rent	 
	 03/01/01-02/28/02
	  	$	506,000.00	  	  	$	42,166.67	  
	 03/01/02-02/28/03
	  	$	521,180.00	  	  	$	43,431.67	  
	 03/01/03-02/28/04
	  	$	536,815.40	  	  	$	44,734.62	  
	 03/01/04-02/28/05
	  	$	552,919.86	  	  	$	46,076.66	  
	 03/01/05-02/28/06
	  	$	569,507.46	  	  	$	47,458.96	  
	 03/01/06-02/28/07
	  	$	586,592.68	  	  	$	48,882.72	  
	 03/01/07-02/28/08
	  	$	604,190.46	  	  	$	50,349.21	  
	 03/01/08-02/28/09
	  	$	622,316.18	  	  	$	51,859.68	  
	 03/01/09-02/28/10
	  	$	640,985.66	  	  	$	53,415.47	  
	 03/01/10-02/28/11
	  	$	660,215.23	  	  	$	55,017.94	  

  

	 	B.	Security Deposit: $42,166.66 

  

	 	C.	Initial Term: The initial ten (10) year term 

  

	 	D.	Effective Date: March 1, 2001 

  

	 	E.	Commencement Date: July 1, 2001 

  

	 	F.	Termination Date: February 28, 2011 

  

	 	G.	Renewal Term: The Initial Term may be extended by three (3) consecutive renewal options of five (5) years each. 

	 	H.	Use: general office, warehouse, storage, and manufacturing uses and any other legally permitted activities or uses. 

 

	 	I.	Landlord’s Mailing Address: 

c/o Southcorp Limited 
 469 LaTrobe Street 
 6th Floor 

Melbourne 3000 

Victoria 

Australia 

Attention: Hugh Thorburn 
 Facsimile: 011-613-9679-2289 
 Tenant’s Mailing Address: 

North America Packaging Corporation 
 100 Galleria Parkway 
 Suite 950 

Atlanta, GA 30339 

Attention: Phillip O’Connor 
 Facsimile No: 770-951-4784 
 Section 1.2. Significance of Basic Lease
Provisions. Each reference in this Lease to any of the Basic Lease Terms contained in Section 1.1 of this Article shall be deemed and construed to incorporate all of the terms provided under each of such Basic Lease Terms. 

ARTICLE II. 
 Premises 
 Section 2.1. Lease. Landlord, for and in
consideration of the rents herein reserved and of the covenants and agreements herein contained on the part of Tenant to be kept, observed and performed, does by these presents, lease to Tenant, and Tenant hereby leases from Landlord, the real
estate located at 7 Wheeling Road, South Brunswick, New Jersey, and legally described on Exhibit A attached hereto and by this reference incorporated herein (“Land”), together with all improvements now located or
hereafter constructed thereon (“Improvements”), subject to covenants, conditions, agreements, easements, encumbrances and restrictions affecting the Land and the Improvements thereon. 

Section 2.2. Premises. The Land and Improvements are hereinafter referred to collectively as the “Premises”.

 ARTICLE III. 
 Term 
 Section 3.1. Term. The Initial Term of this Lease
shall commence on the Commencement Date, effective as of the Effective Date, and shall end on the Termination Date, 

  
 2 

 
unless sooner terminated as hereinafter set forth. Landlord shall deliver possession of the Premises to Tenant upon the Commencement Date; otherwise, Tenant shall have the right to terminate this
Lease within thirty (30) days thereafter. 
 Section 3.2. Renewal Term. In addition to the Initial Term hereof,
Landlord hereby grants Tenant three (3) successive options to renew or extend the term of this Lease from the date upon which it would otherwise expire for three (3) additional periods of five (5) years each (each such period shall be
referred to herein as the “Renewal Period.”) on the terms and conditions set forth in this Section 3.2. 
 (a) The term “Term” when used in this Lease shall include any and all Renewal Period(s). If Tenant elects to exercise any of such options, it shall do so by giving written notice of such
election to Landlord (“Renewal Notice”), on or before the date which is six (6) months before the beginning of the Renewal Period or Renewal Periods for which the term hereof is to be renewed or extended. Each such Renewal Period
shall be on the same terms and conditions as set forth herein except for the rent which shall be adjusted commencing on the first year of the Renewal Period, to an amount equal to the then prevailing Market Rental Rate (as hereinafter defined). The
Base Rent shall be adjusted annually during each Renewal Period to equal 1.03 times the then applicable Base Rent. The “Market Rental Rate” shall, mean for the purposes of this Section 3.2, the fair market rental rate that could be
obtained in an arm’s length transaction on or about the date of the Renewal Notice between willing and informed landlords and willing and informed tenants for the Premises or for space of comparable size, age and construction in the regional
area where the Premises are located, for a term of similar length to the Renewal Term, with adjustments that could be obtained taking into account items that professional real estate brokers customarily consider, including, but not limited to,
rental rates (including any market increases over the applicable term of any such Renewal Period), space availability, tenant size, tenant improvement allowances, freeway visibility, free rent and any other lease concessions, if any, then being
charged or granted by Landlord or the landlords of such similar buildings in the regional area where the Premises are located, all as determined in accordance with Section 3.2(b) below. 

(b) Upon delivery to Landlord of the Renewal Notice, Landlord and Tenant shall commence negotiations to agree upon the
Market Rental Rate. If Landlord and Tenant are unable to reach agreement on the Market Rental Rate within five (5) business days after the date of delivery of the Renewal Notice, then the Market Rental Rate shall be determined as follows:

 (i) If Landlord and Tenant are unable to agree on the Market Rental Rate within said five (5) business day period, then
within five (5) business days thereafter Landlord and Tenant shall each simultaneously submit to the other in a sealed envelope, its good faith estimate of the Market Rental Rate. If the higher of such estimates is not more than 105% of the
lower of such estimates, then the Market Rental Rate shall be the average of the two estimates. If the higher of such estimates is more than 105% of the lower of such estimates, then the Market Rental Rate shall be resolved by arbitration as set
forth in subsection (ii) below. 

  
 3 

 (ii) The parties shall, within ten (10) days after the date of exchange of estimates
(provided the provisions of this subsection (ii) are triggered), select as an arbitrator a mutually acceptable commercial real estate leasing broker with at least ten (10) years experience in leasing similar space in the regional area in
which the Premises are located. If the parties cannot agree on a broker, then within a second period of ten (10) days, each shall select an independent commercial real estate leasing broker meeting the aforementioned criteria and within a third
period of ten (10) days, the two appointed brokers shall select a third broker meeting the aforementioned criteria and the third broker shall be the arbitrator. If one party shall fail to make such appointment within said ten (10) day
period, then the commercial real estate leasing broker chosen by the other party shall be the arbitrator. As soon thereafter as practicable but in any case within ten (10) days of being chosen, the arbitrator (as chosen in accordance herewith)
shall select one of the two estimates of the Market Rental Rate submitted by Landlord and Tenant, based on which of the two estimates is the closest to what the arbitrator believes is the Market Rental Rate, applying in a good faith exercise of the
arbitrator’s best professional judgment applying the standards described in subsection (a), above. The selection of the arbitrator shall be rendered in writing to both Landlord and Tenant and shall be final and binding upon them. The party
whose estimate is not chosen by the arbitrator shall pay the costs of the arbitrator. Any fees of counsel or experts engaged directly by Landlord or Tenant, however, shall be borne by the party retaining such counsel or expert. 

Section 3.3. Option to Purchase. During the last year of the Initial Term only, Tenant shall have an option to purchase
(“Option”) all of Landlord’s right, title and fee simple interest in and to the Premises (the “Property”). The Option is exclusive to Tenant and may not be assigned or conveyed by Tenant to any third party, including without
limitation any assignee or subtenant permitted under the terms of this Lease. Tenant shall exercise the Option by (i) giving written notice (“Option Notice”) to the Landlord of its intent to purchase the Property and
(ii) submitting to Landlord the sum of Ten Thousand Dollars ($10,000.00) as a non-refundable earnest money deposit (“Earnest Money”), both of which must be received by Landlord no earlier than the first day of the last year of the
Initial Term and no later than that day which is six months prior to the expiration of the Initial Term. 
 Within sixty
(60) days following the date of the Option Notice, the parties will enter into a purchase and sale contract for the Property on terms and conditions reasonably satisfactory to both parties and incorporating the terms and conditions set forth
herein. If the parties are unable to enter into such a contract within such time period after good faith efforts to do so, the Option shall terminate and be considered null and void; provided, however, that if such negotiations extend beyond the
date that is six (6) months prior to the expiration of the Initial Term, the deadline for delivery of a Renewal Notice shall be automatically extended until the date that is fourteen (14) days after the termination of the Option. The
purchase price for the Property (the “Option Purchase Price”) shall be paid in immediately available funds at the closing and shall be an amount equal to the greater of (i) fair market value of the Property, as determined herein below
or (ii) the purchase price paid by the then existing Landlord to acquire the Property. The fair market value of the Property shall be determined as of the date of the Option Notice, as 

  
 4 

 
determined by an independent appraisal. Such appraisal shall be by agreement of two appraisers, one of whom shall be selected by each party hereto. If said appraisers fail to agree, they shall
mutually appoint a third appraiser, and the value as determined by two of said three appraisers shall constitute the fair market value for the purposes hereof. Each party shall bear the expense of its own appraiser and shall pay one-half of the
expenses of any third appraiser. The Earnest Money shall apply to the Option Purchase Price at closing. 
 In addition, the
following terms shall apply: (i) Tenant, as purchaser, shall be responsible for all costs and expenses of closing, including but not limited to survey, title, closing escrows, appraisal, environmental due diligence, all other due diligence and
Landlord’s attorneys fees and expenses; (ii) Tenant, as purchaser, shall be responsible for any and all prepayment penalties incurred by Landlord, as seller, to repay any financing on the Property; (iii) due to the existence of this
Lease, there shall be no prorations and/or credits given at closing for taxes or insurance; (iv) as a part of the closing, the parties shall terminate this Lease in writing as of the closing date; and (v) except for a representation that
Landlord has authority to sell the Property and is the fee simple owner of the Property, Landlord makes no representations or warranties regarding the Property which shall be purchased by Tenant in an as is, where is, condition and state, including
without limitation any and all environmental conditions and matters. The closing on the purchase and sale of the Property shall occur within one hundred twenty (120) days after the date of the Option Notice. If the closing does not occur within
such time period and such delay is not caused by the Landlord, Landlord shall have the option to terminate the purchase and sale contract, retain the non-refundable Earnest Money and the Tenant’s Option shall thereafter terminate and be
considered null and void; provided, however, that if the closing does not occur within such time period, the deadline for delivery of a Renewal Notice shall be automatically extended until the date that is fourteen (14) days after the
termination of the Option. If the closing does not occur within such time period and such delay is caused by the Landlord, the one hundred twenty (120) day period will be extended by the number of days of delay attributable to Landlord.

 ARTICLE IV. 
 Condition of Demised Premises 
 Section 4.1. Condition of
Premises. Tenant agrees to accept the Premises in an absolutely “as-is” condition, and Tenant acknowledges that Landlord, its agents, attorneys, representatives and employees have not and do not make any representations or
warranties, express or implied, to Tenant regarding the Premises, including, but not limited to: (i) the zoning of the Premises; (ii) the condition of any underground, above ground or surface improvements; (iii) the size, area, use or
type of the Premises or the fitness of the Premises for any intended or particular use; or (iv) the nature of the soil on and underlying the Premises or its suitability for development or any other use thereof. Tenant waives any claim that may
exist for patent and/or latent defects or for mutual or unilateral mistake of fact. No promise of Landlord to alter, remodel, decorate, clean or improve the Premises or any portion thereof and no representation respecting the condition of the
Premises or any portion thereof have been made by Landlord to Tenant. 

  
 5 

 ARTICLE V. 

Rent 
 Section 5.1. Base Rent. In consideration of the leasing aforesaid, Tenant agrees to pay Landlord, without offset or deduction, base rent for the Initial Term (“Base Rent”),
payable monthly in advance in the amount of the Monthly Base Rent set forth in the Base Rent Schedule commencing on the Effective Date and continuing on the first (1st) day of each month thereafter for the balance of the Term of this Lease, and
in addition thereto, shall pay such charges as are herein described as “Additional Rent.” The term “Rent” when used in this Lease shall include all Base Rent payable under this Section 5.1, as well as the
charges herein described as Additional Rent. All Rent payable hereunder shall be payable to Landlord at Landlord’s Mailing Address, or as Landlord may otherwise from time to time designate in writing. 

Section 5.2. Interest and Late Charges on Late Payments. Rent not paid when due shall bear interest at the prime rate, as
published in the Wall Street Journal from time to time, plus 300 basis points per annum, from the date when the same is payable under the terms of this Lease until the same shall be paid (the “Default Rate”). Tenant further
acknowledges that its late payment of any Rent will cause Landlord to incur certain costs and expenses not contemplated under this Lease, the exact amount of which is extremely difficult or impracticable to fix. Such costs and expenses will include,
without limitation, loss of use of money, administrative and collection costs and processing and accounting expenses. Therefore, if any installment of Monthly Base Rent or any other sum due hereunder is not paid and received by Landlord within seven
(7) days after being due, Tenant shall immediately pay to Landlord a late charge equal to five percent (5%) of the unpaid amount. Such late charge is in addition to any interest due pursuant to the first sentence of this Section 5.2.
Landlord and Tenant agree that this late charge represents a reasonable estimate of costs and expenses incurred by Landlord from, and is fair compensation to Landlord for, its loss suffered, by such non-payment by Tenant. Acceptance of the late
charge shall not constitute a waiver of Tenant’s default with respect to such non-payment by Tenant or prevent Landlord from exercising any other rights and remedies available to Landlord under this Lease. Failure to pay the late charge shall
constitute a default under this Lease. 
 Section 5.3. Prior Occupancy. In the event the Premises are delivered to
and are occupied by Tenant prior to the Commencement Date of the Term of this Lease, such occupancy shall be subject to all the terms and conditions of this Lease. 
 Section 5.4. Security Deposit. Concurrently with the execution of this Lease, Tenant has deposited with Landlord one month’s Base Rent in the amount of Forty Two Thousand One Hundred
Sixty Six and 66/100 Dollars ($42,166.66), which amount shall be held by Landlord as security for the faithful performance by Tenant of all of the terms, covenants, conditions and agreements of this Lease. Landlord shall not be required to separate
such security from Landlord’s general funds and no interest shall be payable thereon. In the event Tenant shall default in any of such terms, covenants, conditions, or agreements, including, but not limited to, the payment of any Rent
hereunder, Landlord may use, apply or retain the whole or any part of the security required for the payment of any Rent or any other sum expended by Landlord by reason of Tenant’s default. Tenant, within five (5) days after written demand
by Landlord, shall 

  
 6 

 
replenish the security or any portion thereof so used or applied by Landlord; Tenant’s failure to restore such security shall constitute a material breach of the Lease. The security deposit
shall not be deemed an advance payment of Rent. If Lessee shall faithfully comply with all terms, covenants, conditions and agreements of this Lease, any balance of the security deposit then due shall be returned within fourteen (14) days after
termination of this Lease, but only after delivery of entire possession of the Premises to Landlord and other performance by Tenant of all obligations required hereunder. In the event of sale of the Premises or of a sale of Landlord’s interest
in this Lease, Landlord shall have the right to transfer the security deposit to its transferee, and upon such transfer, Landlord shall be released by Tenant form all liability with regard thereto, Tenant looking solely to the new landlord for the
return of said security. 
 ARTICLE VI. 
 Taxes and Impositions; Utilities; Other Expenses 
 Section 6.1.
Taxes. Tenant further agrees to pay before any fine, penalty, interest or cost may be added thereto for the nonpayment thereof as Additional Rent for the Premises, all Taxes (as hereinafter defined) levied, assessed or imposed upon the
Premises or any part thereof accruing during the Term of this Lease, notwithstanding that such Taxes may not be due and payable until after the expiration of the Term of this Lease; provided, however, that the Taxes levied against the Premises shall
be prorated between Landlord and Tenant for the first year of the Initial Term hereof as of the Effective Date, and as of the date of expiration of the Term of this Lease for the last year of said Term, all on the basis of the most recent
ascertainable taxes as applied to the most recent assessed valuation of the Premises. Tenant shall be responsible for all increases in Taxes based upon Tenant’s occupancy of the Premises. After the expiration of the Term hereof, Tenant hereby
agrees to reprorate Taxes. In the event of any increase in Taxes from the Taxes reflected on the proration made upon the expiration of the Term of this Lease, Tenant agrees to immediately pay to Landlord such sums as reflected by such reproration.
In the event of any decrease in Taxes from the Taxes reflected on the proration made upon the expiration of the Term of this Lease, Landlord agrees to immediately pay to Tenant such sums as reflected by such reproration. Benefit may be taken by
Tenant of the provisions of any statute or ordinance permitting any special assessment to be paid over a period of years; provided, however, Tenant shall pay all installments of special assessments due during the Term hereof. Tenant shall, in
addition to the foregoing, pay any new Tax of a nature not presently in effect but which may hereafter be levied, assessed or imposed upon Landlord or upon the Premises, if such tax shall be based upon or arise out of the ownership, use or operation
of the Premises; provided, however, that for the purpose of computing Tenant’s liability for such new type of Tax, the Premises shall be deemed the only property of Landlord. As used herein, the term “Taxes” shall mean real
estate taxes, assessments, sewer rents, rates and charges, permit and license fees, transit taxes, taxes based upon the receipt of rent, and any other federal, state or local governmental charge, general, special, ordinary or extraordinary, which
may now or hereafter be assessed against the Premises or any portion thereof in any year during the Term hereof, and shall also include any personal property taxes (attributable to the year in which paid) imposed upon the furniture, fixtures,
machinery, equipment, apparatus, systems and appurtenances used in connection with the operation of the Premises. 

  
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 Nothing contained herein shall be construed to require Tenant to pay any franchise,
inheritance, estate, succession or transfer tax of Landlord or any income or excess profits tax assessed upon or in respect of all income of Landlord or chargeable to or required to be paid by Landlord unless such tax shall be specifically levied
against the rental income of Landlord derived hereunder (as opposed to a general income tax), which tax shall be paid by Tenant as part of Taxes hereunder, provided said rental income shall be considered as the sole income of Landlord. 

Section 6.2. Estimated Payments. Following a noncompliance by Tenant of its obligations to pay Taxes or Insurance Premiums as
and when due, Landlord may request (which request shall be in writing) as security for the obligations contained in Section 6.1 above, that Tenant shall deposit monthly with Landlord, or such other entity as Landlord may designate, on the first
day of each and every month of the Term, a sum equal to one-twelfth of the last ascertainable amount (or at Landlord’s election; if Landlord’s interest hereunder is at any time subject to the lien of a mortgage or trust deed, a sum equal
to one-twelfth of the mortgagee’s estimate of the current amount) of general real estate taxes and annual installments of special assessments levied with respect to the Premises (and, also Insurance Premiums as required under the terms of
Section 10.3 of this Lease), which monthly deposits shall be held by Landlord or Landlord’s mortgagee in such account or accounts as may be authorized by then current state or federal banking laws, rules or regulations and which monthly
deposits, subject to any provisions to the contrary in documentation securing Landlord’s mortgage indebtedness, shall be used as a fund to be applied, to the extent thereof, to the payment of Taxes and Insurance Premiums as the same become due
and payable. The existence of said fund shall not limit or alter Tenant’s obligation to pay the Taxes and Insurance Premiums respecting which the fund was created; provided, however, that so long as Tenant shall not be in default hereunder,
said fund shall be fully utilized for the payment of such Taxes and Insurance Premiums; provided, further that the disposition of any funds held by Landlord’s mortgagee shall be governed by the loan and mortgage documentation entered into by
Landlord and said mortgagee. The amount of the fund shall be readjusted annually, on such date as Landlord shall determine, to reflect the actual amount of Taxes and Insurance Premiums. Tenant shall not be entitled to interest on said fund.

 Section 6.3. Tax and Insurance Statement. If Landlord exercises its right to require monthly payments under
Sections 6.2, then Landlord, as soon as reasonably feasible after the expiration of each calendar year contained within the Term (“Lease Year”), will furnish Tenant a statement (“Tax and Insurance Statement”)
showing the following: 
 (i) Actual Taxes and Insurance Premiums for the Lease Year last ended and the amount of
Taxes and Insurance Premiums payable by Tenant for such Lease Year; and 
 (ii) The amount of Additional Rent due
Landlord for the Lease Year last ended, less credit for any items paid directly or deposited pursuant to Section 6.2 above. 
 Section 6.4. Adjustment Payments. Within thirty (30) days after Tenant’s receipt of any Tax and Insurance Statement, Tenant shall pay to Landlord the amount of Additional Rent shown
on said Tax and Insurance Statement to be due Landlord for the Lease Year last ended. Tenant’s obligation to pay such Additional Rent shall survive the Term. If Tenant’s deposits 

  
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made pursuant to Section 6.2 above exceed Tenant’s obligation, the excess amount shall be credited against the next installment of Rent coming due, with any balance to be paid directly
to Tenant. 
 Section 6.5. Right to Pay. Landlord shall, at its option, have the right, without notice to Tenant, at
all times during the Term to pay any such Taxes not timely paid by Tenant, and the amounts so paid, including reasonable expenses, shall be so much Additional Rent due at the next rent day after any such payments with interest at the Default Rate
from the date of payment thereof. 
 Section 6.6. Landlord’s Contest of Taxes. To the extent Landlord desires,
in Landlord’s reasonable business judgment, to contest the imposition of any Taxes against the Land and Improvements, Landlord shall proceed with such protest in accordance with applicable law. Tenant agrees Taxes shall include all of
Landlord’s reasonable costs and expenses, including legal fees and court costs, in pursuing any such contest to the extent that Landlord is successful in such contest. There shall be deducted from Taxes the amount of any Taxes refunded in any
Lease Year, provided said refund relates to an assessment year included within the Term of this Lease. Tenant, at is sole cost and expense, may initiate a tax contest with Landlord’s prior written consent. 

Section 6.7. Utilities. Tenant shall pay, directly to the appropriate supplier, all costs of natural gas, electricity, heat,
light, power, sewer service, telephone, water, refuse disposal and other utilities and services supplied to the Premises. Landlord shall not in any way be liable or responsible to Tenant for any cost or damage or expense which Tenant may sustain or
incur if either the quality or character of such service is changed or is no longer available or suitable for Tenant’s requirements; provided that Landlord shall be liable for the gross negligence and willful misconduct of Landlord, its
affiliates and their employees. 
 ARTICLE VII. 

Use 
 Section 7.1. Use. The Premises shall be used for the Use only, and for no other purpose. 
 Section 7.2. Prohibited Uses. Tenant shall not permit the Premises, or any portion thereof, to be used in such manner which impairs Landlord’s right, title or interest in the Premises or
any portion thereof, or in such manner which gives rise to a claim or claims of adverse possession or of a dedication of the Premises, or any portion thereof, for public use. Tenant shall not use or occupy the Premises or permit the Premises to be
used or occupied contrary to any statue, rule, order, ordinance, requirement, regulation or restrictive covenant applicable thereto or in any manner which would violate any certificate of occupancy affecting the same or which would render the
insurance thereon void or the insurance risk more hazardous than on the Effective Date, or which would cause structural injury to the Improvements or cause the value of the Premises or any part thereof to decrease, ordinary wear and tear excepted,
or which would constitute a public or private nuisance or waste, and Tenant agrees that it will, 

  
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promptly upon discovery of any such use, immediately notify Landlord and take all necessary steps to compel the discontinuance of such use. 

ARTICLE VIII. 
 Maintenance of Premises 
 Section 8.1. Tenant’s
Maintenance. Tenant agrees, at Tenant’s sole cost and expense, to take good care of the Premises, including the Improvements, and keep and maintain the same and all parts thereof, including without limitation, the entire interior and
exterior of the Improvements, the roof, foundations, parking areas, sidewalks, railroad tracks, water, sewer, gas and electricity connections, pipes, mains and all other fixtures, machinery, apparatus, equipment and appurtenances thereto, together
with any and all alterations and additions thereto, in as good order, condition and repair as on the Effective Date, reasonable wear and tear excepted, suffering no waste or injury. Tenant shall, at its sole cost and expense, promptly make all
necessary repairs and replacements, structural or otherwise, ordinary as well as extraordinary, foreseen as well as unforeseen, in and to any Improvements or equipment now or hereafter located upon the Land, including, without limitation, the entire
interior and exterior of the Improvements, the roof, the foundations, parking areas, sidewalks, railroad tracks, water, sewer, gas and electricity connections, pipes, mains and all other fixtures, machinery, apparatus, equipment and appurtenances
now or hereafter belonging to, connected with or used in conjunction with the Premises; provided, however, in the event any repairs or replacements are required, the cost of which are required to be capitalized in accordance with generally accepted
accounting principles, Landlord shall initially pay for the cost of such repairs or replacements and Tenant shall pay Landlord, as Additional Rent, for the portion of such costs attributable to the then remainder of the Term, as and when such costs
are paid by Landlord to third party vendors, such portion to be determined as between Landlord and Tenant on a straight-line basis. All such repairs and replacements shall be of first class quality and sufficient for the proper maintenance and
operation of the Premises. Tenant shall keep and maintain the Premises, including the Improvements and all sidewalks, vault space, parking areas and areas adjacent thereto, safe, secure and clean, specifically including, but not by way of
limitation, snow and ice clearance, landscaping and removal of waste and refuse matter. Tenant shall not permit anything to be done upon the Premises (and shall perform all maintenance and repairs thereto so as not) to invalidate, in whole or in
part, or prevent the procurement of any insurance policies which may, at any time, be required under the provisions of this Lease. Tenant shall not obstruct or permit the obstruction of any parking area, adjoining street or sidewalk, except to the
extent commercially necessary. 
 Section 8.2. Governmental Requirements. Tenant, at its own cost and expense
(except as set forth in Section 8.1), shall promptly comply with any and all governmental requirements affecting the Premises or any part thereof, irrespective of the nature of the work required to be done, extraordinary as well as ordinary,
whether or not the same involve or require any structural changes or additions in or to the Improvements and irrespective of whether or not such changes or additions be required on account of any particular use to which the Premises or any part
thereof are being put. 

  
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 Section 8.3. Tenant’s Responsibilities. Except as set forth in
Section 8.1, Landlord shall not be required to furnish any services or facilities whatsoever to the Premises. Except for the amortization provision of Section 8.1, Tenant hereby assumes full and sole responsibility for the condition,
operation, repair, alteration, replacement, maintenance and management of the Premises. Landlord shall not be responsible for any loss or damage to the person or property of Tenant, any guests or invitees, any persons using or working on the
Premises, or any persons claiming by, through or under, or any agents, employees, heirs, legal representatives, successors or assigns of, any of the foregoing. Notwithstanding the foregoing, Landlord shall be responsible for the gross negligence or
willful misconduct of Landlord, its affiliates and their employees. 
 Section 8.4. Maintenance Contract. At
Landlord’s option, Tenant shall enter into a maintenance contract, in form and substance and with a firm reasonably satisfactory to Landlord, for the maintenance of the Improvements or portions thereof as designated by Landlord. 

Section 8.5. Landlord’s Performance of Tenant’s Obligations. Landlord, at its option, may perform the maintenance
obligations required to be performed by Tenant pursuant to this Article VIII, to the extent not performed by Tenant. All costs incurred by Landlord shall constitute Additional Rent payable immediately on demand, which shall accrue interest from the
date incurred until the date paid at the Default Rate. 
 ARTICLE IX. 

Tenant’s Insurance 
 Section 9.1. Commercial General Liability and Workers Compensation Insurance. At all times during the Term of this Lease, Tenant, at its own expense, shall maintain, with insurance companies
which are authorized to do business in the State of New Jersey and which are reasonably acceptable to Landlord, the following commercial general liability and workers compensation insurance (including employer’s liability insurance):

 (a) Commercial General Liability Insurance. Written on an occurrence basis, insuring against claims for
bodily and personal injury, death and property damage occurring in connection with the use and occupancy of the Premises by Tenant and shall name by specific endorsement Landlord and Landlord’s mortgagee, if any, as additional insureds. The
coverage afforded the additional, insureds under the Tenant’s policy shall be primary insurance. Commercial General Liability Insurance shall afford a limit of at least $2,000,000.00 for each occurrence and at least a $5,000,000.00 annual
aggregate with respect to bodily injury or death to persons and at least $2,000,000.00 for each occurrence and at least a $2,000,000.00 annual aggregate with respect to property damage. 

(b) Workers Compensation Insurance. Workers compensation insurance shall meet or exceed the statutory requirements
set by the state where the Premises is located and shall include occupational disease insurance and employer’s liability insurance. 
 (c) Contents Insurance. Insurance in commercially reasonable amounts and on commercially reasonable terms, against fire, sprinkler leakage, vandalism, and the

  
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extended coverage perils for the full insurable value of all contents of Tenant within the Premises, and of all office furniture, trade fixtures, office equipment, merchandise and all other items
of Tenant’s property on the Premises and business interruption insurance in commercially reasonable amounts and on commercially reasonable terms. 
 Tenant shall deliver to Landlord, at least fifteen (15) days prior to the earlier of (i) the Commencement Date of this Lease or (ii) the date Tenant takes possession of the Premises,
certificates of the insurance required by this Section 9.1 and evidence of payment of all premiums. Such policies of insurance shall be renewed and certificates of the new policies and evidence of payment of all premiums shall be deposited with
Landlord at least forty-five (45) days prior to the expiration of the old policies. 
 Section 9.2. Policies.
All insurance policies shall be written with insurance companies and shall be in form reasonably satisfactory to Landlord. All insurance policies shall name Landlord as an additional insured and loss payee as its interest may appear and shall
provide that they may not be terminated or modified in any way which would materially decrease the protection afforded Landlord under this Lease without thirty (30) days’ advance written notice to Landlord. All policies shall also contain
an endorsement that Landlord, although named as an additional insured, shall nevertheless be entitled to recover for damages caused by the negligence of Tenant. The minimum limits of insurance specified in this Article IX shall in no way limit or
diminish Tenant’s liability under this Lease. Upon Tenant’s default in obtaining or delivering the certificates for any such insurance or Tenant’s failure to pay the charges therefor, Landlord may, at its option, on or after the tenth
(10th) day after written notice thereof is given to Tenant, procure or pay the charges for any such policy or policies and the total cost and expense (including reasonable attorneys’ fees) thereof shall be immediately paid by Tenant to
Landlord as Additional Rent upon receipt of a bill therefor, and any amount not so paid shall bear interest at the Default Interest Rate from the date advanced. Any minimum amount of coverage specified above shall be subject to increase at any time,
and from time to time, if Landlord shall reasonably deem same to be necessary for adequate protection. Within thirty (30) days after demand by Landlord that the minimum amount of any coverage be so increased, Tenant shall furnish Landlord with
evidence of Tenant’s compliance with such demand. Tenant may maintain the insurance required under this Section 9 as part of a blanket policy covering all of Tenant’s property and businesses, provided that the coverages required under
Section 9.1 are maintained. 
 Section 9.3. Adjustment. So long as this Lease remains in effect, the proceeds
of any such insurance which are received by Tenant shall be used by Tenant to repair or replace the property so insured. 

ARTICLE X. 
 Hazard Insurance 
 Section 10.1. Kinds and Amounts.
Tenant, at its sole cost, shall at all times during the Term of this Lease keep in full force and effect insurance on all Improvements against loss by fire and lightning, the risks covered by what is commonly known as extended coverage, malicious
mischief and vandalism, and all other risks of direct physical loss in an amount equal to the full replacement value on the replacement form basis, of such Improvements. The policy 

  
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or policies evidencing such insurance shall be written by a company or companies reasonably satisfactory to Landlord and to Landlord’s mortgagee, if any, and authorized to do business in the
state where the Premises is located, shall name Landlord as the insured thereunder, and shall provide that losses shall be paid to Landlord or its mortgagee, if applicable. At the request of Landlord, a mortgage clause shall be included in said
policies covering Landlord’s mortgagee, if any. Tenant shall provide evidence of such policy or policies to Landlord at any time and in any event within thirty (30) days prior to the expiration of any such policy or policies. 

Section 10.2. Insurance Appraisals. From time to time during the Term hereof (but in no event more frequently than once every
two (2) years) upon the request of Landlord, or Landlord’s mortgagee, if any, Tenant shall furnish to Landlord, at Tenant’s expense, insurance appraisals, satisfactory to Landlord, as such are regularly and ordinarily made by or for
the benefit of insurance companies, in order to determine the then replacement value of the Improvements. 
 Section 10.3.
Waiver of Recovery. Landlord and Tenant hereby waive all claims for recovery from the other party for any loss or damage (whether or not such loss or damage is caused by negligence of the other party and, notwithstanding any provision or
provisions contained in this Lease to the contrary) to any person or 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 only when it is permitted by the applicable policy of insurance. Each policy of insurance shall either (i) contain a waiver of subrogation by insurer against Landlord or Tenant, as the case may be, or (ii) include the name of the
Landlord or Tenant, as the case may be, as an additional insured, but not as a party to whom any loss shall be made payable. 

ARTICLE XI 
 Damage or Destruction 
 Section 11.1. Damage or Destruction
by Fire or Casualty. In the event the Premises are damaged by fire, explosion or other casualty, Landlord shall diligently proceed with respect to the proposed restoration promptly after receipt of the insurance proceeds. Landlord shall commence
the repair, restoration or rebuilding thereof and shall complete such restoration, repair or rebuilding within twelve (12) months after the receipt of such proceeds, subject to extension due to delay because of changes, deletions, or additions
in construction requested by Tenant, acts of Tenant, strikes, lockouts, casualties, acts of God, war, fuel or energy shortages, material or labor shortages, governmental regulation or control, severe weather conditions or other causes beyond the
control of Landlord (“Extension Events”). In the event of any such casualty all insurance proceeds shall be payable to Landlord. In no event shall Landlord be required to repair or replace any alterations or improvements made by
Tenant which are not related to the Improvements, Tenant’s Equipment (as hereinafter defined) or any other fixtures, furnishing and personal property of Tenant. Tenant agrees that in the event the amount of the insurance proceeds received by
Landlord are less than the amount required to be expended to restore the Premises, Landlord or Tenant, at its election made within thirty (30) days following Landlord’s delivery to Tenant of written notice of the insufficiency of insurance
proceeds, may terminate this Lease. Landlord’s obligation to repair, restore or rebuild the Premises shall be limited to 

  
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restoring the Premises to substantially the condition in which the same existed prior to the casualty. Rent and all other charges payable by Tenant hereunder shall abate on a prorata basis during
the period of such repair, restoration or rebuilding such that Tenant shall not be required to pay Rent with respect to the portion of the Premises that are not useable by Tenant during such period. In the event the casualty causes fifty percent
(50%) or more of the Premises to be untenantable, as determined by an independent contractor, either Landlord or Tenant may terminate this Lease as of the date of such casualty by providing notice to the other within thirty (30) days after
such determination has been made by the independent contractor, in which event, all insurance proceeds shall be paid to Landlord. 
 ARTICLE XII. 
 Liens 

Section 12.1. Lien Claims. Tenant shall not do any act which shall in any way encumber the title of Landlord in and to the
Premises, nor shall any interest or estate of Landlord in the Premises be in any way subject to any claim by way of lien or encumbrance, whether by operation of law or by virtue of any express or implied contract by Tenant, and any claim to or lien
upon the Premises arising from any act or omission of Tenant shall accrue only against the leasehold estate of Tenant and shall in all respects be subject and subordinate to the paramount title and rights of Landlord in and to the Premises. Tenant
will not permit the Premises to become subject to any mechanics’, laborers’ or materialmen’s lien on account of labor or material furnished to Tenant or claimed to have been furnished to Tenant in connection with the work of any
character performed or claimed to have been performed on the Premises by or at the direction or sufferance of Tenant; provided, however, that Tenant shall have the right to contest in good faith and with reasonable diligence, the validity of any
such lien or claimed lien if Tenant shall first either (a) give to Landlord an amount equal to one hundred fifty percent (150%) of the amount of the lien or claimed lien which, together with interest earned thereon, which amount shall be
held by Landlord as security to insure payment thereof and to prevent any sale, foreclosure or forfeiture of the Premises by reason of non-payment thereof or (b) provide title insurance or bond over such lien in a manner reasonably satisfactory
to Landlord. The amount so deposited with Landlord shall be held by Landlord in an account established at a federally insured banking institution until satisfactory removal of said lien or claim of lien. On any final determination of the lien or
claim for lien, Tenant will immediately pay any judgment rendered, with all proper costs and charges, and will, at its own expense, have the lien released and any judgment satisfied. Should Tenant fail to diligently contest and pursue such lien
contest, Landlord may, at its option, use the sums so deposited to discharge any such lien and upon the satisfaction of such lien or encumbrance Landlord shall pay all such sums remaining on deposit to Tenant. 

Section 12.2. Landlord’s Right to Cure. If Tenant shall fail to contest the validity of any lien or claimed lien or fail
to give security to Landlord to insure payment thereof, or shall fail to prosecute such contest with diligence, or shall fail to have the same released and satisfy any judgment rendered thereon, then Landlord may, at its election (but shall not be
so required), remove or discharge such lien or claim for lien (with the right, in its discretion, to settle or compromise the same), and any amounts advanced by Landlord, including reasonable attorneys’ fees, for such purposes shall be so much
Additional Rent due from Tenant to Landlord at the next 

  
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rent date after any such payment, with interest thereon at the Default Rate from the date so advanced. 
 ARTICLE XIII. 
 Alterations and Improvements

 Section 13.1. Alterations. Tenant shall not at any time during the Term of this Lease make any openings
in the roof or exterior walls of the Building or make any alteration, addition or improvement to the Premises (collectively, “Alterations”) or any portion thereof without, in each instance, the prior written consent of Landlord
which consent, as to non-structural or non-systems repairs, shall not be unreasonably withheld. Notwithstanding the preceding sentence, Tenant may make non-structural Alterations without obtaining Landlord’s prior written consent, provided the
total cost of such non-structural Alteration is less than Twenty Thousand Dollars ($20,000.00) per occurrence and less than Fifty Thousand Dollars ($50,000.00) in the aggregate per calendar year. No Alteration to the Premises for which
Landlord’s consent is required shall be commenced by Tenant until Tenant has furnished Landlord with a satisfactory certificate or certificates from an insurance company acceptable to Landlord, evidencing workmen’s compensation coverage,
and insurance coverage in amounts satisfactory to Landlord and protecting Landlord against public liability and property damage to any person or property, on or off the Premises, arising out of and during the making of such Alterations. Any
Alteration by Tenant hereunder shall be done in a good and workmanlike manner in compliance with any applicable governmental law, statute, ordinance or regulation. Upon completion of any Alteration by Tenant hereunder, Tenant shall furnish Landlord
with a copy of the “as built” plans covering such construction. Tenant, at its sole cost and expense, will make all Alterations on the Premises which may be necessary by the act or neglect of any other person or corporation (public or
private), except for Landlord, its agents, employees or contractors. Before commencing any Alterations (a) plans and specifications therefor, prepared by a licensed architect, shall be submitted to and approved by Landlord, which approval shall
not be unreasonably withheld or delayed; (b) Tenant shall furnish to Landlord an estimate of the cost of the proposed work, certified by the architect who prepared such plans and specifications; (c) all contracts for any proposed work
shall be submitted to and approved by Landlord, which approval shall not be unreasonably withheld or delayed; and (d) Tenant shall either furnish to Landlord a bond in form and substance satisfactory to Landlord, or such other security
reasonably satisfactory to Landlord to insure payment for the completion of all work free and clear of liens. Tenant further agrees that all contractors engaging in any construction activity by and for the benefit of Tenant for which Landlord’s
consent shall be required shall obtain commercial general liability, worker’s compensation and such other liability insurance in such amounts as may be reasonably required by Landlord naming Landlord as an additional insured and providing
liability coverage during all phases of construction including, without limitation: (a) contractor’s and owners protection; (b) blanket contractual liability coverage; (c) broad form property damage insurance; and
(d) statutory worker’s compensation coverage and employer’s liability coverage. Prior to the commencement of any construction activity, certificates of such insurance coverages shall be provided to Landlord. Before commencing any
Alteration, Tenant shall provide Landlord with a written certification that the Alteration does not have any adverse environmental impact on the Premises. 

  
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 Section 13.2. Ownership of Alterations. All Alterations (except Tenant’s
Equipment, as defined hereinafter), put in at the expense of Tenant shall become the property of Landlord and shall remain upon and be surrendered with the Premises as a part thereof at the termination of this Lease, or at Landlord’s option
shall be removed. 
 Section 13.3. Signs. Tenant shall not place any signs on any part of the Premises without the
prior written consent of Landlord, which consent shall not be unreasonably withheld or delayed. 
 Section 13.4.
Environmental Impact. Notwithstanding any other term, covenant or condition contained in this Lease, in the event that any Alteration has any adverse environmental impact on the Premises, Landlord may deny Tenant the right to proceed in
Landlord’s sole and absolute discretion. 
 ARTICLE XIV. 

Condemnation 
 Section 14.1. Taking: Lease to Terminate. In the event the whole of the Premises shall be taken as a result of the exercise of the power of eminent domain or condemned for a public or
quasi-public use or purpose or by any competent authority or sold to the condemning authority under threat of condemnation, or in the event a portion of the Premises shall be taken or sold as a result of such event, and as a result thereof, the
balance of the Premises cannot be used for the same purpose as before such taking, sale or condemnation, then, and in either of such events, the Term of this Lease shall terminate as of the date of vesting of title pursuant to such proceeding or
sale. The total award, compensation or damages received from such proceeding or sale (collectively, the “Award”), shall be paid to and be the property of Landlord, whether the Award shall be made as compensation for diminution of
the value of the leasehold or the fee of the Premises or otherwise, and Tenant hereby assigns to Landlord, all of Tenant’s right, title and interest in and to the Award. Tenant shall execute, immediately upon demand of Landlord, such documents
as may be necessary to facilitate collection by Landlord of any such Award. Tenant may pursue a separate award for improvements made by Tenant and for its moving expenses, provided such award does not reduce Landlord’s Award. 

Section 14.2. Taking: Lease to Continue. In the event only a part of the Premises shall be taken as a result of the exercise
of the power of eminent domain or condemned for a public or quasi-public use or purpose by any competent authority or sold to the condemning authority under threat of condemnation, and as a result thereof the balance of the Premises can be used for
the same purpose as before such taking, sale or condemnation, this Lease shall not terminate and Landlord, at its sole cost and expense, shall promptly repair and restore the Premises, subject to any Extension Events and the Base Rent shall be
reduced in proportion to the reduction in utility of the Premises caused by such condemnation. Any Award paid as a consequence of such taking, sale, or condemnation, shall be paid to Landlord. Any sums not so disbursed shall be retained by Landlord.

  
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 ARTICLE XV. 

Rent Absolute 
 Section 15.1. Rent Absolute. This Lease shall be deemed and construed to be a “net lease” and, except as otherwise specifically provided in this Lease, Tenant agrees to pay
all costs and expenses of every kind and nature whatsoever, ordinary and extraordinary, arising out of or in connection with the ownership, maintenance, repair, replacement, use and occupancy of the Premises during the Term of this Lease, which,
except for the execution and delivery hereof, would otherwise have been payable by Landlord. 
 ARTICLE XVI.

 Assignment — Subletting by Tenant 

Section 16.1. No Assignment, Subletting or Other Transfer. Tenant shall not assign this Lease or any interest hereunder, nor
shall Tenant sublet or permit the use or occupancy of the Premises or any part thereof by anyone other than Tenant, without the express prior written consent of Landlord, which consent shall not be unreasonably withheld. No assignment or subletting
shall relieve Tenant of its obligations hereunder, and Tenant shall continue to be liable as a principal and not as a guarantor or surety, to the same extent as though no assignment or sublease had been made, unless specifically provided to the
contrary in Landlord’s consent. Consent by Landlord pursuant to this Article shall not be deemed, construed or held to be consent to any additional assignment or subletting, but each successive act shall require similar consent of Landlord.
Landlord shall be reimbursed by Tenant for any costs or expenses reasonably incurred pursuant to any request by Tenant for consent to any such assignment or subletting. In consideration of the granting or denying of consent, Landlord may at its
option, take into consideration: (i) the business reputation and credit worthiness of the proposed subtenant or assignee; (ii) any required alteration of the Premises; (iii) the intended use of the Premises by the proposed subtenant
or assignee; and (iv) any other factors which Landlord shall deem relevant. 
 Section 16.2. Operation of Law.
Tenant shall not allow or permit any transfer of this Lease, or any interest hereunder, by operation of law, or convey, mortgage, pledge or encumber this Lease or any interest hereunder. 

Section 16.3. Unpermitted Transaction. Any assignment, subletting, use, occupancy, transfer or encumbrance of this Lease or
the Premises without Landlord’s prior written consent shall be of no effect and shall, at the option of Landlord, constitute a default under this Lease. 
 ARTICLE XVII. 
 Indemnity for Litigation 

Section 17.1. Indemnity for Litigation. Each party (the “Indemnifying Party”) agrees to pay, and to indemnify and
defend the Indemnified Party against, all costs and expenses (including reasonable attorneys’ fees) incurred by or imposed upon the Indemnified Party by or 

  
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in connection with any litigation to which the Indemnified Party becomes or is made a party without fault on its part, whether commenced by or against it, or any other person or entity or that
may be incurred by the Indemnified Party in enforcing any of the covenants and agreements of this Lease, relating to the Premises or this Lease, or in obtaining possession of the Premises after an Event of Default hereunder or upon expiration or
earlier termination of this Lease. The provisions of this Section 17.1 shall survive the expiration or earlier termination of this Lease. 
 ARTICLE XVIII. 
 Estoppel Certificates 

Section 18.1. Estoppel Certificates. Tenant agrees that on the Effective Date and at any time and from time to time
thereafter, and upon not less than ten (10) days’ prior written request by Landlord, it will execute, acknowledge and deliver to Landlord, or Landlord’s mortgagee, to the extent factually accurate, a statement in writing certified to
any prospective purchaser or mortgagee that the Landlord is not currently in default of the Lease, all rent has been paid through the date of the written statement and that the Lease is in full force and effect. 

ARTICLE XIX. 
 Inspection of Premises 
 Section 19.1. Inspections.
Tenant agrees to permit Landlord and any authorized representatives of Landlord, to enter the Premises at all reasonable times during business hours upon reasonable prior notice, for the purpose of inspecting the same. Any such inspections shall be
solely for Landlord’s purposes and may be not relied upon by Tenant or any other person. 
 Section 19.2.
Signs. Tenant agrees to permit Landlord and any authorized representative of Landlord to enter the Premises at all reasonable times during business hours to exhibit the same for the purpose of sale and mortgage. Landlord may display on the
Premises customary “For Sale” signs. During the last six (6) months of the Term, Tenant agrees to permit Landlord and any authorized representative of Landlord to enter the Premises at all reasonable times during business hours
to exhibit the same for the purpose of leasing. Within such last six (6) months of the Term, Landlord may display on the Premises customary “For Rent” signs. 

ARTICLE XX. 
 Fixtures 
 Section 20.1. Building Fixtures. All
Improvements and all plumbing, heating, lighting, electrical and air-conditioning fixtures and equipment, and other articles of personal property used in the operation of the Premises (as distinguished from operations incident to the business of
Tenant), whether or not attached or affixed to the Premises (“Building Fixtures”), shall be and remain a part of the Premises and shall constitute the property of Landlord. Notwithstanding the foregoing, Building Fixtures shall not
include Tenant’s Equipment, as defined below. 
 Section 20.2. Tenant’s Equipment. All of Tenant’s
trade fixtures and all personal property, fixtures, apparatus, machinery and equipment now or hereafter located upon the 

  
 18 

 
Premises, other than Building Fixtures, shall be and remain the personal property of Tenant, and the same are herein referred to as “Tenant’s Equipment.” 

Section 20.3. Removal of Tenant’s Equipment. Tenant’s Equipment may be removed from time to time by Tenant;
provided, however, that if such removal shall injure or damage the Premises, Tenant shall repair the damage and place the Premises in the same condition as they were on the Effective Date, ordinary wear and tear excepted. 

ARTICLE XXI. 
 Default 
 Section 21.1. Events of Default. Tenant agrees
that any one or more of the following events shall be considered “Events of Default” as said term is used herein: 
 (a) If an order, judgment or decree shall be entered by any court adjudicating Tenant a bankrupt or insolvent, or approving a petition seeking reorganization of Tenant or appointing a receiver, trustee or
liquidator of Tenant, or of all or a substantial part of its assets, and such order, judgment or decree shall continue unstayed and in effect for any period of sixty (60) days; or 

(b) Tenant shall file an answer admitting the material allegations of a petition filed against Tenant in. any bankruptcy,
reorganization or insolvency proceeding or under any laws relating to the relief of debtors, readjustment of indebtedness, reorganization, arrangement, composition or extension; or 

(c) Tenant shall make an assignment for the benefit of creditors or shall apply for or consent to the appointment of a
receiver, trustee or liquidator of Tenant, or any of the assets of Tenant; or 
 (d) Tenant shall file a
voluntary petition in bankruptcy, or shall admit in writing its inability to pay its debts as they come due, or shall file a petition or an answer seeking reorganization or arrangement with creditors or take advantage of any insolvency law; or

 (e) A decree or order appointing a receiver of the property of Tenant shall be made and such decree or order
shall not have been vacated within sixty (60) days from the date of entry or granting thereof; or 
 (f)
Tenant shall vacate the Premises or abandon same during the Term hereof; or 
 (g) Tenant shall default in making
any payment of Rent or other payment required to be made by Tenant hereunder within five (5) days following the date when due as herein provided; or 
 (h) Tenant shall be in default in the performance of or compliance with any of the agreements, terms, covenants or conditions in this Lease other than those referred to

  
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in the foregoing subparagraphs (a) through (g) of this Section for a period of thirty (30) days after notice from Landlord to Tenant specifying the items in default. 

Section 21.2. Remedies. If any Event of Default shall have occurred and be continuing, Landlord shall have the right at its
election, to give Tenant written notice of Landlord’s intention to terminate the Term hereof on a date specified in such notice. Upon the giving of such notice, the Term of this Lease shall expire and terminate on such date as fully and
completely and with the same effect as if such date were the date hereinbefore fixed for the expiration of the Term, and all rights of Tenant hereunder shall expire and terminate, but Tenant shall remain liable as hereinafter provided. 

If an Event of Default shall have occurred and be continuing, Landlord shall upon notice to Tenant have the immediate right, whether or
not the Term shall have been terminated pursuant to the preceding paragraph, to re-enter, with due process of law, and repossess the Premises or any part thereof by force, summary proceedings, ejectment or otherwise and the right to remove all
persons and property therefrom. Landlord shall be under no liability for or by reason of any such entry, repossession or removal. No such re-entry or taking of possession of the Premises by Landlord shall be construed as an election on
Landlord’s part to terminate the Term unless a written notice of such intention be given to Tenant pursuant to the preceding paragraph, or unless the termination of this Lease be decreed by a court of competent jurisdiction. 

At any time or from time to time after the repossession of the Premises or any part thereof pursuant to the preceding paragraph, whether
or not the Term shall have been terminated pursuant to this Section 21.2, Landlord may (but shall be under no obligation to) relet the Premises or any part thereof for the account of Tenant, in the name of Tenant or Landlord or otherwise,
without notice to Tenant, for such term or terms (which may be greater or less than the period which would otherwise have constituted the balance of the Term) and on such conditions (which may include concessions or free rent) and for such uses as
Landlord, in its absolute discretion, may determine, and Landlord may collect and receive any rents payable by reason of such reletting. Landlord shall not be responsible or liable for any failure to collect any rent due upon any such reletting.

 No expiration or termination of the Term pursuant to this Section 21.2, by operation of law or otherwise, and no
repossession of the Premises or any part thereof pursuant to this Section 21.2 or otherwise, and no reletting of the Premises or any part thereof pursuant to this Section 21.2, shall relieve Tenant of its liabilities and obligations
hereunder, all of which shall survive such expiration, termination, repossession or reletting. 
 In the event Landlord
repossesses the Premises or any part thereof by reason of the occurrence of an Event of Default but does not terminate the Term hereof, Tenant will pay to Landlord the Base Rent, Additional Rent and other sums required to be paid by Tenant to and
including the date of such repossession; and, thereafter, until the end of what would have been the Term in the absence of such repossession, and whether or not the Premises or any part thereof shall have been relet, Tenant shall be liable to
Landlord for, and shall pay to Landlord, as liquidated and agreed current damages the Base Rent, Additional Rent and other sums which would be payable under this Lease by Tenant in the absence of such expiration, termination or repossession, less
the net proceeds, if any, of any reletting effected for the account of Tenant 

  
 20 

 
pursuant to this Section 21.2, after deducting from such proceeds all of Landlord’s reasonable expenses in connection with such reletting (including, without limitation, all
repossession costs, customary brokerage commissions, legal expenses, attorneys’ fees, employees’ expenses, alteration costs and expenses of preparation for such reletting). Tenant will pay such current damages on the days on which the Base
Rent and Additional Rent would have been payable under this Lease in the absence of such expiration, termination or repossession, and Landlord shall be entitled to recover the same from Tenant on each such day. 

In the event that Landlord terminates the Term hereof, Tenant will pay to Landlord all Rent and other sums due and payable by Tenant
through the date of termination, plus (1) an amount equal to the present value of the Rent and other sums, provided herein to be paid by Tenant for the remainder of the Term, (taking into account the time and expense necessary to obtain a
replacement tenant or tenants, if any, including expenses relating to repossession of the Premises, preparation for reletting and for reletting itself), (2) the unamortized cost of leasehold improvements, additions and Alterations, if any, paid
for by Landlord pursuant to this Lease, and (3) the cost of performing any other covenants to be performed by Tenant. 

Nothing in this Section 21.2 is intended to, or shall, obviate any statutory or common law duty to mitigate damages incumbent on
Landlord upon its exercise of its remedies hereunder. 
 ARTICLE XXII. 

Landlord’s Performance of Tenant’s Covenants 

Section 22.1. Landlord’s Performance of Tenant’s Covenants. Should Tenant at any time fail to do any act or make
any payment required to be done or made by it under the provisions of this Lease, Landlord, at its option, may (but shall not be required to) do the same or cause the same to be done, and the amounts paid and expenses incurred by Landlord in
connection therewith shall be so much Additional Rent due on the next rent date after such payment, together with interest at the Default Rate from the date of payment. 
 ARTICLE XXIII. 
 Exercise of Remedies 

Section 23.1. Cumulative Remedies. No remedy contained herein or otherwise conferred upon or reserved to Landlord, shall be
considered exclusive of any other remedy, but the same shall be cumulative and shall be in addition to every other remedy given herein, now or hereafter existing at law or in equity or by statute, and every power and remedy given by this Lease to
Landlord may be exercised from time to time and as often as occasion may arise or as may be deemed expedient. No delay or omission of Landlord to exercise any right or power arising from any default shall impair any such right or power or shall be
construed to be a waiver of any such default or an acquiescence therein. 
 Section 23.2. No Waiver. No waiver of
any breach of any of the covenants of this Lease shall be construed, taken or held to be a waiver of any other breach, or a waiver, acquiescence in or consent to any further or succeeding breach of the same covenant. The acceptance by

  
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Landlord of any payment of Rent or other sums payable hereunder after the termination by Landlord of this Lease or of Tenant’s right to possession hereunder shall not, in the absence of
agreement in writing to the contrary by Landlord, be deemed to restore this Lease or Tenant’s right to possession hereunder, as the case may be, but shall be construed as a payment on account and not in satisfaction of damages due from Tenant
to Landlord. Receipt of Rent by Landlord, with knowledge of any breach of this Lease by Tenant or of any default by Tenant in the observance or performance of any of the conditions or covenants of this Lease, shall not be deemed to be a waiver of
any provision of this Lease. 
 Section 23.3. Equitable Relief. In the event of any breach by Tenant of any of the
agreements, terms, covenants or conditions contained in this Lease, Landlord shall be entitled to enjoin such breach and shall have the right to invoke any right and remedy allowed at law or in equity or by statute or otherwise as though re-entry,
summary proceedings, and other remedies were not provided for in this Lease. 
 ARTICLE XXIV. 

Subordination to Mortgages 
 Section 24.1. Subordination. Landlord may execute and deliver a mortgage or trust deed in the nature of a mortgage (both sometimes hereinafter referred to as a “Mortgage”)
against the Premises or any portion thereof. This Lease and the rights of Tenant hereunder shall automatically, and without the requirement of the execution of any further documents, be and are hereby made expressly subject and subordinate at all
times to the lien of any Mortgage now or hereafter encumbering any portion of the Improvements, and to all advances made or hereafter to be made upon the security thereof provided such lender does not disturb Tenant’s possession hereunder as
long as (i) Tenant is not in default hereunder, (ii) upon the written direction of mortgagee Tenant pay all rents arising under this Lease as directed by such mortgagee; (iii) in the event such mortgagee enforces its rights under the
Mortgage or such lease is terminated due to a default by Landlord, Tenant will, upon request of any person succeeding to the interest of Landlord in the Premises (“successor in interest”) as the result of said enforcement, automatically
attorn to such successor in interest, without any change in terms or other provisions of this Lease; provided, however, that said successor in interest shall not be: (a) liable for any previous act or omission of any prior landlord, including
Landlord, under this Lease except for acts or omissions that arise and/or exist after such successor in interest takes title to the Premises; (b) bound by any payment of rent or additional rent for more than one month in advance, except
payments in the nature of security, but only to the extent such payments have been delivered to such successor in interest; (c) bound by any modifications to the Lease (including any agreement providing for early termination or cancellation of
the Lease) made without any requisite consent of the mortgagee or any such successor in interest; (d) bound by any covenant or obligation of Landlord to perform, undertake or complete any work in the Premises or to prepare it for occupancy;
(e) bound by any obligation to make any payment to Tenant or to grant any credits, except for service, repairs, maintenance and restoration provided for under this Lease to be performed by Landlord after the date of Tenant’s attornment;
(f) responsible for any funds, including security deposits, owing to Tenant unless delivered by Landlord to such successor in interest; or (g) subject to any demands, credits, claims, counterclaims, offsets or defenses which Tenant might
have against any prior landlord, including Landlord. Notwithstanding the foregoing, Tenant agrees to execute and deliver such instruments 

  
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(which instruments Tenant agrees will be in form and substance satisfactory to the mortgagee of such Mortgage, in its sole discretion) subordinating this Lease to the lien of any Mortgage entered
into by Landlord after the execution of this Lease provided that any such instruments shall contain language that such mortgagee shall not disturb Tenant’s possession hereunder as long as Tenant is not in default hereunder and attorns to the
record owner of the Premises. Notwithstanding anything to the contrary contained herein, any mortgagee under a Mortgage may, by notice in writing to the Tenant, subordinate its Mortgage to this Lease. 

ARTICLE XXV. 
 Indemnity and Waiver 
 Section 25.1. Tenant’s
Indemnity. Tenant will protect, indemnify and save Landlord, its partners, shareholders, employees, officers, directors, agents and their respective successors and assigns harmless from and against all liabilities, obligations, claims, damages,
penalties, causes of action, costs and expenses (including without limitation, reasonable attorneys’ fees and expenses) imposed upon, incurred by or asserted against Landlord by reason of (a) any accident, injury to or death of persons or
loss of or damage to property occurring on or about the Premises or any part thereof or the adjoining properties, sidewalks, curbs, streets or ways, or resulting from an act or omission of Tenant or anyone claiming by, through or under Tenant;
(b) any failure on the part of Tenant to perform or comply with any of the terms of this Lease or any other agreements affecting the Premises; (c) the use, occupation, condition, or operation of the Premises or any part thereof; or
(d) performance of any labor or services or the furnishing of any materials or other property in respect of the Premises or any part thereof. In case any action, suit or proceeding is brought against Landlord by reason of any such occurrence,
Tenant will, at Tenant’s sole expense, resist and defend such action, suit or proceeding, or cause the same to be resisted and defended with counsel acceptable to Landlord. Notwithstanding the foregoing, Tenant shall not be responsible for the
gross negligence and willful misconduct of Landlord, its affiliates or their employees: (a) resulting in any accident, injury to or death of persons or loss of or damage to property occurring on or about the Premises or any part thereof or the
adjoining properties, sidewalks, curbs, streets or ways; and (b) with respect to the performance of any labor or services or the furnishing of any materials or other property in respect of the Premises or any part thereof. 

Section 25.2. Landlord’s Indemnity. Landlord will protect, indemnify and save Tenant, its partners, shareholders,
employees, officers, directors, agents and their respective successors and assigns harmless from and against all liabilities, obligations, claims, damages, penalties, causes of action, costs and expenses (including without limitation, reasonable
attorneys’ fees and expenses) imposed upon, incurred by or asserted against Tenant by reason of: (a) any failure on the part of Landlord to perform or comply with any of the terms of this Lease, or (b) the gross negligence or willful
misconduct of Landlord, its affiliates or other employees. In case any action, suit or proceeding is brought against Tenant by reason of any such occurrence, Landlord will, at Landlord’s sole expense, resist and defend such action, suit or
proceeding, or cause the same to be resisted and defended with counsel acceptable to Tenant. 
 Section 25.3. Waiver of
Claims. Tenant waives all claims it may have against Landlord and Landlord’s agents for damage or injury to person or property sustained by Tenant or any 

  
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persons claiming through Tenant or by any occupant of the Premises, or by any other person, resulting from any part of the Premises becoming out of repair, or resulting from any accident on or
about the Premises or resulting directly or indirectly from any act or neglect of any person, to the extent permitted by law; provided, however, Tenant does not hereby waive claims for the gross negligence and willful misconduct of Landlord, its
affiliates and their employees. This Section 25.3 shall include, but not by way of limitation, damage caused by water, snow, frost, steam, excessive heat or cold, sewage, gas, odors, or noise, or caused by bursting or leaking pipes or plumbing
fixtures, and shall apply equally whether any such damage results from the act or neglect of Tenant or of any other person to the extent permitted by law, and whether such damage be caused or result from any thing or circumstance above mentioned or
referred to, or to any other thing or circumstance whether of a like nature or of a wholly different nature; provided, however, Tenant does not hereby waive claims for the gross negligence and willful misconduct of Landlord, its affiliates and their
employees. All Tenant’s Equipment and other personal property belonging to Tenant or any occupant of the Premises that is in or on any part of the Premises shall be there at the risk of Tenant or of such other person only, and Landlord shall
not be liable for any damage thereto or for the theft or misappropriation thereof. 
 ARTICLE XXVI. 

Surrender 
 Section 26.1. Condition. Upon the termination of this Lease, whether by forfeiture, lapse of time or otherwise, or upon the termination of Tenant’s right to possession of the Premises,
Tenant will at once surrender and deliver up the Premises to Landlord, broom clean, in as good order, condition and repair as on the Effective Date, reasonable wear and tear excepted. Any damage caused by removal of Tenant from the Premises,
including any damages caused by removal of Tenant’s Equipment as herein defined, shall be repaired and paid for by Tenant prior to the expiration of the Term. 
 All Alterations, temporary or permanent, excluding Tenant’s Equipment, in or upon the Premises placed there by Tenant, shall become Landlord’s property and shall remain upon the Premises upon
such termination of this Lease by lapse of time or otherwise, without compensation or allowance or credit to Tenant, unless, subject to Section 13.2 above, Landlord requests their removal. If Landlord so requests removal of said Alterations and
Tenant does not make such removal by the termination of this Lease, or within ten (10) days after such request, whichever is later, Landlord may remove the same and deliver the same to any other place of business of Tenant or warehouse same,
and Tenant shall pay the cost of such removal, delivery and warehousing to Landlord on demand. 
 Section 26.2. Removal
of Tenant’s Equipment. Upon the termination of this Lease by lapse of time, or otherwise, Tenant may remove Tenant’s Equipment; provided, however, that Tenant shall repair any injury or damage to the Premises which may result from such
removal. If Tenant does not remove Tenant’s Equipment from the Premises prior to the end of the Term, however ended, Landlord may, at its option, remove the same and deliver the same to any other place of business of Tenant or warehouse the
same, and Tenant shall pay the cost of such removal (including the repair of any injury or damage to the Premises resulting from such removal), delivery and warehousing to Landlord on demand, or Landlord may treat Tenant’s

  
 24 

 
Equipment as having been conveyed to Landlord with this Lease as a Bill of Sale, without further payment or credit by Landlord to Tenant. 

Section 26.3. Holdover. If Tenant retains possession of the Premises or any part thereof after the termination of the Term,
by lapse of time and otherwise, then for the first two (2) months after the termination of the Term, Tenant shall pay to Landlord monthly rent in an amount equal to one hundred fifty percent (150%) of the monthly Rent payable for the month
immediately preceding such holding over, and thereafter, shall pay monthly rent at double the rate payable for the month immediately preceding said holding over (including increases for Additional Rent which Landlord may reasonably estimate),
computed on a per-month basis, for each month or part thereof (without reduction for any such partial month) that Tenant thus remains in possession, and in addition thereto, Tenant shall pay Landlord all actual damages sustained by reason of
Tenant’s retention of possession. The provisions of this Section do not exclude the Landlord’s right of re-entry or any other right hereunder. Any such extension shall be subject to ail other terms and conditions herein contained.

 ARTICLE XXVII. 
 Covenant of Quiet Enjoyment 
 Section 27.1. Covenant of
Quiet Enjoyment. Landlord covenants that Tenant, on paying the Rent and all other charges payable by Tenant hereunder, and on keeping, observing and performing all the other terms, covenants, conditions, provisions and agreements herein
contained on the part of Tenant to be kept, observed and performed, all of which obligations of Tenant are independent of Landlord’s obligations hereunder, shall, during the Term, peaceably and quietly have, hold and enjoy the Premises, subject
to the terms, covenants, conditions, provisions and agreements hereof, free from hindrance by Landlord or any person claiming by, through or under Landlord. 
 ARTICLE XXVIII. 
 Memorandum of Lease 

Section 28.1. Memorandum of Lease. This Lease shall not be recorded, but the parties agree, at the request of either of them,
to execute a Memorandum of Lease for recording, containing the names of the parties, the legal description and the Term of this Lease. 
 ARTICLE XXIX. 
 Notices 

Section 29.1. Notices. All notices, consents, approvals to or demands upon or by Landlord or Tenant desired or required to be
given under the provisions hereof, shall be in writing and shall be deemed to have been duly and sufficiently given if a copy thereof has been (1) personally served, (2) sent by a recognized courier service with evidence of receipt,
(3) sent by facsimile transmission with confirmation of receipt, (4) delivered or mailed by United States or Australian registered or certified mail in an envelope properly stamped and addressed to the

  
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receiving party at its mailing address as given in Section 1.1. The effective date of such notice shall be the date of delivery, if delivered personally or by courier service, or facsimile
and two (2) days after the date of mailing, if mailed. Either party may by written notice to the other as aforesaid change its address for purposes of notice. 
 ARTICLE XXX. 
 Covenants Run with Land 

Section 30.1. Covenants. All of the covenants, agreements, conditions and undertakings in this Lease contained shall extend
and inure to and be binding upon the heirs, executors, administrators, successors and assigns of the respective parties hereto, the same as if they were in every case specifically named, and shall be construed as covenants running with the Land, and
wherever in this Lease reference is made to either of the parties hereto, it shall be held to include and apply to, wherever applicable, the heirs, executors, administrators, successors and assigns of such party. Nothing herein contained shall be
construed to grant or convey upon any person or persons, firm, corporation or governmental authority, other than the parties hereto, their heirs, executors, administrators, successors and assigns, any right, claim or privilege by virtue of any
covenant, agreement, condition or undertaking in this Lease contained. 
 Section 30.2. Release of Landlord. The
term “Landlord” as used in this Lease, so far as covenants or obligations on the part of Landlord are concerned, shall be limited to mean and include only the owner or owners at the time in question of the fee of the Premises, and
in the event of any transfer or transfers of the title to such fee, Landlord herein named (and in the case of any subsequent transfers or conveyances, the then grantor) shall be automatically freed and relieved, from and after the date of such
transfer or conveyance, of all personal liability as respects the performance of any covenants or obligations on the part of Landlord contained in this Lease thereafter to be performed; provided that any funds in the hands of such Landlord or the
then grantor at the time of such transfer, in which Tenant has an interest, shall be turned over to the grantee, and any amount then due and payable to Tenant by Landlord or the then grantor under any provision of this Lease, shall be paid to
Tenant. 
 ARTICLE XXXI. 
 Environmental Matters 
 Section 31.1. Hazardous
Materials. Tenant agrees that it will not use, handle, generate, treat, store or dispose of, or permit the use, handling, generation, treatment, storage or disposal of any Hazardous Materials (as hereinafter defined) in, on, under, around or
above the Premises now or at any future time, except in accordance with the terms of this Lease, and will indemnify, defend and save Landlord harmless from any and all actions, proceedings, claims, costs, expenses and losses of any kind, including,
but not limited to, those arising from injury to any person, including death, damage to or loss of use or value of real or personal property, and costs of investigation and cleanup or other environmental remedial work, which may arise in connection
with the existence of Hazardous Materials on the Premises to the extent occurring or caused during the Term hereof. The term “Hazardous Materials,” when used herein, shall include, but shall not be limited to, any substances,
materials or wastes that are regulated by any 

  
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local governmental authority, the state where the Premises is located, or the United States of America because of toxic, flammable, explosive, corrosive, reactive, radioactive or other properties
that may be hazardous to human health or the environment, including without limitation, above or underground storage tanks, flammables, explosives, radioactive materials, radon, petroleum and petroleum products, asbestos, urea formaldehyde foam
insulation, methane, lead-based paint, polychlorinated biphenyl compounds, hydrocarbons or like substances and their additives or constituents, pesticides and toxic or hazardous substances or materials of any kind, including without limitation,
substances now or hereafter defined as “hazardous substances,” “hazardous materials,” “toxic substances” or “hazardous wastes” in the following statutes, as amended: the
Comprehensive Environmental Response, Compensation and Liability Act of 1980 (42 U.S.C. §9601, et seq., “CERCLA”); the Hazardous Materials Transportation Act (49 U.S.C. §1801, et seq.,
“HMTA”); the Toxic Substances Control Act (15 U.S.C. §2601, et seq., “TSCA”); the Resource Conservation and Recovery Act (42 U.S.C. §6901, et seq., “RCRA”); the
Clean Air Act (42 U.S.C. §7401 et seq., “CAA”); the Clean Water Act (33 U.S.C. §1251, et seq., “CWA”); the Rivers and Harbors Act, (33 U.S.C. §401 et seq.,
“RHA”); the Emergency Planning and Community Right-to-Know Act of 1986 (41 U.S.C. §11001 et seq., “EPCRA”), the Federal Insecticide, Fungicide and Rodenticide Act (7 U.S.C. §136 to 136y,
“FIFRA”); the Oil Pollution of 1990 (33 U.S.C. § 2701 et seq., “OPA”); and the Occupational Safety and Health Act (29 U.S.C. §651 et seq., “OSHA”); and any so-called
“Superlien law”; and in the regulations promulgated pursuant thereto, and any other applicable federal, state or local law, common law, code, rule, regulation, order, policy or ordinance, presently in effect or hereafter enacted,
promulgated or implemented, or any other applicable governmental regulation imposing liability or standards of conduct concerning any hazardous, toxic or dangerous substances, waste or material, now or hereafter in effect (collectively,
“Environmental Laws”). 
 Section 31.2, Conduct of Tenant. If Tenant generates, uses, transports,
stores, treats or disposes of any Hazardous Materials: 
 (a) Tenant shall, at its own cost and expense, comply
with all Environmental Laws relating to hazardous or toxic materials; 
 (b) Tenant shall (i) not dispose of
any Hazardous Materials in dumpsters or trash containers; (ii) not discharge any Hazardous Materials into drains or sewers; (iii) not cause or allow the release, discharge, emission or run-off of any Hazardous Materials to air, to surface
waters, to the Land, to ground water, whether directly or indirectly; (iv) at Tenant’s own cost and expense arrange for the lawful transportation and off-site disposal of all Hazardous Materials generated by Tenant; (v) provide
secondary containment around all Hazardous Materials storage containers, storage facilities and above ground storage tanks; (vi) conduct all necessary environmental inspections, such as, but not limited to, asbestos inspections prior to any
renovation or demolition, as required by 40 CFR Part 61 and provide copies of all such reports to Landlord; (vii) comply with ail reporting requirements under any local, state or federal ordinance, statute or regulation, such as, but not
limited to, toxics inventory reporting under the Emergency Planning and Community Right-to-Know Act, the provisions under 40 CFR Part 61, or various regulations controlling the emissions into the atmosphere of volatile organic compounds and provide
copies of all such reports and notifications to Landlord; (viii) use only highly skilled people to address all environmental issues associated with this Lease, that such 

  
 27 

 
people and all employees of Tenant shall receive all required training or certification under any local, state or federal law specifically mentioned or alluded to in this Lease; 

(c) Tenant shall promptly provide Landlord with copies of all communications, permits or agreements with any governmental
authority or agency (federal, state or local) or any private entity relating in any way to the violation or alleged violation of any Environmental Laws or to any violation of Tenant’s obligations under subparagraph (b) above; 

(d) Landlord and Landlord’s agents and employees shall have the right to enter the Premises upon reasonable notice
and/or conduct appropriate tests for the purpose of ascertaining that Tenant complies with all applicable laws, rules or permits relating in any way to the presence of Hazardous Materials on the Premises; and 

(e) Upon the written request of Landlord not more frequently than once every year or on any other occasion in the event
that Landlord has reason to believe an environmental problem exists at the Premises, Tenant shall provide Landlord the results of appropriate tests, including tests of water and soil, to demonstrate (i) that Tenant is in compliance with all
applicable laws, rules or permits relating in any way to the presence of any Hazardous Materials on the Premises and (ii) the lack of any releases, discharges or emissions. 

To the extent the presence, release, threat of release, placement on or in the Premises of any Hazardous Materials occurs or is caused
during the Term of this Lease, or the generation, transportation, storage, treatment, or disposal of any Hazardous Materials at the Premises occurs or is caused during the Term of this Lease, and such event gives rise to liability (including, but
not limited to, a response action, remedial action, or removal action) under any Environmental Laws or common law theory, including, but not limited to, nuisance, strict liability, negligence and trespass, Tenant shall promptly take any and all
remedial and removal action necessary to clean up the Premises containing such Hazardous Materials and mitigate exposure to liability arising from the Hazardous Materials, whether or not required by law. 

Section 31.3. Tenant’s Environmental Indemnity. Tenant does hereby indemnify, defend and hold harmless Landlord and its
agents and their respective officers, directors, beneficiaries, lenders, shareholders, partners, agents and employees and their respective successors and assigns from all fines, suits, procedures, claims liabilities, damages (including consequential
damages) and actions of every kind, and ail costs associated therewith (including reasonable attorneys’, experts’ and consultants’ fees and costs of testing) arising out of or in any way connected with any deposit, spill, discharge or
other release of Hazardous Materials that occurs or is caused during the Term of this Lease, at or from the Premises, or which arises at any time from (i) Tenant’s failure to provide all information, make all submissions, and take all
steps required by all applicable governmental authorities; (ii) any Hazardous Materials on, in, under or affecting all or any portion of the Premises or the groundwater as a result of events that took place during the Term of this Lease;
(iii) any violation by Tenant or claim of a violation by Tenant of any governmental law, statute, rule, regulation, ordinance, requirement, decree, order or judgment now or hereafter in effect relating to public health, safety, protection of
the environment or any Hazardous Material; (iv) the imposition of any lien for damages caused by, 

  
 28 

 
or the recovery of any costs for, the remediation cleanup of Hazardous Materials as a result of events that took place during the Term of this Lease; (v) costs of removal of any and all
Hazardous Material from all or any portion of the Premises, which Hazardous Materials were placed on the Premises during the Term of this Lease; (vi) costs incurred to comply, in connection with all or any portion of the Premises, with all
governmental regulations with respect to Hazardous Materials on, in, under or affecting the Premises, which Hazardous Materials were placed on the Premises during the Term of this Lease; or (vii) any spills, discharges, leaks, escapes,
releases, dumping, transportation, storage, treatment or disposal of any Hazardous Materials which occurs during the Term of this Lease, but only to the extent that such Hazardous Materials originated from or were or are located on the Premises.
Tenant’s obligations and liabilities under this Article XXXI shall survive the expiration of this Lease. Notwithstanding the foregoing, Tenant shall not be responsible for the gross negligence and willful misconduct of Landlord, its affiliates
and their employees. 
 Section 31.4. Landlord’s Right to Enter Premises. Landlord shall have the right and
privilege (but not the obligation) to enter the Premises upon reasonable notice to make inspections and other tests (including, but not limited to, drilling) of their condition, including, but not limited to, air, soil and groundwater sampling and
other inspections for Hazardous Materials. In the event any Hazardous Materials which are generated, used, transported, stored, treated or disposed of other than in accordance with applicable laws and regulations are discovered during the
inspections, Tenant shall reimburse Landlord for the cost of all inspections and tests in addition to its liability under Section 31.1. 
 Section 31.5. Tenant’s Notification Requirements. Notwithstanding anything to the contrary contained in Article XXXI of this Lease, Tenant agrees to provide immediate telephonic
notification to Landlord in the event of any release of Hazardous Materials in any manner within or outside of the Premises. Tenant shall further utilize its reasonable efforts to report to Landlord any other release of Hazardous Materials at the
Premises by any party other than Tenant. 
 ARTICLE XXXII. 

Miscellaneous 
 Section 32.1. Captions. The captions of this Lease are for convenience only and are not to be construed as part of this Lease and shall not be construed as defining or limiting in any way the
scope or intent of the provisions hereof. 
 Section 32.2. Severability. If any covenant, agreement or condition of
this Lease or the application thereof to any person, firm or corporation or to any circumstances, shall to any extent be invalid or unenforceable, the remainder of this Lease, or the application of such covenant, agreement or condition to persons,
firms or corporations or to circumstances other than those as to which it is invalid or unenforceable, shall not be affected thereby. Each covenant, agreement or condition of this Lease shall be valid and enforceable to the fullest extent permitted
by law. 
 Section 32.3. Applicable Law. This Lease shall be construed and enforced in accordance with the laws of
the state where the Premises is located. 

  
 29 

 Section 32.4. Amendments in Writing. None of the covenants, terms or conditions
of this Lease, to be kept and performed by either party, shall in any manner be altered, waived, modified, changed or abandoned, except by a written instrument, duly signed, acknowledged and delivered by the other party. 

Section 32.5. Relationship of Parties. Nothing contained herein shall be deemed or construed by the parties hereto, nor by
any third party, as creating the relationship of principal and agent or of partnership, or of joint venture by the parties hereto, it being understood and agreed that no provision contained in this Lease nor any acts of the parties hereto shall be
deemed to create any relationship other than the relationship of Landlord and Tenant. 
 Section 32.6. Brokerage.
Tenant warrants that it has had no dealings with any real estate broker or agent in connection with this Lease. Landlord and Tenant each covenants to pay, hold harmless and indemnify the other from and against any and all cost, expense or liability
for any compensation, commissions and charges claimed by any broker or agent with respect to this Lease or the negotiation thereof arising out of any acts of the parties. 
 Section 32.7. Joint Effort. The preparation of this Lease has been a joint effort of the parties hereto and the resulting documents shall not, solely as a matter of judicial construction, be
construed more severely against one of the parties than the other. 
 Section 32.8. Time. Time is of the essence of
this Lease, and all provisions herein relating thereto shall be strictly construed. 
 Section 32.9. Landlord’s
Consent. Landlord’s granting of any consent under this Lease, or Landlord’s failure to object to any action taken by Tenant without Landlord’s consent required under this Lease, shall not be deemed a waiver by Landlord of its
rights to require such consent for any further similar act by Tenant. No waiver by Landlord of any other breach of the covenants of this Lease shall be construed, taken or held to be a waiver of any other breach or to be a waiver, acquiescence in or
consent to any further or succeeding breach of the same covenant. None of the Tenant’s covenants under this Lease, and no breach thereof, shall be waived, altered or modified except by a written instrument executed by Landlord. 

Section 32.10. No Partnership. Tenant and Landlord are not, and shall not be deemed to be, in any way or for any purpose, the
partner, employer, principal, master or agent of or with the other. 
 [Signature page to follow] 

  
 30 

 IN WITNESS WHEREOF, the parties have executed this Lease as of the date set forth above.

  

							
	LANDLORD:	 		 	Southcorp Packaging USA, Inc.
				
		 		 	By:	 	 /S/    SCOTT R.
PHILLIPS

		 		 		 	Scott R. Phillips
				
		 		 	Its:	 	Secretary
			
	TENANT:	 		 	North America Packaging Corporation
				
		 		 	By:	 	 /s/    VP & CFO

				
		 		 	Its:	 	VP & CFO

  
 33 

 EXHIBIT A 
 Legal Description (New Jersey) 
 ALL that certain lot, parcel or tract of land,
situate and lying in the TOWNSHIP OF SOUTH BRUNSWICK, County of MIDDLESEX, and State of New Jersey, being more particularly described as follows: 
 BEGINNING at a point of tangency in the Easterly terminus of Wheeling Road (60’ Wide), said point being located the following three (3) courses, from the Point of intersection of the Easterly
right-of-way line of New Jersey State Highway Route 25 (A.K.A. Route U.S. 130), extended Northerly, with the Southerly right-of-way line of Wheeling Road, extended Westerly, and from said BEGINNING Point; THENCE 

a) North 83° 46’ 00” East, along the right-of-way line of Wheeling Road, a distance of 500.37’ to a point of curve; thence 

b) Southerly continuing along the Southerly right-of-way line of Wheeling Road, following a curve to the right, having a radius of 78.00’, a central
of 83° 19’ 35” and an arc length of 113.44’ to a point of reverse curve; thence 
 c) Easterly, still along said line,
following a curve to the left, having a radius of 60.00’, a central angle of 140° 39’ 35” and an arc length of 147.30’ to a point of tangency in the Easterly terminus of Wheeling Road, said point being the point and place of
beginning; thence 
  

	 	(1)	North 28° 26’ 00” East, along the Easterly terminus of Wheeling Road, a distance of 60.00’ to a point; thence 

 

	 	(2)	South 61° 35’ 00” East, along the common line between Lots 18 and 17 in Block 12.010, distance of 30.00’ to a point; thence 

 

	 	(3)	North 28° 26’ 00” East, continuing along said common line, a distance of 723.71’ to a point; thence 

 

	 	(4)	South 61° 34’ 00” East, still along said common line, a distance of 10.00’ to a pint in a curve; thence 

 

	 	(5)	Northwesterly, following a curve to the left, having a radius of 399.79’, a central angle of 55° 07’ 38” and an arc length of 384.66’, to a
point in the Southerly right-of-way line of Conrail-United New Jersey Railroad & Canal Co. (Jamesburg Branch); thence 

	 	(6)	South 56° 17’ 00” East, along the Southerly right-of-way line of Conrail, a distance of 775.43’ to a point; thence 

 

	 	(7)	Southerly, along the common line between Lots 18 & 16 in Block 12.010, following a curve to the right, having a radius of 359.79’, a central angle of
69° 50’ 12” and arc length of 438.54’ to a point of tangency; thence 

  

	 	(8)	South 28° 25’ 00” West, continuing along said common line, a distance of 702.39’ to a point; thence 

 

	 	(9)	North 61° 35’ 00” West, along a new line through Lot 18 in Block 12.010, a distance of 877.00’ to a point in the Easterly terminus of Wheeling Road,
said point being the point and place of BEGINNING. 

  
 2 

 FIRST AMENDMENT TO INDUSTRIAL BUILDING LEASE 

THIS FIRST AMENDMENT TO INDUSTRIAL BUILDING LEASE (this “Amendment”) is made as of the     
day of April, 2010 by and between INTERNATIONAL REALTY HOLDINGS, LLC, a Delaware limited liability company, successor-in-interest to Southcorp Packaging USA, Inc. (“Landlord”), and BWAY CORPORATION, a Delaware limited
liability company, successor-in-interest to North America Packaging Corporation (“Tenant”). 
 BACKGROUND:

 A. Landlord and Tenant are parties to that certain Industrial Building Lease dated June 28, 2001 (the
“Lease”), for improved real property located at 7 Wheeling Road, South Brunswick, New Jersey, as more fully described in the Lease. 
 B. Landlord and Tenant desire to amend certain terms of the Lease as set forth herein. 
 C. Capitalized terms used but not otherwise defined herein shall have the meanings given in the Lease, as applicable. 
 NOW, THEREFORE, the parties hereto, in consideration of the mutual promises and covenants contained herein and in the Lease, and intending to be legally bound hereby, agree that the Lease is
amended as follows: 
 1. Term. The Initial Term of the Lease is hereby extended for ten (10) years terminating on
February 28, 2021. 
 2. Rent. Effective as of March 1, 2011, the Base Rent payable under the Lease shall be:

  

									
	 Period
	  	Annual Base
Rent	 	  	Monthly
Base Rent	 
	 3/1/11 - 2/28/12
	  	$	660,215.00	  	  	$	55,017.92	  
	 3/1/12 - 2/28/13
	  	$	670,118.23	  	  	$	55,843.19	  
	 3/1/13 - 2/28/14
	  	$	680,170.00	  	  	$	56,680.83	  
	 3/1/14 - 2/28/15
	  	$	690,372.55	  	  	$	57,531.05	  
	 3/1/15 - 2/28/16
	  	$	700,728.14	  	  	$	58,394.01	  
	 3/1/16 - 2/28/17
	  	$	711,239.06	  	  	$	59,269.92	  
	 3/1/17 - 2/28/18
	  	$	721,907.64	  	  	$	60,158.97	  
	 3/1/18 - 2/28/19
	  	$	732,736.26	  	  	$	61,061.36	  
	 3/1/19 - 2/28/20
	  	$	743,727.30	  	  	$	61,977.28	  
	 3/1/20 - 2/28/21
	  	$	754,883.21	  	  	$	62,906.93	  

 3. Notices. Landlord’s and Tenant’s notice addresses in Section 1.1(I)
of the Lease are hereby deleted and replaced with the following: 
  

					
	Landlord’s Mailing Address:
		
		  	 International Realty Holdings, LLC
 555 Coney Island Avenue
 Brooklyn, New York 11218-3415

		  	Attention:	 	Mr. Leon Perlmutter
		  	Facsimile:	 	(718) 287-4981
	
	Tenant’s Mailing Address:
		
		  	 BWAY Corporation

8607 Roberts Drive
 Suite
250

		  	Atlanta, Georgia 30350
		  	Attention:	 	Chief Administrative Officer
		  	Facsimile:	 	(770) 587-0186

 4. Ratification.
Except as expressly modified herein, the terms and conditions of the Lease shall remain unchanged and in full force and effect. 

5. Counterparts. This Amendment may be executed in any number of counterparts, each of which shall be an original and all of which
together shall constitute but one and the same instrument, and facsimile signatures shall be deemed to be original signatures and of the same force and effect. 
 6. Brokerage. Landlord shall pay the commission due Cushman & Wakefield of Georgia, Inc. (“Broker”) in accordance with that separate agreement between Landlord and Broker.
Subject to the foregoing, Landlord represents and warrants, that it has not engaged any other broker, finder or any other person who would be entitled to any commission or fee in respect of the execution of this Amendment and any other transaction
contemplated by this Amendment; and agrees to indemnify and hold harmless Tenant against and in respect to any and all losses, liabilities or expenses which may be incurred by Tenant as a result of any claim which may be asserted by any such broker
(including Broker), finder or other person on the basis of any arrangements or agreements made or alleged to have been made on behalf of Landlord. Tenant represents and warrants, that except for the Broker, it has not engaged any broker, finder or
any other person who would be entitled to any commission or fee in respect of the execution of this Amendment and any other transaction contemplated by this Amendment; and agrees to indemnify and hold harmless Landlord against and in respect of any
and all losses, liabilities or expenses which may be incurred by Landlord as a result of any claim which may be asserted by any such broker, finder or other person on the basis of any arrangements or agreements made or alleged to have been made on
behalf of Tenant, other than the Broker. 
 [Signatures appear on the following page.] 

  
 2 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment as of the day
and year first above written. 
  

									
		 		 	LANDLORD:
			
	 Signed, sealed and
 delivered
in the
 presence of:
	 		 	INTERNATIONAL REALTY HOLDINGS, LLC, a Delaware limited liability company
		 		 	By:	 	JRH Manager Corp., a Delaware corporation
					
	 /S/    DESILU JERMAINE
SMITHEN
	 		 		 	    By:	 	 /S/    LEON
PERLMUTTER

	Notary Public	 		 		 		 	Leon Perlmutter, President
	My Commission Expires:	 		 		 		 	
					
	
 

	 		 		 		 	
	(NOTARIAL SEAL)	 		 		 		 	
		 		 	TENANT:
			
	Signed, sealed and	 		 	BWAY CORPORATION, a Delaware corporation
	 delivered in the
 presence
of:
	 		 		 		 	
				
	 /S/    LISA VALERY
	 		 	By:	 	 /S/    KEVIN C.
KERN

	Notary Public	 		 		 	Kevin C. Kern, Chief Administrative Officer
	My Commission Expires:	 		 		 	and Senior Vice President
					
	
 

	 		 		 		 	
	NOTARIAL SEAL	 		 		 		 	

  
 3

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