Document:

Exhibit 10.11

LeASE

(Multi-Tenant building/complex)

1.                  
BASIC TERMS. This Section 1 contains the Basic Terms of this Lease (Multi-Tenant Building/Complex) (this
“Lease”) between Landlord and Tenant, named below. Other Sections of this Lease referred to in this Section
1 explain and define the Basic Terms and are to be read in conjunction with the Basic Terms.

		1.1.	Effective Date of Lease: December 28, 2018.

		1.2.	Landlord: TCRG Opportunity XVII, L.L.C., a Texas limited liability company

		1.3.	Tenant: Hydraspin, USA, a Texas corporation, and Water Now, Inc. a Texas corporation, jointly and
severally and hereinafter collectively referred to singularly as “Tenant.”

		1.4.	Premises:
The Premises are located as shown on the floor plan attached as Exhibit A-1 and it is agreed are conclusively stipulated
to contain 58,826 rentable square feet in the building commonly known as Suite 110 of 5000 South Freeway, Suite 100, Fort Worth,
Texas 76115 (the “Building”). The term, "Complex," shall collectively refer to the
Building and any other buildings which comprise a multi-building Complex owned by Landlord, if applicable, and the Complex is
conclusively stipulated to contain 475,000 rentable square feet.

		1.5.	Property: The land described on Exhibit A and the Complex, including, but not limited to
the Premises, and other improvements situated thereon (the “Property”).

		1.6.	Lease Term/Commencement Date. Subject to Section 5.1, the Lease Term shall begin on April 1, 2019
(“Commencement Date”), and shall continue through 5:00 p.m. on the last calendar day of the fortieth (48th)
month (“Expiration Date”).

		1.7.	Permitted Uses: (See Section 4.1) Office/ Warehouse

		1.8.	Tenant’s Guarantor: Waived subject to financial review of Tenant.

		1.9.	Brokers: (See Section 23):

(A) Tenant’s
Broker: N/A,

(B) Landlord’s
Broker: N/A

		1.10.	Security/Damage Deposit: (See Section 4.4) equal to one (1) month of Base Rent at $19,118.45 and one
month of Initial Estimated Additional Rent at $4,362.93.

		1.11.	Tenant’s Proportionate Share: 12.38%.

		1.12.	Initial Estimated Additional Rent Payable by Tenant: $4,362.93,per month for the calendar year
2019.

		1.13.	Exhibits to Lease: The following exhibits are attached to and made a part of this Lease: A (Legal
Description); A-1 (Depiction of Premises); A-2 (Parking); B (Landlord’s Work, if any); C (Tenant’s Broom Clean Condition
and Repair Requirements; D (Intentionally Omitted); ); E (Tenant Contact Information); F (Intentionally Omitted); and G (Intentionally
Omitted).

2.                  
LEASE OF PREMISES; RENT.

2.1.                            
Lease of Premises for Lease Term. Landlord hereby exclusively leases the Premises to Tenant, and Tenant hereby
rents the Premises from Landlord together with all licenses, rights, privileges and easements appurtenant to the Premises, for
the Term and subject to the conditions of this Lease, subject to any and all recorded easements, conditions, restrictions, rights-of-way,
licenses, interests, rights, covenants, appurtenances, liens, encumbrances, and any other matters of record to the extent appertaining
to the Premises, including, but not limited to, the Well Site Access Easements identified in Section 4.6 and any requirements of
Laws (collectively, the “Permitted Exceptions”). Prior to the Commencement Date (as defined herein), Landlord
shall remove from the Premises any personal property of Landlord not included in the Premises..

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2.2.                            
Types of Rental Payments. Upon the Commencement Date, Tenant shall pay net base rent (the “Base Rent”)
to Landlord in monthly installments, in advance, on the first day of each and every calendar month during the Term in the amounts
and for the periods as set forth below:

Base Rent Payments

	Lease Period	Annual Base Rent	Monthly Base Rent	Per Sq. Ft.
	Months 1-2	Abated	Abated	Abated
	Months 3-12	$229,421.40 	$19,118.45 	$3.90 
	Months 13-24	$235,304.00 	$19,608.67 	$4.00 
	Months 25-36	$241,186.60 	$20,098.88 	$4.10 
	Months 37-50	$247,069.20 	$20,589.10 	$4.20 

 

Tenant shall
also pay (a) Tenant’s Proportionate Share (as set forth in Section 1.10) of the Operating Expenses (as hereinafter
defined), and (b) any other amounts owed by Tenant hereunder (the sums described in (a) and (b), collectively, “Additional
Rent”). In the event any monthly installment of Base Rent or Additional Rent, or both, is not paid within 10 days
of the date when due, a late charge in an amount equal to five percent (5%) of the monthly Base Rental commencing on the date when
such delinquent amount was originally due (the “Late Charge”). For purposes of this Lease, the Late Charge,
Default Interest, as defined in Section 22.3 below, Base Rent and Additional Rent shall collectively be referred to as “Rent.”
All Rent shall be paid by Tenant to Landlord, TCRG Opportunity XVII, LLC, 5201 Camp Bowie
Blvd, Suite 200, Fort Worth, TX 76107, or if sent by overnight courier, to TCRG Opportunity XVII, LLC,
5201 Camp Bowie Blvd, Suite 200, Fort Worth, TX 76107 (or such other entity designated as Landlord’s management
agent, if any, and if Landlord so appoints such a management agent, the “Agent”), or pursuant to such other
directions as Landlord shall designate in this Lease or otherwise in writing. No payment shall be deemed to have been made unless
and until Landlord is in receipt of such payment. If, at any time during the Term, Tenant is in default of any of the terms of
the Lease beyond any applicable cure period, then the amount of any abated Rent (including, but not limited to, Monthly Base Rent
calculated at the rate of the Monthly Base Rent for the first month in which Base Rent became payable) and/or costs of tenant improvements
advanced and/or reimbursed by Landlord shall immediately become due and payable by Tenant to Landlord. Tenant’s Proportionate
Share set forth in Section 1.11 represents a fraction, the numerator of which is the rentable square feet in the Premises
and the denominator of which is the rentable square feet in the Complex. In the event that either the rentable square feet in the
Premises or the rentable square feet in the Complex is changed, Tenant's Proportionate Share shall be appropriately modified as
of the day on which such change occurs. Notwithstanding the foregoing, with regard to the rentable square feet in the Premises
and/or the rentable square feet in the Complex set forth in Section 1.4, both Landlord and Tenant acknowledge and confirm
their mutual desire to have all financial obligations under this Lease fixed and liquidated so that they can account for and plan
such obligations with greater certainty. Accordingly, the parties agree that all aspects of this Lease which are based in whole
or in part upon rentable square feet in the Premises and/or the rentable square feet in the Complex set forth in Section 1.4
shall be deemed to be liquidated and shall not be subject to adjustment based upon inaccuracies and/or errors, if any, in estimating
or calculating the rentable square feet in the Premises and/or the rentable square feet in the Complex set forth in Section
1.4.

2.3.                            
Covenants Concerning Rental Payments. Tenant shall pay the Rent promptly when due, without notice or demand,
and without any abatement, deduction or setoff, except as expressly set forth herein. No payment by Tenant, or receipt or acceptance
by Agent or Landlord, of a lesser amount than the correct Rent shall be deemed to be other than a payment on account, nor shall
any endorsement or statement on any check or letter accompanying any payment be deemed an accord or satisfaction, and Agent or
Landlord may accept such payment without prejudice to Landlord’s right to recover the balance due or to pursue any other
remedy available to Landlord. If the Commencement Date occurs on a day other than the first day of a calendar month, the Rent due
for the first calendar month of the Term shall be prorated on a per diem basis (based on a 360 day, 12 month year) and paid to
Landlord on the Commencement Date, and the Term will be extended to terminate on the last day of the calendar month in which the
Expiration Date stated in Section 1.6 occurs. Simultaneously with the execution and delivery of this Lease, Tenant shall
deposit with Landlord or Agent an amount equal

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to the sum of (i) first monthly
installment of Base Rent payable under this Lease, as set forth in Section 2.2 above, and (ii) the amount designated as
the Initial Estimated Additional Rent as set forth in Section 1.12 above, in cash. Tenant’s deposit of the foregoing
amount, together with the amount of the Security Deposit specified in Section 1.9 above shall constitute a condition precedent
to the Landlord’s obligations under this Lease, and Tenant’s failure to make such deposit shall constitute an Event
of Default (as defined below) by Tenant under this Lease.

3.                  
OPERATING EXPENSES.

3.1.             
Definitional Terms Relating to Additional Rent. For purposes of this Section 3 and other relevant provisions
of this Lease:

3.1.1.                          
Operating Expenses. The term “Operating Expenses” as set forth in this Sections 3.1.1
shall mean the costs and expenses paid or incurred by Landlord with respect to, or in connection with, the ownership, management,
repair, replacement, restoration, maintenance and operation of the Property. Operating Expenses may include, but are not limited
to, any or all of the following: (i) services provided directly by employees of Landlord or Agent in connection with the operation,
maintenance or rendition of other services to or for the Property (including, but not limited to, the Common Areas, as defined
below); (ii) to the extent not separately metered, billed, or furnished, all charges for utilities and services furnished to either
or both of the Property and the Premises, including, without limitation, the Common Areas, together with any taxes on such utilities
(but excluding those utilities for which tenants other than Tenant are individually responsible and those utilities for which Tenant
is individually responsible under Section 14); (iii) all market-based premiums for commercial property, casualty, general
liability, boiler, flood, earthquake, terrorism and all other types of insurance provided by Landlord and relating to the Property,
all reasonable administrative costs incurred in connection with the procurement and implementation of such insurance policies,
and all deductibles required to be paid by Landlord pursuant to insurance policies required to be maintained by Landlord under
this Lease, provided that (a) such deductibles are commercially reasonable and are not inconsistent with deductible amounts
maintained with respect to similar properties in the Fort Worth, Texas area, and (b) such deductibles relate to claims or
losses with respect to or at the Premises; (iv) management fees (the “Management Fees”) to Landlord or
Agent or other persons or management entities actually involved in the management and operation of the Property (provided, however,
all such Management Fees shall not exceed five percent (5%) of the collected rents from the Property); (v) the annual depreciation
(based on straight-line depreciation over the useful life of the item under generally accepted accounting principles) any capital
improvements made by, or on behalf of, Landlord to the Property to reduce Operating Expenses; (vi) all professional fees incurred
in connection with the operation, management and maintenance of the Property; (vii) Taxes, as hereinafter defined in Section
3.1.22; and (viii) dues, fees or other costs and expenses, of any nature, due and payable to any association or comparable
entity to which Landlord, as owner of the Property, is a member or otherwise belongs and that governs or controls any aspect of
the ownership and operation of the Property; (ix) any real estate taxes and common area maintenance expenses levied against, or
attributable to, the Property under any declaration of covenants, conditions and restrictions, reciprocal easement agreement or
comparable arrangement that encumbers and benefits the Property and other real property (e.g., a business park); and (x) all costs
and expenses incurred to maintain, repair, and replace, all or any of the Common Areas, subject to the provisions of this Lease.
Notwithstanding the foregoing, the original cost of any capital improvements to the Property cannot be included in Operating Expenses,
but replacements of the Common Area due to wear and tear (but not casualty), to the extent capitalized on Landlord’s records
in accordance with consistently-applied accounting principles (“Permitted Capital Expenditures”), may be included,
but only to the extent of a reasonable depreciation or amortization. Notwithstanding the foregoing, Operating Expenses shall not
include: (1) costs of initial or subsequent alterations of the Property or premises of tenants or occupants of the Property that
are not done to comply with applicable laws, (2) costs of capital improvements to the Property (except as expressly permitted above);
(3) depreciation charges; (4) interest and principal payments on loans; (5) ground rental payments; (6) real estate brokerage and
leasing commissions or any other expenses incurred in leasing or procuring new tenants, including without limitation, signing bonuses,
moving expenses, assumption of rent under existing leases and other concessions or inducements; (7) advertising and marketing expenses;
(8) costs of Landlord reimbursed by insurance proceeds; (9) expenses incurred in negotiating leases of other tenants in the Property
or enforcing lease obligations of other tenants in the Property; (10) management fees in excess of the Management Fees specified
above; (11) Landlord 's costs for services sold to a tenant (including Tenant) for which Landlord is actually reimbursed by a tenant
(including Tenant), other than through payment of additional rent or rent, as a separate additional charge or rental; (12) wages,
salaries and benefits paid to or taxes paid for any persons not involved with the management or maintenance of the Property or
the oversight thereof; (13) Landlord's contributions to charitable organizations; (14) any bad debt loss, rent loss, reserves for
bad debts or rent loss; (15) costs incurred in connection with the sale, selling or change of ownership of the Property (or any
portion thereof), including sales marketing costs, brokerage commissions, attorneys'

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and accountants' fees, closing
costs, title insurance premiums, transfer taxes and interest charges; (16) costs for correcting defects in the construction of
the improvements in the Property, including noncompliance with governmental codes and laws, and repairs or replacements caused
by the negligence of Landlord and/or the negligence of its agents, employees or contractors; (17) any cost incurred as a result
of any act, omission, default or negligence of any tenant or occupant of the Property, or as the result of a breach by a tenant
or occupant of the provisions of its lease or occupancy agreement; (18) costs associated with the cleanup or removal of hazardous
materials, to the extent not caused by the acts or omissions of Tenant; (20) any charges separately chargeable to other tenants
of the Property for additional or special services; or (21) amounts paid to any party, including a division or affiliate of Landlord
providing materials, services, labor, or equipment to the extent that such amounts exceed the competitive costs of such materials,
services, labor or equipment when provided by an independent party in an arm's-length transaction. Tenant’s liability for
Operating Expenses (excluding those expenses attributable to Taxes, insurance, utility services, and other uncontrollable expenses)
in any calendar year will not increase by more than six percent (6%) compounded annually over controllable Operating Expenses in
the Base Year, but any increases in Operating Expenses that Landlord does not recover due to this limitation will carry forward
to all succeeding years during the Term (subject to the six percent (6%) per annum limitation) until fully recouped by Landlord.

3.1.2.                          
Taxes. The term “Taxes,” as referred to in Section 3.1.1(vii) above shall mean (i) all
governmental taxes, assessments, fees and charges of every kind or nature (other than Landlord’s income taxes), whether general,
special, ordinary or extraordinary, due at any time or from time to time, during the Term and any extensions thereof, in connection
with the ownership, leasing, or operation of the Property, or of the personal property and equipment located therein or used in
connection therewith (provided that margin and franchise taxes imposed on Landlord are Taxes for the purposes of this Lease and
are not excluded as “Landlord’s income taxes”); and (ii) any reasonable expenses incurred by Landlord in
contesting either or both of (x) such taxes or assessments and (y) the assessed value of the Property. For purposes hereof,
Taxes shall include, without limitation, any Taxes that are due and payable at any time or from time to time during the Term and
for any Taxes that are assessed, become a lien, or accrue during any Operating Year, which obligation shall survive the termination
or expiration of this Lease and Taxes shall not include any penalties, interest, or other charges (with respect to Taxes) payable
by reason of any delay and/or failure or refusal of Landlord to make timely payment of all Taxes. Tenant agrees that Landlord has
the sole and absolute right to contest all Taxes levied against the Premises and the Property, other than taxes levied directly
against Tenant’s personal property within the Premises. TENANT HEREBY WAIVES ALL RIGHTS TO PROTEST THE APPRAISED VALUE OF
THE PROPERTY OR TO APPEAL THE SAME AND ALL RIGHTS TO RECEIVE NOTICES OF REAPPRAISALS AS SET FORTH IN SECTIONS 41.413 AND 42.015
OF THE TEXAS TAX CODE.

3.1.3.                          
Operating Year. The term “Operating Year” shall mean the calendar year commencing January
1st of each year (including the calendar year within which the Commencement Date occurs) during the Term. In the event of any extension
or renewal of the Term, and any such extension or renewal period shall be included in the Term.

3.2.                            
Payment of Operating Expenses. Tenant shall pay, as Additional Rent and in accordance with the requirements of
Section 3.2, Tenant’s Proportionate Share of the Operating Expenses as set forth in Sections 1.11 and 3.1.1.
Additional Rent commences to accrue upon the Commencement Date. Tenant’s Proportionate Share of the Operating Expenses payable
hereunder shall be prorated to correspond to that portion of any partial Operating Years occurring within the Term. Tenant’s
Proportionate Share of the Operating Expenses and any other sums due and payable under this Lease shall be adjusted upon receipt
of the actual bills therefor, and the obligations of this Section 3 shall survive the termination or expiration of
this Lease. Notwithstanding the foregoing or anything to the contrary herein, Tenant stipulates and agrees that Tenant shall be
responsible for any and utilities furnished to the Premises throughout the Term as set forth in Section 14.

3.3.                            
Payment of Additional Rent. Landlord shall have the right to reasonably estimate the Operating Expenses for each
Operating Year. Upon Landlord’s or Agent’s notice to Tenant of such estimated amount, Tenant shall pay, on the first
day of each month during that Operating Year, an amount (the “Estimated Additional Rent”) equal to the estimate
of the Tenant’s Proportionate Share of the Operating Expenses divided by 12 (or the fractional portion of the Operating Year
remaining at the time Landlord delivers its notice of the estimated amounts due from Tenant for that Operating Year). Landlord
may during the course of any Operating Year, but not more than once per each Operating Year, redetermine the amount of its estimate
of Operating Expenses for such Operating Year and adjust the amount of Estimated Additional Rent accordingly, whereupon Tenant
shall pay the adjusted Estimated Additional Rent from and after the first day of the month following the month in which Landlord
delivers to Tenant written notice of such adjustment of Estimated

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Additional Rent. Within ninety
(90) days after the end of Operating Year, Landlord shall prepare and deliver to Tenant a statement showing Tenant’s actual
ultimate liability for Operating Expenses for the preceding Operating Year, along with copies of such documentation as may be reasonably
necessary to support such expenses. If the aggregate amount of Estimated Additional Rent actually paid by Tenant during any Operating
Year is less than Tenant’s actual ultimate liability for Operating Expenses for that particular Operating Year, Tenant shall
pay the deficiency within thirty (30) days of Landlord’s written demand therefor. If the aggregate amount of Estimated Additional
Rent actually paid by Tenant during a given Operating Year exceeds Tenant’s actual liability for such Operating Year (the
“Excess Additional Rent”), the Excess Additional Rent shall be credited against the Estimated Additional Rent
next due from Tenant after Landlord’s determination that Excess Additional Rent has been paid by Tenant; provided, however
in the event that Tenant pays Excess Additional Rent during the final Lease Year, then upon the expiration of the Term, and determination,
by Landlord, of the actual amount of Excess Additional Rent, Landlord or Agent shall pay Tenant the then-applicable excess promptly
after determination thereof. No interest shall be payable to Tenant on account of payments of Estimated Additional Rent, and such
payments may be commingled. If there exists any dispute as to (i) the amount of Additional Rent, (ii) whether a particular expense
is properly included in Additional Rent or (iii) Landlord's calculation of Additional Rent (each an “Additional Rent Dispute”),
the events, errors, acts or omissions giving rise to such Additional Rent Dispute shall not constitute a breach or default by Landlord
under this Lease and even if a judgment resolving the Additional Rent Dispute is entered against Landlord, this Lease shall remain
in full force and effect and Landlord shall not be liable for any consequential damages resulting from the event, error, act or
omission giving rise to such Additional Rent Dispute. Notwithstanding the existence of an Additional Rent Dispute, Tenant shall
timely pay the amount of Additional Rent which is in dispute and will continue to make all subsequent payments of Additional Rent
as and when required under this Lease, provided that the payment of such disputed amount and other amounts shall be without prejudice
to Tenant's position.

3.4.                            
Tenant’s Audit Right. Tenant, at Tenant’s expense, will have the right to audit the Operating Expenses
at any time up to eighteen (18) months after the calendar year in which such Operating Expenses were incurred. Such audit may include,
and Landlord will provide to Tenant within thirty (30) days after Landlord's receipt of a request from Tenant, true and correct
copies of any invoices for any expenses included in Operating Expenses, and evidence that said invoices have been paid by Landlord.
Tenant will have the right to conduct this audit not more than once each year to determine if the Operating Expenses are correct,
and Landlord will reasonably cooperate in such regard. If an audit discloses that the Operating Expenses charged to Tenant for
any calendar year is (i) greater than the amount actually owed by Tenant, Landlord will be responsible for and reimburse Tenant,
upon demand, the amount of such overcharge, or (ii) less than the amount actually owed by Tenant, Tenant will pay Landlord, upon
demand, the amount of such underpayment. If an audit discloses that the Operating Expenses charged to Tenant for any calendar year
is three percent (3%) or more greater than the amount actually owed by Tenant for such calendar year, Landlord will be responsible
for and reimburse Tenant, upon demand, the amount of such audit costs not to exceed the amount of such overcharge.

4.                  
USE OF PREMISES AND COMMON AREAS; SIGNAGE; SECURITY DEPOSIT.

4.1.                            
Use of Premises and Property. The Premises shall be used by the Tenant for the purpose(s) set forth in Section
1.7 above and for no other purpose whatsoever. Subject to applicable law, Landlord agrees that Tenant is permitted to access
and operate its business from the Premises twenty-four (24) hours a day, seven (7) days a week. Tenant may, from time to time,
in Tenant’s sole discretion, cease business operations on the Premises, provided Tenant continues to perform Tenant’s
obligations under this Lease. Tenant shall not, at any time, use or occupy, or suffer or permit anyone to use or occupy, the Premises,
or do or permit anything to be done in the Premises or the Property, in any manner that may (a) violate any “Certificate
of Occupancy” (or comparable permit or license) for either or both of the Premises and the Property; (b) cause, or be liable
to cause, injury to, or in any way impair the value or proper utilization of, all or any portion of the Property (including, but
not limited to, the structural elements of the Property) or any equipment, facilities or systems therein; (c) constitute a violation
of the laws and requirements of any public authority or the requirements of insurance bodies or the rules and regulations of the
Property, including, but not limited to, any covenant, condition or restriction affecting the Property(d) exceed the load bearing
capacity of the floor of the Premises; (d) unreasonably disrupt the operations or tenancies of other tenants or users of the Property.
From time to time during the Term within thirty (30) days after Landlord’s request (but no more often than once in any twelve
month period unless Tenant is in default hereunder or unless Tenant assigns this Lease or subleases all or any portion of the Premises,
whether or not in accordance with Section 8), Tenant shall complete and deliver to Landlord a Tenant Operations Inquiry
Form, in a form reasonably acceptable to Landlord, describing the nature of Tenant’s business operations at the Premises,
including, but not limited to the nature of any products stored or used upon the Premises which form shall be intended to be, and
shall be, relied upon by Landlord.

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4.2.                            
Use of Common Areas. As used herein, “Common Areas” shall mean all areas within the Property
that are available for the common use of tenants of the Property and that are not leased or held for the exclusive use of Tenant
or other tenants or licensees, including, but not limited to, parking areas, driveways, sidewalks, loading areas, access roads,
corridors, landscaping and planted areas. Tenant shall have the nonexclusive right to use the Common Areas for the purposes intended,
subject to such reasonable rules and regulations as Landlord may uniformly establish from time to time, provided, however, that
any such rules and regulations must be provided to Tenant in writing, must be applicable to all tenants of the Property, and may
not increase Tenant’s obligations or diminish Tenant’s rights under this Lease. Tenant shall not materially and unreasonably
interfere with the rights of any or all of Landlord, other tenants or licensees, or any other person entitled to use the Common
Areas. Without limitation of the foregoing, Tenant shall not park or store any vehicles or trailers on, or conduct truck loading
and unloading activities in, the Common Areas in a manner that unreasonably disturbs, disrupts or prevents the use of the Common
Areas by any or all of Landlord, other tenants or licensees or other persons entitled to use the Common Areas. Landlord, from time
to time, may change any or all of the size, location, nature and use of any of the Common Areas although such changes may result
in inconvenience to Tenant, so long as such changes do not materially and adversely affect Tenant’s use of or access to the
Premises. In addition to the foregoing, Landlord may, at any time, close or suspend access to any Common Areas to perform any acts
in the Common Areas as, in Landlord’s reasonable judgment, are desirable to improve or maintain either or both of the Premises
and the Property, or are required in order to satisfy Landlord’s obligations under this Lease; provided, however, that Landlord
shall use reasonable efforts to limit any disruption of Tenant’s use and operation of the Premises in connection therewith.
Notwithstanding anything contained in this Lease to the contrary, if at any time, Landlord determines, in its sole discretion,
that the parking areas at the Property are or have become overburdened, Landlord may allocate parking on a proportionate basis
or assign parking spaces among all tenants at the Property; provided, however, that Landlord shall not interfere or reallocate
Tenant’s exclusive right to use the Tenant Exclusive Parking Spaces unless Landlord provides an equivalent number of parking
spaces for Tenant’s exclusive use in a location that is no farther from the Premises than the Tenant Exclusive Parking Spaces
and such replacement parking spaces must not be located in Tenant’s Outside Storage Area. No diminution or shutting off of
light, air, or view by any structure which may be erected on lands within, adjacent to or in the vicinity of the Property shall
in any way affect this Lease or impose any liability on Landlord.

4.3.                            
Signage. Tenant shall not affix any sign of any size or character to any portion of either or both of the Premises
and the Property, without prior written approval of Landlord, which shall not be unreasonably withheld, conditioned, or delayed.
Notwithstanding the foregoing, Tenant shall have the right to install an identification sign on the exterior of the Building, on
any monument signage associated with the Building and the Complex that is used for tenant identification, and on any tenant directory
(“Tenant's Signage”). In all events, Tenant’s signage shall be in compliance with all applicable permits,
Laws and requirements of public authorities, and with Landlord’s rules and regulations. Tenant shall remove all signs of
Tenant upon the expiration or earlier termination of this Lease and promptly repair any damage to either or both of the Property
and the Premises caused by, or resulting from, such removal.

4.4.                            
Security/Damage Deposit. Simultaneously with the execution and delivery of this Lease, Tenant shall deposit with
Landlord or Agent the sum set forth in Section 1.9 above, in cash (the “Security”), representing security
for the performance by Tenant of the covenants and obligations hereunder. The Security shall be held by Landlord or Agent, without
interest, in favor of Tenant; provided, however, that no trust relationship shall be deemed created thereby; the Security may be
commingled with other assets of Landlord; and Landlord shall not be required to pay any interest on the Security. If Tenant defaults
in the performance of any of its covenants hereunder, Landlord or Agent may, without notice to Tenant, apply all or any part of
the Security to the cure of such default or the payment of any sums then due from Tenant under this Lease (including, but not limited
to, amounts due under Section 22.2 of this Lease as a consequence of termination of this Lease or Tenant’s right to
possession), in addition to any other remedies available to Landlord. In the event the Security is so applied and this Lease is
not terminated, Tenant shall, upon demand, immediately deposit with Landlord or Agent a sum equal to the amount so used. If Tenant
fully and faithfully complies with all the covenants and obligations hereunder, the Security (or any balance thereof) shall be
returned to Tenant within thirty (30) days after the later to occur of (i) the date the Term expires or terminates or (ii) delivery
to Landlord of possession of the Premises. Landlord may deliver the Security to any lender with a mortgage lien encumbering the
Property or to any Successor Landlord (defined below), and thereupon Landlord and Agent shall be discharged from any further liability
with respect to the Security upon such lender’s or Successor Landlord’s actual receipt of the Security.

4.5.                            
Parking. Landlord shall grant Tenant Exclusive Parking in the truck court in front of Tenant’s as well
access to Shared Parking as depicted on the attached Exhibit A-2 (“Parking”). Notwithstanding anything contained
in this Lease to the contrary, if at any time, Landlord determines, in its sole discretion, that the parking areas at

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the Property are or have become
overburdened, Landlord may allocate parking on a proportionate basis or assign parking spaces among all tenants at the Property.
For avoidance of confusion, Tenant acknowledges and agrees that it shall not, and shall not allow its agents, contractors, servants,
employees, licensees, and/or invitees to park in any area not located within the Premises, including, but not limited, to the Common
Areas, except for the Tenant Exclusive parking spaces.

4.6.                            
Well Site. Notwithstanding anything to the contrary herein, Tenant hereby acknowledges and agrees that (i) there
is a well site located on the southwest corner of the Property (the “Well Site”); (ii) the Well Site is accessed
pursuant to that certain Right of Way Agreement from Leggett & Platt, Inc. d/b/a Tarrant Interiors to Texas Midstream Gas Services,
LLC filed 01/17/2008, recorded in cc# D20819674, Real Property Records, Tarrant County, Texas and pursuant to that certain Easement
Agreement for Access between TCRG Opportunity XVII, LLC and Total E & P, USA, Inc., et al recorded on or about 06/20/2018,
recorded in the Real Property Records, Tarrant County, Texas in connection with the Property (the “Well Site Access Easements”);
and (iii) the grantee of the Well Site Access Easements (the “Grantee”) may, from time to time, access the Well
Site by crossing the Premises. In no event shall Tenant prevent, restrict, or otherwise impair the Grantee’s rights under
the Well Site Access Easements at any time or for any reason and Tenant’s rights under this Lease shall at all times be subject
to Grantee’s rights under the Well Site Access Easements.

5.                  
CONDITION AND DELIVERY OF PREMISES.

5.1.                            
Condition of Premises. As of the Commencement Date, the Premises will be delivered to Tenant with
all dock doors and building systems (including, but not limited to, heating, air conditioning, and ventilation, mechanical, electrical,
and plumbing systems) in good working order. Tenant acknowledges that, except as expressly stated herein, neither Landlord nor
Agent, nor any representative of Landlord, has made any representation as to the condition of the Premises and the Property or
the suitability of the Premises and the Property for Tenant’s intended use. Tenant represents and warrants that Tenant has
made its own inspection of the Premises and the Property. Neither Landlord nor Agent shall be obligated to make any repairs, replacements
or improvements (whether structural or otherwise) of any kind or nature to the foregoing in connection with, or in consideration
of, this Lease, except as expressly and specifically set forth in this Lease, including, but not limited to, Exhibit B, it
being understood that, if Landlord has agreed to perform any tenant improvements in or to the Premises in consideration of Tenant’s
entry into this Lease (collectively, “Landlord’s Work”), all of Landlord’s Work shall be described
on Exhibit B. Except as is otherwise expressly SET FORTH HEREIN OR specifically
described on Exhibit B attached hereto and incorporated herein by this reference, Tenant
accepts the PROPERTY, including, but not limited to the premises, in its present “AS IS” and “WHERE IS”
condition and Landlord does not by the execution of this Lease or otherwise make any representation or warranty, express or implied,
of any kind or any nature whatsoever, with respect to the Premises hereby demised, and all such representations and warranties
are hereby disclaimed. In expansion of, and not in limitation of the foregoing, Tenant acknowledges that the square footage of
the Premises and the COMPLEX set forth in section 1.4 is an estimate and Tenant’s obligation to pay Base Rent, additional
rent or other amounts under this Lease will not in any way be impacted or modified if the actual square footage of the Premises
or THE COMPLEX is less than or more than INDICATED. EXCEPT AS OTHERWISE SET FORTH HEREIN REGARDING ada cOMPLIANCE, Landlord makes
no express or implied warranty of habitability or fitness of THE Property, including but not limited to THE Premises or improvements,
for any purpose, or as to the merchantability, title, value, quality, condition or salability of the Property, including but not
limited to THE Premises or improvements, and such warranties are hereby expressly disclaimed.

5.2.                            
ADA. Landlord hereby represents and warrants that as of the Commencement Date, and throughout the Term, the outside
of the Premises, the outside of the Building, the Complex, and the Property shall be in compliance with all applicable laws, regulations
and building codes (including, without limitation, the Americans With Disabilities Act of 1990) (the “ADA”)
(but, subject to Landlord’s representation, above, regarding compliance as of the Commencement Date, Tenant will be responsible
for ADA compliance on the interior of the Premises, including but not limited to responsibility for all costs and expenses incurred
in connection with any improvements and alterations necessary to the Premises to ensure such compliance).

    	7 

    	 

    

5.3.                            
Delay in Commencement. Landlord shall not be liable to Tenant if Landlord fails to deliver possession of the
Premises to Tenant on the Commencement Date. Except as expressly provided herein, the obligations of Tenant under this Lease shall
not be affected thereby, except that the Commencement Date shall be delayed until Landlord delivers possession of the Premises
to Tenant, and the Term shall be extended by a period equal to the number of days of delay in delivery of possession of the Premises
to Tenant, plus the number of days necessary to end the Term on the last day of a month. Notwithstanding the foregoing, if Landlord
fails to deliver possession of the Premises on the Commencement Date as a result of any Tenant Delay as set out in Exhibit B,
there shall be no delay in the Commencement Date and Tenant’s obligations under this Lease shall commence on the Commencement
Date.

5.4.                            
Confirmation of Commencement Date. Promptly upon Landlord’s request, at any time following Landlord’s
delivery of possession, of the Premises to Tenant, Tenant shall deliver to Landlord a Confirmation of Commencement Date in a form
reasonably acceptable to Landlord and Tenant.

6.                  
SUBORDINATION; ESTOPPEL CERTIFICATES; ATTORNMENT.

6.1.                            
Subordination and Attornment. This Lease is and shall be subject and subordinate at all times to (a) all ground
leases or underlying leases that may now exist or hereafter be executed affecting either or both of the Premises and the Property
and (b) any mortgage or deed of trust that may now exist or hereafter be placed upon, and encumber, any or all of (x) the Property;
(y) any ground leases or underlying leases for the benefit of the Property; and (z) all or any portion of Landlord’s interest
or estate in any of said items. Tenant shall execute and deliver, within twenty (20) days of Landlord’s request, and in the
form reasonably requested by Landlord (or its lender) and reasonably approved by Tenant, any documents evidencing the subordination
of this Lease. Tenant hereby covenants and agrees that Tenant shall attorn to any successor to Landlord, provided that any such
document contains non-disturbance provisions reasonably acceptable to Tenant and provided further that Landlord’s inability
to obtain the SNDA as described above, despite Landlord’s commercially reasonable efforts to do so, shall not constitute
a default by Landlord under this Lease.

6.2.                            
Estoppel Certificate. Tenant agrees, from time to time and within ten (10) days after request by Landlord, to
deliver to Landlord, or Landlord’s designee, an estoppel certificate prepared by Landlord stating such matters pertaining
to this Lease as may be reasonably requested by Landlord. Failure by Tenant to timely execute and deliver such certificate shall
(a) constitute a Default, as defined below (without any obligation to provide any notice thereof or any opportunity to cure such
failure to timely perform) and (b) be deemed an acceptance of the Premises and acknowledgment by Tenant that the statements included
therein are true and correct without exception.

6.3.                            
Transfer by Landlord. In the event of a sale or conveyance by Landlord of the Property, the same shall operate
to release Landlord from any future liability for any of the covenants or conditions, express or implied, herein contained in favor
of Tenant and first arising or accruing after the effective date of Landlord’s transfer of its interest in the Premises,
and in such event Tenant agrees to look solely to Landlord’s successor in interest (“Successor Landlord”)
with respect thereto and agrees to attorn to such successor.

7.                  
QUIET ENJOYMENT. Subject to the provisions of this Lease, so long as Tenant pays all of the Rent and performs
all of its other obligations hereunder, Tenant shall not be disturbed in its possession of the Premises by Landlord, Agent or any
other person lawfully claiming through or under Landlord; provided, however, in addition to Landlord’s rights under Section
16 and elsewhere in this Lease, subject to Section 13.1.2, Landlord and Landlord’s agents, employees, contractors
and representatives shall be provided reasonable access to the Premises such that Landlord and Landlord’s agents, employees,
contractors and representatives may perform the General Maintenance Services (as hereinafter defined) without undue interruption,
delay or hindrance. This covenant shall be construed as a covenant running with the Property and is not a personal covenant of
Landlord. Tenant shall not unreasonably interrupt, delay, prevent or hinder the performance of the General Maintenance Services
by or on behalf of Landlord. Notwithstanding the foregoing, however, Tenant acknowledges and agrees that Landlord shall have the
unfettered and unilateral right to use portions of the Common Areas (inclusive of the roof of the Building) for such purposes and
uses as Landlord may desire; provided, however, that in all events and under all circumstances, Landlord’s use of any portion
of the Common Areas shall not interfere, in any material respect, with any or all of (a) Tenant’s rights to occupy and use
the Common Areas (in the manner and for the purposes contemplated hereunder); (b) Tenant’s right to utilize the vehicular
parking areas located on the Common Areas; and (c) Tenant’s right of access, ingress and egress to and from the Common Areas.

8.                  
ASSIGNMENT AND SUBLETTING.

    	8 

    	 

    

8.1.                            
Assignment and Sublease. Tenant acknowledges that this Lease and the Rent due under this Lease have been agreed
to by Landlord in reliance upon Tenant’s reputation and creditworthiness; therefore, Tenant shall not (a) assign (whether
directly or indirectly), in whole or in part, this Lease, or (b) allow this Lease to be assigned, in whole or in part, by operation
of law or otherwise, including, without limitation, by transfer of a controlling interest of stock, membership interests or partnership
interests, or by merger or dissolution, which transfer of a controlling interest, merger or dissolution shall be deemed an assignment
for purposes of this Lease, or (c) mortgage or pledge this Lease, or (d) sublet the Premises, in whole or in part, without (in
the case of any or all of (a) through (d) above the prior written consent of Landlord, which shall not be unreasonably withheld,
conditioned, or delayed (and Landlord’s lender, if applicable). Tenant may, however, assign this Lease or sublease a portion
of the Premises to a wholly-owned subsidiary, provided that Tenant advises Landlord, in writing, in advance, and otherwise complies
with the succeeding provisions of this Section 8. In no event shall any assignment or sublease ever release Tenant or any
guarantor from any obligation or liability hereunder; and in the case of any assignment, Landlord shall retain all rights with
respect to the Security. Any purported assignment, mortgage, transfer, pledge or sublease made without the prior written consent
of Landlord (and Landlord’s lender, if applicable) shall be absolutely null and void and shall constitute a Default hereunder.
No assignment of this Lease shall be effective and valid unless and until the assignee executes and delivers to Landlord (and Landlord’s
lender, if applicable) any and all documentation reasonably required by Landlord in order to evidence assignee’s assumption
of all obligations of Tenant hereunder. Regardless of whether or not an assignee or sublessee executes and delivers any documentation
to Landlord pursuant to the preceding sentence, any assignee or sublessee shall be deemed to have automatically attorned to Landlord
in the event of any termination of this Lease. Tenant shall pay to Landlord a fee of $1,000.00 in regard to (and prior to) any
proposed subletting or assignment. If this Lease is assigned, or if the Premises (or any part thereof) are sublet or used or occupied
by anyone other than Tenant, whether or not in violation of this Lease, Landlord or Agent may (without prejudice to, or waiver
of its rights), collect Rent from the assignee, subtenant or occupant.

8.2.                            
Permitted Transfer. Notwithstanding anything to the contrary contained in Section 8.1 above, Tenant shall
have the right to assign this Lease without Landlord's consent but only in the event this Lease is assigned pursuant to this Section
8.2. Tenant shall deliver to Landlord not less than ten (10) days' prior written notice of such assignment), to (a) sublet
all or part of the Premises to any related corporation or other entity which controls Tenant, is controlled by Tenant or is under
common control with Tenant; (b) assign all or any part of this Lease to any related corporation or other entity which controls
Tenant, is controlled by Tenant, or is under common control with Tenant, or to a successor entity into which or with which Tenant
is merged or consolidated or which acquires substantially all of Tenant's assets or property; or (c) effectuate any public offering
of Tenant's stock on the New York Stock Exchange or in the NASDAQ over the counter market (any such entity hereinafter referred
to as a "Permitted Transferee"). For the purpose of this Section 8.2, "control" shall mean ownership
of not less than fifty percent (50%) of all voting stock or legal and equitable interest in such corporation or entity. Any such
transfer shall not relieve Tenant of its obligations under this Lease. Nothing in this paragraph is intended to nor shall permit
Tenant to transfer its interest under this Lease as part of a fraud or subterfuge to intentionally avoid its obligations under
this Lease (for example, transferring its interest to a shell corporation that subsequently files a bankruptcy), and any such transfer
shall constitute a Default hereunder. In addition, the following events shall not require Landlord's consent (and Tenant shall
have the right to do, permit and/or perform all or any of the following from time to time in Tenant's sole discretion): (a) any
change in control and/or ownership of Tenant resulting from a merger, consolidation, or a transfer of partnership or membership
interests, a stock transfer, or any sale of all or substantially all of the assets of Tenant; or (b) the sale, exchange, issuance
or other transfer of Tenant's or Tenant's parent entity's stock (either on a national exchange or otherwise).

8.3.                            
Tenant to Remain Obligated. Consent by Landlord to any assignment, subletting, use or occupancy, or transfer
shall not operate to relieve Tenant from any covenant or obligation hereunder unless Landlord signs a new lease with a new tenant
in which case Tenant’s obligations under the Lease (except for those which survive termination or expiration of the Lease)
shall cease. Tenant shall pay all of Landlord’s costs, charges and expenses, including attorney’s fees, incurred in
connection with any assignment, transfer, lien, charge, subletting, use or occupancy made or requested by Tenant.

8.4.                            
Tenant’s Notice; Landlord’s Right to Terminate. Tenant shall, by notice in writing, advise Landlord
of its intention from, on and after a stated date (which shall not be less than sixty (60) days after the date of Tenant’s
notice) to assign this Lease or sublet any part of the Premises for the balance of any part of the Term, and in such event. Landlord
shall have the right, to be exercised by giving written notice to Tenant within thirty (30) days after receipt of Tenant’s notice,
to recapture the space described in Tenant’s notice and such recapture notice shall, if given, terminate this Lease with respect
to the space therein described as of the date stated in Tenant’s notice. Tenant’s said notice shall state

    	9 

    	 

    

the name and address of the proposed
subtenant or assignee, and a true and complete copy of the proposed sublease or assignment and sufficient information to permit
Landlord to determine the financial responsibility and character of the proposed subtenant or assignee shall be delivered to Landlord
with said notice. If Tenant’s notice shall cover all of the space hereby demised, and if Landlord shall give the aforesaid
recapture notice with respect thereto, the Term of this Lease shall expire and end on the date stated in Tenant’s notice as fully
and completely as if that date had been herein definitely fixed for the expiration of the Term. If, however, this Lease be terminated
pursuant to the foregoing with respect to less than the entire Premises, the Base Rent and Tenant’s Proportionate Share as defined
herein shall be adjusted on the basis of the number of rentable square feet retained by Tenant, and this Lease as so amended shall continue
thereafter in full force and effect. If Landlord, upon receiving Tenant’s said notice with respect to any such space requiring Landlord’s
consent, shall not exercise its right to terminate as aforesaid, Landlord will not unreasonably withhold its consent to Tenant’s assignment
of this Lease or subletting the space covered by its notice, as provided in Section 8.1 above.

9.                  
COMPLIANCE WITH LAWS.

9.1.                            
Compliance with Laws. Tenant shall, at its sole expense (regardless of the cost thereof), comply with all local,
state and federal laws, rules, regulations and requirements now or hereafter in force and all judicial and administrative decisions
in connection with the enforcement thereof (collectively, “Laws”), pertaining to either or both of the Premises
and Tenant’s use and occupancy thereof, and including, but not limited to, all Laws concerning or addressing matters of an
environmental nature. If any license or permit is required for the conduct of Tenant’s business in the Premises, Tenant,
at its expense, shall procure such license prior to the Commencement Date, and shall maintain such license or permit in good standing
throughout the Term. Tenant shall give prompt notice to Landlord of any written notice it receives of the alleged violation of
any Law or requirement of any governmental or administrative authority with respect to either or both of the Premises and the use
or occupation thereof.

9.2.                            
Hazardous Materials. If, at any time or from time to time during the Term (or any extension thereof), any Hazardous
Material (defined below) is generated, transported, stored, used, treated or disposed of at, to, from, on or in either or both
of the Premises and the Property by, or as a result of any act or omission of, any or all of Tenant and any or all of Tenant’s
Parties (defined below): (i) Tenant shall, at its own cost, at all times comply (and cause all Tenant’s Parties, as defined
below, to comply) with all Laws relating to Hazardous Materials, and Tenant shall further, at its own cost, obtain and maintain
in full force and effect at all times all permits and other approvals required in connection therewith; (ii) Tenant shall promptly
provide Landlord or Agent with complete copies of all communications, permits or agreements with, from or issued by any governmental
authority or agency (federal, state or local) or any private entity relating in any way to the presence, release, threat of release,
or placement of Hazardous Materials on or in the Premises or any portion of the Property, or the generation, transportation, storage,
use, treatment, or disposal at, on, in or from the Premises, of any Hazardous Materials; (iii) upon receipt by Landlord of
any communication with or from any governmental authority or agency (federal, state, or local) relating to the presence, release,
threat of release, or placement of Hazardous Materials on or in the Premises, Landlord, Agent and their respective agents and employees
shall have the right to either or both (x) enter the Premises and (y) conduct appropriate tests, at Tenant’s expense, for
the purposes of ascertaining Tenant’s compliance with all applicable Laws or permits relating in any way to the generation,
transport, storage, use, treatment, disposal or presence of Hazardous Materials on, at, in or from all or any portion of either
or both of the Premises and the Property; and (iv) upon receipt by Landlord of any communication with or from any governmental
authority or agency (federal, state, or local) relating to the presence, release, threat of release, or placement of Hazardous
Materials on or in the Premises, upon written request by Landlord or Agent, Tenant shall cause to be performed and shall provide
Landlord with the results of reasonably appropriate tests of air, water or soil to demonstrate that Tenant complies with all applicable
Laws or permits relating in any way to the generation, transport, storage, use, treatment, disposal or presence of Hazardous Materials
on, at, in or from all or any portion of either or both of the Premises and the Property. This Section 9.2 does not authorize
the generation, transportation, storage, use, treatment or disposal of any Hazardous Materials at, to, from, on or in the Premises
in contravention of this Section 9. Tenant covenants to investigate, clean up and otherwise remediate, at Tenant’s
sole expense, any release of Hazardous Materials caused, contributed to, or created by any or all of (A) Tenant and (B) any or
all of Tenant’s officers, directors, members, managers, partners, invitees, agents, employees, contractors or representatives
(collectively, “Tenant’s Parties”) during the Term. Such investigation and remediation shall be performed
only after Tenant has obtained Landlord’s prior written consent; provided, however, that Tenant shall be entitled to respond
(in a reasonably appropriate manner) immediately to an emergency without first obtaining such consent, if Tenant promptly thereafter
delivers to Landlord written notice of the emergency and the action taken to remedy it. All remediation shall be performed in strict
compliance with Laws and to the reasonable satisfaction of Landlord. Tenant shall not enter into any settlement agreement, consent
decree or other compromise with respect to any claims relating to any Hazardous Materials

    	10 

    	 

    

in any way connected to the Premises
without first obtaining Landlord’s written consent (which consent may be given or withheld in Landlord’s sole, but
reasonable, discretion) and affording Landlord the reasonable opportunity to participate in any such proceedings. As used herein,
the term, “Hazardous Materials,” shall mean any waste, material or substance (whether in the form of liquids,
solids or gases, and whether or not airborne) that is or may be deemed to be or include a pesticide, petroleum, asbestos, polychlorinated
biphenyl, radioactive material, urea formaldehyde or any other pollutant or contaminant that is or may be deemed to be hazardous,
toxic, ignitable, reactive, corrosive, dangerous, harmful or injurious, or that presents a risk to public health or to the environment,
and that is or becomes regulated by any Law. The undertakings, covenants and obligations imposed on Tenant under this Section
9.2 shall survive the termination or expiration of this Lease.

10.               
INSURANCE.

10.1.                         
Insurance to be Maintained by Landlord. Landlord shall maintain: (a) a commercial property insurance policy covering
the Property (at its full replacement cost), but excluding Tenant’s personal property; (b) commercial general public liability
insurance covering Landlord for claims arising out of liability for bodily injury, death, personal injury, advertising injury and
property damage occurring in and about the Property and otherwise resulting from any acts and operations of Landlord, its agents
and employees; (c) business income/rental value insurance; and (d) any other insurance coverage deemed appropriate by Landlord
or required by Landlord’s lender. All of the coverages described in (a) through (d) shall be determined from time to time
by Landlord, in its sole discretion. All insurance maintained by Landlord shall be in addition to and not in lieu of the insurance
required to be maintained by the Tenant.

10.2.                         
Insurance to be Maintained by Tenant. Tenant shall purchase, at its own expense, and keep in force at all times
from and after the date of this Lease the policies of insurance set forth below (collectively, “Tenant’s Policies”).
All Tenant’s Policies shall (a) be issued by an insurance company with a Best’s rating/financial size category of A/VIII
or better and otherwise reasonably acceptable to Landlord and shall be licensed to do business in the state in which the Property
is located; (b) provide that said insurance for the Premises shall not be canceled or materially modified unless thirty (30) days’
prior written notice shall have been given to Landlord; (c) provide for deductible amounts that are reasonably acceptable to Landlord
(and its lender, if applicable) and (c) otherwise be in such form, and include such coverages, as Landlord may reasonably require.
The Tenant’s Policies described in (i) and (ii) below shall (1) provide coverage on an occurrence basis; (2) name Landlord
(and its lender, if applicable) as an additional insured; (3) provide coverage, to the extent insurable, for the indemnity obligations
of Tenant under this Lease; (4) contain a separation of insured parties provision; (5) be primary, not contributing with, and not
in excess of, coverage that Landlord may carry; and (6) provide coverage with no exclusion for a pollution incident arising from
a hostile fire. All Tenant’s Policies (or, at Landlord’s option, Certificates of Insurance and applicable endorsements,
including, without limitation, an "Additional Insured-Managers or Landlords of Premises" endorsement) shall be delivered
to Landlord prior to the Commencement Date and renewals thereof shall be delivered to Landlord’s Notice Address, as set forth
on the signature page to this Lease at least thirty (30) days after the applicable expiration date of each Tenant’s Policy.
In the event that Tenant fails, at any time or from time to time, to comply with the requirements of the preceding sentence, Tenant
shall be in Default under this Lease and, in addition to any other remedy, Landlord may (x) order such insurance and charge the
cost thereof to Tenant, which amount shall be payable by Tenant to Landlord upon demand, as Additional Rent or (y) impose on Tenant,
as Additional Rent, a monthly delinquency fee, for each month during which Tenant fails to comply with the foregoing obligation,
in an amount equal to five percent (5%) of the Base Rent then in effect. Tenant shall give prompt notice to Landlord and Agent
of any bodily injury, death, personal injury, advertising injury or property damage occurring in and about the Property.

Tenant shall
purchase and maintain, throughout the Term, a Tenant’s Policy(ies) of (i) commercial general or excess liability insurance,
including personal injury and property damage, in the amount of not less than $1,000,000.00 per occurrence, and $2,000,000.00 annual
general aggregate, per location (these limits may be achieved by a combination of a primary policy and an excess or umbrella liability
policy); (ii) comprehensive automobile liability insurance covering Tenant, against any personal injuries or deaths of persons
and property damage based upon or arising out of the ownership, use, occupancy or maintenance of a motor vehicle at the Premises
and all areas appurtenant thereto in the amount of not less than $1,000,000, combined single limit; (iii) commercial property insurance
covering Tenant’s Property (defined below), at its full replacement cost (in expansion of the foregoing, any such commercial
property insurance must provide full, primary coverage for Tenant’s finished goods and inventory, including, without limitation
any water damage to such property); (iv) workers’ compensation insurance per the applicable state statutes covering all employees
of Tenant and employers liability insurance with a limit of at least $1,000,000.00; and (v) if Tenant handles, stores or utilizes
Hazardous Materials in its business operations, pollution legal liability insurance with limits acceptable to Landlord. Tenant
agrees that

    	11 

    	 

    

Landlord shall have the right to
adjust the coverage limits of Tenant’s Policies every fifth (5th) anniversary date of this Lease to commercially
reasonable limits based upon comparable property within a five (5) mile radius of the Premises.

10.3.                         
Waiver of Subrogation. Notwithstanding anything to the contrary in this Lease, Landlord and Tenant mutually
waive their respective rights of recovery against each other and each other’s officers, directors, constituent partners,
members, agents and employees, and Tenant further waives such rights against (a) each lessor under any ground or underlying lease
encumbering the Property and (b) each lender under any mortgage or deed of trust or other lien encumbering the Property (or any
portion thereof or interest therein), for any Loss (defined in Section 17.2 below) to the extent any such Loss is insured
against or required to be insured against under this Lease; including, but not limited to, Losses, deductibles or self-insured
retention covered by Landlord’s or Tenant’s commercial property, commercial general liability, automobile liability,
business income/extra expense/rental value insurance, or workers’ compensation or employers’ liability policies described
above. This provision is intended to waive, fully and for the benefit of each party to this Lease, any and all rights and claims
that might give rise to a right of subrogation by any insurance carrier. Each party shall cause its respective insurance policy(ies)
to be endorsed to evidence compliance with such waiver. the foregoing waivers apply
even if the loss is caused in whole or in part by the negligence or strict liability of the other party, but does not apply to
the extent the loss is caused by the GROSS negligence or willful misconduct of the other party.

11.               
ALTERATIONS. Tenant shall not at any time make alterations or improvements in and to the Premises (hereinafter
collectively referred to as “Alterations”), unless Tenant first obtains the written consent of Landlord, which
shall not be unreasonably withheld, conditioned, or delayed, provided, however, that Tenant shall have the right, without being
required to obtain Landlord’s consent, to make non-structural alterations to the Premises costing less than $15,000.00 per
instance (a “Permitted Alteration”). A Permitted Alteration is not an Alteration.. All of the following shall
apply with respect to Alterations: (a) the Alterations shall be non-structural and the structural integrity of the Property shall
not be affected; (b) the Alterations shall be to the interior of the Premises; (c) the proper functioning of the mechanical, electrical,
heating, ventilating, air-conditioning (“HVAC”), sanitary and other service systems of the Property shall not
be affected and the usage of such systems by Tenant shall not be increased; (d) Tenant shall have appropriate insurance coverage,
reasonably satisfactory to Landlord, regarding the performance and installation of the Alterations; (e) Tenant shall have provided
Landlord with reasonably detailed plans for such Alterations in advance of requesting Landlord’s consent; and (f) Tenant
shall have submitted to Landlord for its review and approval a list of Tenant’s proposed contractors and subcontractors (it
being agreed that Tenant shall not use any contractor or subcontractor to whom or which Landlord objects). Additionally, before
proceeding with any Alterations, Tenant shall (i) at Tenant’s expense, obtain all necessary governmental permits and certificates
for the commencement and prosecution of Alterations; (ii) submit to Landlord, for its written approval, working drawings, plans
and specifications and all permits for the work to be done and Tenant shall not proceed with such Alterations until it has received
Landlord’s written approval; and (iii) cause those contractors, materialmen and suppliers engaged to perform the Alterations
to deliver to Landlord certificates of insurance (in a form reasonably acceptable to Landlord) evidencing policies of commercial
general liability insurance (providing the same coverages as required in Section 10.2 above) and workers’ compensation
insurance. Such insurance policies shall satisfy the obligations imposed under Section 10.2. Tenant shall cause the Alterations
to be performed in compliance with all applicable permits, Laws and requirements of public authorities, and with Landlord’s
reasonable rules and regulations or any other restrictions that Landlord may impose on the Alterations. Tenant shall cause the
Alterations to be diligently performed in a good and workmanlike manner, using new materials and equipment at least equal in quality
and class to the standards for the Property reasonably established by Landlord. Tenant shall provide Landlord with copies of all
construction contracts, governmental permits and certificates and, upon completion: (x) as-built plans; (y) proof of payment for
all labor and materials, including, without limitation, copies of paid invoices; and (z) final lien waivers. Following any Alterations,
during the remainder of the Term, Tenant shall be responsible for the maintenance of appropriate commercial property insurance
(pursuant to Section 10.2) therefor. At the end of the Term, Landlord may elect to require Tenant to remove the Alterations;
however, if Landlord does not require that Tenant remove the Alterations, such Alterations shall constitute Landlord’s Property
(defined below).

12.               
LANDLORD’S AND TENANT’S PROPERTY. All fixtures, machinery, equipment, improvements and appurtenances
attached to, or built into, the Premises at the commencement of, or during the Term, whether or not placed there by or at the expense
of Tenant, except for Tenant’s Property, shall become and remain a part of the Premises; shall be deemed the property of
Landlord (the “Landlord’s Property”), without compensation or credit to Tenant; and shall not be removed
by Tenant at the Expiration Date unless Landlord requires their removal (including, but not limited to, Alterations pursuant to
Section 11). Further, any personal property in the Premises on the Commencement Date, movable or otherwise, unless installed
and paid for by Tenant, shall also constitute Landlord’s Property and shall not be removed by Tenant. For purposes of this
Lease, any references

    	12 

    	 

    

to “Tenant’s Property”
shall mean any personal property for which Tenant has itself paid or manufactured, together with any machinery and equipment for
which Tenant has paid and that is not attached to, or built into, the Premises. In no event shall Tenant remove any of the following
materials or equipment without Landlord’s prior written consent (which consent may be given or withheld in Landlord’s
sole discretion): any power wiring or power panels, lighting or lighting fixtures, wall or window coverings, carpets or other floor
coverings, heaters, air conditioners or any other HVAC equipment, fencing or security gates (except as such items are Tenant’s
inventory), or other similar building operating equipment and decorations. At or before the Expiration Date, or the date of any
earlier termination, Tenant, at its expense, shall remove from the Premises all of Tenant’s Property and any Alterations
that Landlord requires be removed pursuant to Section 11, and Tenant shall repair (to Landlord’s reasonable satisfaction)
any damage to the Premises or the Property resulting from either or both of such installation and removal. Any other items of Tenant’s
Property that shall remain in the Premises after the Expiration Date, or following an earlier termination date, may, at the option
of Landlord, be deemed to have been abandoned, and in such case, such items of Tenant’s Property may be retained by Landlord
as its property or be disposed of by Landlord, in Landlord’s sole and absolute discretion and without accountability, at
Tenant’s expense. Notwithstanding the foregoing, if an Event of Default exists under the terms of this Lease, Tenant may
remove Tenant’s personal property from the Premises only upon the express written direction of Landlord.

12.1.                                                                
Landlord’s Lien. In addition to the statutory Landlord’s lien, Tenant grants to Landlord, to secure
performance of Tenant’s obligations hereunder, a security interest in all equipment, fixtures, furniture, improvements, and
other personal property of Tenant situated on the Premises, and all proceeds therefrom (the “Collateral”), and
the Collateral shall not be removed from the Premises without the consent of Landlord until all obligations of Tenant have been
fully performed; provided, however, that Tenant’s inventory sold in the ordinary course of business or Tenant’s disposition
of obsolete equipment in the ordinary course of business shall not require the consent of Landlord. Upon the occurrence of a Default,
Landlord may, in addition to all other remedies, without notice or demand except as provided below, exercise the rights afforded
a secured party under the Uniform Commercial Code of the State in which the Complex is located (the “UCC”).
In connection with any public or private sale under the UCC, Landlord shall give Tenant five (5) days prior written notice of the
time and place of any public sale of the Collateral or of the time after which any private sale or other intended disposition thereof
is to be made, which is agreed to be a reasonable notice of such sale or other disposition. Tenant grants to Landlord a power of
attorney to execute and file any financing statement or other instrument necessary to perfect Landlord’s security interest
under this Section 12.1, which power is coupled with an interest and shall be irrevocable during the Term. Landlord may
also file a copy of this Lease as a financing statement to perfect its security interest in the Collateral.

13.               
REPAIRS AND MAINTENANCE.

13.1.                         
Tenant Repairs and Maintenance.

13.1.1.                 
Tenant Responsibilities. Except for events of damage, destruction or casualty to the Premises or Property (which
are addressed in Section 18), throughout the Term and subject to Landlord’s maintenance, replacement, and restoration
obligations under this Lease, Tenant shall, at its sole cost and expense: (i) both (x) maintain and preserve, in the same condition,
repair and appearance, subject to normal and customary wear and tear (the “Required Condition”), and (y) perform
any and all repairs and replacements required in order to so maintain and preserve, in the Required Condition, the Premises and
the fixtures and appurtenances therein (including, but not limited to, the Premises’ plumbing (inclusive of any plumbing
leaks in the slab, foundation or walls of the Premises) and HVAC systems, all doors, overhead or otherwise, glass and levelers
located in the Premises or otherwise available in the Property for Tenant’s sole use; and excluding, however, only those
specific components of the Premises for which Landlord is expressly responsible under Section 13.2); and (ii) maintain,
in full force and effect, a preventative maintenance and service contract with a reputable service provider approved by Landlord
for maintenance of the HVAC systems of the Premises (the “HVAC Maintenance Contract”). In addition to Tenant’s
obligations under (i) and (ii) above to the extent such repair or replacement is not covered by Landlord’s insurance (or
would have been covered if Landlord had carried the insurance required by this Lease), Tenant shall also be responsible for all
costs and expenses incurred to perform any and all repairs and replacements (whether structural or non-structural; interior or
exterior; and ordinary or extraordinary), in and to the Premises and the Property and the facilities and systems thereof, if and
to the extent that the need for such repairs or replacements arises directly or indirectly from any act, omission, misuse, or neglect
of any or all of Tenant, any of its subtenants, any Tenant’s Parties, or others entering into, or utilizing, all or any portion
of the Premises for any reason or purpose whatsoever, including, but not limited to (a) the performance or existence of any Alterations,
(b) the installation, use or operation of Tenant’s Property in the Premises; and (c) the moving of Tenant’s Property
in or out of the Property (collectively, “Tenant-Related Repairs”). All such repairs or replacements required

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under this Section 13.1.1
shall be subject to the supervision and control of Landlord, and all repairs and replacements shall be made with materials of equal
or better quality than the items being repaired or replaced.

13.1.2.                 
General Maintenance Services. Notwithstanding any of the foregoing, however, from time to time during the Term,
Landlord may elect, in its sole discretion and by delivery of prior written notice to Tenant, no less than ten (10) days before
any such performance, to perform on behalf of Tenant, all or some portion of the repairs, maintenance, restoration and replacement
in and to the Premises required to be performed by Tenant under this Lease (any such repairs, maintenance, restoration and/or replacement
activities that Landlord elects to perform on behalf of Tenant are herein collectively referred to as “General Maintenance
Services”). Tenant shall reimburse Landlord for the actual cost or value of all General Maintenance Services provided
by Landlord as Additional Rent, simultaneously with the payment of Operating Expenses as part of Estimated Additional Rent (on
a monthly estimated basis subject to annual reconciliation, as described in Section 3.3 above). Unless and until Landlord
affirmatively elects to provide General Maintenance Services, nothing contained herein shall be construed to obligate Landlord
to perform any General Maintenance Services or, except as otherwise expressly provided in Section 13.2, to repair, maintain,
restore or replace any portion of the Premises. Landlord may from time to time, in its sole discretion, (x) reduce or expand the
scope of the General Maintenance Services that Landlord has elected to provide or (y) revoke its election to provide any or all
of the General Maintenance Services, in either event, upon delivery of not less than thirty (30) days’ prior written notice
to Tenant. Landlord’s entry on the Premises and the performance of any General Maintenance Services must be done in such
a way as to minimize interference with Tenant’s operations at the Premises.

13.1.3.                 
HVAC Maintenance Contract. The terms and provisions of any such HVAC Maintenance Contract shall require that
the service provider maintain the Premises’ HVAC system in accordance with the manufacturer’s recommendations and otherwise
in accordance with normal, customary and reasonable practices in the geographic area in which the Premises is located and for HVAC
systems comparable to the Premises’ HVAC system. If Landlord does not elect to repair and maintain the HVAC systems as part
of General Maintenance Services, or revokes such election at any time after having made such election, then, within 30 days following
either (a) the Commencement Date or (b) the date on which Landlord advises Tenant that Landlord will no longer provide General
Maintenance Services for the HVAC system, whichever date is applicable, Tenant shall procure and deliver to Landlord the HVAC Maintenance
Contract. Thereafter, Tenant shall provide to Landlord a copy of renewals or replacements of such HVAC Maintenance Contract no
later than 30 days prior to the then-applicable expiry date of the existing HVAC Maintenance Contract and copies of all service
logs and other records pertaining to recommended services and services performed. If Tenant fails to timely deliver to Landlord
the HVAC Maintenance Contract (or any applicable renewal or replacement thereof), then Landlord shall have the right to contract
directly for the periodic maintenance of the HVAC systems in the Premises and to charge the cost thereof back to Tenant as Additional
Rent.

13.2.                         
Landlord Repairs. Landlord shall repair, replace and restore the (a) foundation, exterior and interior load-bearing
walls, roof structure and roof covering of the Property and (b) the Common Areas; provided, however, that in the case of both (a)
and (b): (i; provided, however, that with respect to any costs incurred in the replacement context, those costs shall not constitute
an Operating Expense except to the extent that such costs so qualify under Section 3.1.1(v); and (ii) notwithstanding (i)
above, in the event that any such repair, replacement or restoration is a Tenant-Related Repair, then Tenant shall be required
to reimburse Landlord for all actual costs and expenses that Landlord incurs in order to perform such Tenant-Related Repair, and
such reimbursement shall be paid, in full, within twenty (20) days after Landlord’s delivery of demand therefor.

14.               
UTILITIES. Landlord represents and warrants to Tenant that, as of the Commencement Date, the Premises is served
by water, sewer, gas, and electricity service. Tenant shall purchase all utility services, whether or not separately sub-metered,
and shall provide for scavenger, cleaning and extermination services, as needed. As provided in Section 3.1.1. above, at
Landlord’s election, utility charges may be included within Operating Expenses; nevertheless, at Landlord’s election
or with Landlord’s consent, (a) Tenant may pay the utility charges for its Premises directly to the utility or municipality
providing such service, and in that event all charges shall be paid by Tenant before they become delinquent; and (b) Landlord may
directly bill Tenant (i) for Tenant’s Proportionate Share of utility expenses, or (ii) if such utility expenses are separately
metered, for Tenant’s usage when and as such expenses are incurred. Except as required as part of Landlord’s Work,
Tenant shall be solely responsible for the installation, repair and maintenance of any meters necessary in connection with such
utility services to the Premises. Tenant’s use of electrical energy in the Premises shall not, at any time, exceed the capacity
of either or both of (x) any of the electrical conductors and equipment in or otherwise servicing the Premises; and (y) the HVAC
systems of either or both of the Premises and the Property. Notwithstanding anything to the contrary herein or otherwise, the cost
and charges for all utility

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services serving the Premises, including,
but not limited to, any and all charges for water, sewer (including, but not limited to, any Biochemical Oxygen Demand (BOD), Total
Suspended Solids (TSS) and/or any similar charges imposed by any governmental authority related to waste discharged into the sewer
system), storm water, gas, heat, electricity, power, telephone service, garbage pickup, and all other services of utilities, including
meter installation charges therefor, during the Term shall be paid by Tenant before delinquency and in no event shall Tenant’s
liability for the same be limited to the amount of its Proportionate Share.

15.               
INVOLUNTARY CESSATION OF SERVICES. Landlord reserves the right, without any liability to Tenant and without affecting
Tenant’s covenants and obligations hereunder, to stop service of any or all of the HVAC, electric, sanitary, elevator (if
any), and other systems serving the Premises, or to stop any other services required by Landlord under this Lease, whenever and
for so long as may be necessary by reason of (i) accidents, emergencies, strikes, or the making of repairs or changes which Landlord
or Agent, in good faith, deems necessary or (ii) any other cause beyond Landlord’s reasonable control. Further, it is also
understood and agreed that Landlord or Agent shall have no liability or responsibility for a cessation of services to the Premises
or to the Property that occurs as a result of causes beyond Landlord’s or Agent’s reasonable control. No such interruption
of service shall be deemed an eviction or disturbance of Tenant’s use and possession of the Premises or any part thereof,
or render Landlord or Agent liable to Tenant for damages, or relieve Tenant from performance of Tenant’s obligations under
this Lease, including, but not limited to, the obligation to pay Rent; provided, however, that if due to the act or omission of
Landlord any interruption of services furnished by Landlord persists for a period in excess of five (5) consecutive business days
from the date on which Landlord receives notice thereof from Tenant, Tenant shall, as Tenant’s sole remedy, be entitled to
a proportionate abatement of Rent to the extent, if any, of any actual loss of use of the Premises by Tenant.

16.               
LANDLORD’S RIGHTS. Landlord, Agent and their respective agents, employees and representatives shall have
the right to enter and/or pass through the Premises at any time or times upon 48 hour prior written notice (except in the event
of emergency): (a) to examine and inspect the Premises and to show them to actual and prospective lenders, prospective purchasers
or mortgagees of the Property or providers of capital to Landlord and its affiliates; and in connection with the foregoing, to
install a sign at or on the Property to advertise the Property for lease or sale; (b) to make such repairs, alterations, additions
and improvements in or to all or any portion of either or both of the Premises and the Property, or the Property’s facilities
and equipment as Landlord is required to make. During the period of six (6) months prior to the Expiration Date (or at any time,
if Tenant has vacated or abandoned the Premises or is otherwise in default under this Lease), Landlord and its agents may exhibit
the Premises to prospective tenants. Landlord shall use Landlord’s good faith best efforts to minimize any disruption to
Tenant’s use of the Premises in connection with any such entry. Additionally, Landlord and Agent shall have the following
rights with respect to the Premises, exercisable without notice to Tenant, without liability to Tenant, and without being deemed
an eviction or disturbance of Tenant’s use or possession of the Premises or giving rise to any claim for setoff or abatement
of Rent: (i) to have pass keys, access cards, or both, to the Premises; and (ii) to decorate, remodel, repair, alter or otherwise
prepare the Premises for re-occupancy at any time after Tenant vacates or abandons the Premises for more than thirty (30) consecutive
days or without notice to Landlord of Tenant’s intention to reoccupy the Premises.

17.               
NON-LIABILITY AND INDEMNIFICATION.

17.1.                         
Non-Liability. Subject to Landlord’s indemnity under Section 17.3, none of the Landlord Indemnified
Parties (defined below) shall be liable to Tenant for any Losses (defined below) suffered or incurred by Tenant or any other person,
or involving its or their property, irrespective of the cause of such Losses. In the event that Landlord’s indemnity under
Section 17.3 is applicable, it shall apply only as and to the specific extent expressly provided in Section 17.3.
Further, none of the Landlord Indemnified Parties shall be liable to Tenant (a) for any damage caused by other tenants or persons
in, upon or about the Property, or caused by operations in construction of any public or quasi-public work; (b) with respect to
matters for which Landlord is liable, for consequential, punitive or indirect damages, including those purportedly arising out
of any loss of use of the Premises or any equipment or facilities therein by Tenant or any person claiming through or under Tenant;
(c) for any defect in the Premises or the Property; or (d) for injury or damage to person or property caused by fire, or theft,
or resulting from the operation of heating or air conditioning or lighting apparatus, or from falling plaster, or from steam, gas,
electricity, water, rain, snow, ice, or dampness, that may leak or flow from any part of the Property, or from the pipes, appliances
or plumbing work of the same.

17.2.                         
Tenant Indemnification. Except in the event of, and to the extent of, Landlord’s gross negligence, sole
negligence or willful misconduct, Tenant hereby indemnifies, defends, and holds Landlord, Agent, Landlord’s partners, members
and their respective affiliates, owners, partners, members, directors, officers, agents and employees (collectively, “Landlord
Indemnified Parties”) harmless from and against any and all Losses arising from or in connection with any or all of:
(a) the conduct or management of either or both the Property and the Premises or any

    	15 

    	 

    

business therein, or any work or
Alterations done, or any condition created by any or all of Tenant and Tenant’s Parties in or about the Premises during the
Term or during the period of time, if any, prior to the Commencement Date that Tenant has possession of, or is given access to,
the Premises; (b) any act, omission or negligence of any or all of Tenant and Tenant’s Parties; and (c) any accident, injury
or damage whatsoever occurring in, at or upon either or both of the Property and the Premises and caused by any or all of Tenant
and Tenant’s Parties. Tenant also indemnifies, defends, and holds the Landlord Indemnified Parties harmless from and against
any and all Losses arising from or in connection with any or all of: (i) any breach by Tenant of any or all of its warranties,
representations and covenants under this Lease; (ii) any actions necessary to protect Landlord’s interest under this Lease
in a bankruptcy proceeding or other proceeding under the Bankruptcy Code; (iii) the creation or existence of any Hazardous Materials
in, at, on or under the Premises or the Property, if and to the extent brought to the Premises or the Property or caused by Tenant,
any of Tenant’s Parties or any party within Tenant’s control; and (iv) any violation or alleged violation by any or
all of Tenant and Tenant’s Parties of any Law. The obligations of Tenant in the two prior sentences are referred to collectively
as “Tenant’s Indemnified Matters.” In case any action or proceeding is brought against any or all of Landlord
and the Landlord Indemnified Parties by reason of any of Tenant’s Indemnified Matters, Tenant, upon notice from any or all
of Landlord, Agent or any Superior Party (defined below), shall resist and defend such action or proceeding by counsel reasonably
satisfactory to, or selected by, Landlord. The term “Losses” shall mean all claims, demands, expenses, actions,
judgments, damages, penalties, fines, liabilities, losses of every kind and nature, suits, administrative proceedings, costs and
fees, including, without limitation, attorneys’ and consultants’ reasonable fees and expenses, and the costs of cleanup,
remediation, removal and restoration, that are in any way related to any matter covered by the foregoing indemnity. The provisions
of this Section 17.2 shall survive the expiration or termination of this Lease.

17.3.                         
Landlord Indemnification and Limitation of Landlord’s Liability. Landlord hereby indemnifies, defends and
holds Tenant harmless from and against any and all Losses (subject to the limitations set forth herein) caused by the Landlord
in, at or upon the Property and actually suffered or incurred by Tenant as the sole and direct result of any negligent, willful
or intentional acts or omissions of any Landlord Indemnified Party occurring in, at, or upon the Property.
Notwithstanding anything to the contrary set forth in this Lease, however, in all events and under all circumstances, the liability
of Landlord to Tenant, whether under this Section 17.3 or any other provision of this Lease, shall be limited to the interest
of Landlord in the Property, and Tenant agrees to look solely to Landlord’s interest in the Property for the recovery of
any judgment or award against Landlord, it being intended that Landlord shall not be personally liable for any judgment or deficiency
AND TENANT EXPRESSLY WAIVES ANY AND ALL RIGHTS OTHERWISE TO PROCEED ON A RECOURSE BASIS AGAINST LANDLORD, THE INDIVIDUAL PARTNERS,
MEMBERS, AND/OR SHAREHOLDERS OF LANDLORD, AND/OR THE MANAGERS, OFFICERS, DIRECTORS, AGENTS AND/OR EMPLOYEES OF LANDLORD. FURTHER,
SUBJECT TO THE LIMITATIONS SET FORTH ABOVE, Notwithstanding anything to the contrary set
forth in this Lease, the liability of Landlord to Tenant, whether under this Section 17.3 or any other provision of this Lease,
SHALL BE LIMITED TO SUIT FOR DIRECT AND PROXIMATE DAMAGES, AND TENANT VOLUNTARILY AND INTENTIONALLY WAIVES ALL CLAIMS TO
EXEMPLARY, PUNITIVE, SPECIAL OR CONSEQUENTIAL DAMAGES. The provisions of this Section 17.3 shall survive the expiration or termination
of this Lease.

17.4.                         
Force Majeure. Each of the obligations of Tenant (except the obligation to pay Rent and the obligation to maintain
insurance, and provide evidence thereof, in accordance with Section 10.2) and each of the obligations of Landlord, shall
be excused, and neither Landlord nor Tenant shall have any liability whatsoever to the other, to the extent that any failure to
perform, or delay in performing such obligation arises out of either or both of (a) any labor dispute, governmental preemption
of property in connection with a public emergency or shortages of fuel, supplies, or labor, or any other cause, whether similar
or dissimilar, beyond Landlord’s or Tenant’s, as the case may be, reasonable control; or (b) any failure or defect
in the supply, quantity or character of utilities furnished to the Premises, or by reason of any requirement, act or omission of
any public utility or others serving the Property, beyond Landlord’s or Tenant’s, as the case may be, reasonable control;
or (c) any of the following: (i) Declared war; military invasion or acts of terrorism by foreign enemies; civil war or revolution;
(ii) Riot, boycott, worker strike, or shortage of materials or energy that impacts an essential portion of the Work, but excluding
riots, boycotts, and strikes by workers employed by Landlord or any of its trade contractors, consultants, or suppliers of any tier;
(iii) acts of omissions of Governmental or political bodies including takings; (iv) Explosion; fire; earthquake; flood; named hurricane;
tornado; and unusual weather conditions for the area in which the Work is being performed..

    	16 

    	 

    

17.5.                         
WAIVERS, RELEASES, AND INDEMNITIES. THE WAIVERS AND RELEASES IN SECTIONS 15 AND 17.1 AND THE INDEMNITIES IN SECTIONS
17.2 AND 17.3 APPLY EVEN IF THE LOSS IS CAUSED IN PART BY THE NEGLIGENCE OR STRICT LIABILITY OF THE RELEASED OR INDEMNIFIED PARTY.

18.               
DAMAGE OR DESTRUCTION.

18.1.                         
Notification and Repair; Rent Abatement. Tenant shall give prompt notice to Landlord and Agent of (a) any fire
or other casualty to the Premises or the Property, and (b) any damage to, or defect in, any part or appurtenance of the Property’s
sanitary, electrical, HVAC, elevator or other systems located in or passing through the Premises or any part thereof. Subject to
the provisions of Section 18.2 below, if either or both of the Property and the Premises is damaged by fire or other insured
casualty Landlord shall repair (or cause Agent to repair) the damage and restore and rebuild the Property and/or the Premises (except
Tenant’s Property) with reasonable dispatch after the adjustment of the insurance proceeds attributable to such damage. Landlord
(or Agent, as the case may be) shall use its diligent and good faith efforts to make such repair or restoration promptly and in
such manner as not to unreasonably interfere with Tenant’s use and occupancy of the Premises, but Landlord or Agent shall
not be required to do such repair or restoration work except during normal business hours of business days. Provided that any damage
to either or both of the Property and the Premises is not caused by, or is not the result of acts or omissions by, any or all of
Tenant and Tenant’s Parties, if (i) the Property is damaged by fire or other casualty thereby causing the Premises to be
inaccessible or (ii) the Premises are partially damaged by fire or other casualty, the Rent shall be proportionally abated to the
extent of any actual loss of use of the Premises by Tenant.

18.2.                         
Total Destruction. If the Property or the Premises shall be totally destroyed by fire or other casualty, or if
the Property shall be so damaged by fire or other casualty that (in the reasonable opinion of a reputable contractor or architect
designated by Landlord): (i) its repair or restoration of the Premises requires more than one hundred twenty (120) days or (ii)
such repair or restoration requires the expenditure of more than (a) eighty percent (80%) of the full insurable value of the Premises
immediately prior to the casualty or (b) fifty percent (50%) of the full insurable value of the Property immediately prior to the
casualty, Landlord and Tenant shall each have the option to terminate this Lease (by so advising the other, in writing) within
ten (10) days after said contractor or architect delivers written notice of its opinion to Landlord and Tenant, but in all events
prior to the commencement of any restoration of the Premises or the Property by Landlord. Additionally, if the damage (x) is less
than the amount stated in (ii) above, but more than ten percent (10%) of the full insurable value of the Property; and (y) occurs
during the last one (1) year of Lease Term, then Landlord, but not Tenant, shall have the option to terminate this Lease pursuant
to the notice and within the time period established pursuant to the immediately preceding sentence. In the event of a termination
pursuant to either of the preceding two (2) sentences, the termination shall be effective as of the date upon which either Landlord
or Tenant, as the case may be, receives timely written notice from the other terminating this Lease pursuant to the preceding two
(2) sentences. If neither Landlord nor Tenant timely delivers a termination notice, this Lease shall remain in full force and effect.
Notwithstanding the foregoing, if (A) any holder of a mortgage or deed of trust encumbering the Property or landlord pursuant to
a ground lease encumbering the Property (collectively, “Superior Parties”) or other party entitled to the insurance
proceeds fails to make such proceeds available to Landlord in an amount sufficient for restoration of the Premises or the Property,
or (B) the issuer of any commercial property insurance policies on the Property fails to make available to Landlord sufficient
proceeds for restoration of the Premises or the Property, then Landlord may, at Landlord’s sole option, terminate this Lease
by giving Tenant written notice to such effect within 30 days after Landlord receives notice from the Superior Party or insurance
company, as the case may be, that such proceeds shall not be made available, in which event the termination of this Lease shall
be effective as of the date Tenant receives written notice from Landlord of Landlord’s election to terminate this Lease.
Landlord shall have no liability to Tenant for, and Tenant shall not be entitled to terminate this Lease by virtue of, any delays
in completion of repairs and restoration. For purposes of this Section 18.2 only, “full insurable value”
shall mean replacement cost, less the cost of footings, foundations and other structures below grade.

19.               
EMINENT DOMAIN. If the whole, or any substantial (as reasonably determined by Landlord) portion, of the Property
is taken or condemned for any public use under any Law or by right of eminent domain, or by private purchase in lieu thereof, and
such taking would prevent or materially interfere with the Permitted Use of the Premises, this Lease shall terminate effective
when the physical taking of said Premises occurs. If less than a substantial portion of the Property is so taken or condemned,
or if the taking or condemnation is temporary (regardless of the portion of the Property affected) or the taking in question will
not prevent or materially interfere with the Permitted Use of the Premises, this Lease shall not terminate, but the Rent payable
hereunder shall be proportionally abated to the extent of any actual loss of use of the Premises by Tenant. Landlord shall

    	17 

    	 

    

be entitled to any and all payment,
income, rent or award, or any interest therein whatsoever, which may be paid or made in connection with such a taking or conveyance,
and Tenant shall have no claim against Landlord for the value of any unexpired portion of this Lease. Notwithstanding the foregoing,
any compensation specifically and independently awarded to Tenant for loss of business or goodwill, or for its Tenant’s Property,
shall be the property of Tenant.

20.               
SURRENDER AND HOLDOVER. On the last day of the Term, or upon any earlier termination of this Lease, or upon any
re-entry by Landlord upon the Premises: (a) Tenant shall quit and surrender the Premises to Landlord “broom-clean”
(as defined by Exhibit C attached hereto and incorporated herein by reference), and in a condition that would reasonably
be expected, with normal and customary use in accordance with (i) prudent operating practices and (ii) the covenants and requirements
imposed under this Lease, subject only to ordinary wear and tear (as is attributable to deterioration by reason of time and use,
in spite of Tenant’s reasonable care), and such damage or destruction as Landlord is required to repair or restore under
this Lease; (b) Tenant shall remove all of Tenant’s Property therefrom, except as otherwise expressly provided in this Lease;
and (c) Tenant shall surrender to Landlord any and all keys, access cards, computer codes or any other items used to access the
Premises. Landlord shall be permitted to inspect the Premises in order to verify compliance with this Section 20 at any
reasonable time prior to (x) the Expiration Date, (y) or earlier termination of this Lease, or (z) the surrender date otherwise
agreed to in writing by Landlord and Tenant. The obligations imposed under the first sentence of this Section 20 shall survive
the termination or expiration of this Lease. If Tenant remains in possession after the Expiration Date hereof or after any earlier
termination date of this Lease or of Tenant’s right to possession: (A) Tenant shall be deemed a tenant-at-will; (B) Tenant
shall pay 150% of the aggregate of all Rent last prevailing hereunder, and also shall pay all actual damages sustained by
Landlord, directly by reason of Tenant’s remaining in possession after the expiration or termination of this Lease; (C) there
shall be no renewal or extension of this Lease by operation of law; and (D) the tenancy-at-will may be terminated by Landlord upon
one day’s or Tenant upon thirty (30) days’ prior written notice given by the terminating party to the non-terminating
party. The provisions of this Section 20 shall not constitute a waiver by Landlord of any re-entry rights or other rights
or remedies of Landlord provided hereunder or by Law.

21.               
EVENTS OF DEFAULT.

21.1.                         
Bankruptcy of Tenant. It shall be a default by Tenant under this Lease (“Default” or “Event
of Default”) if Tenant makes an assignment for the benefit of creditors, or files a voluntary petition under any state
or federal bankruptcy (including the United States Bankruptcy Code) or insolvency law, or an involuntary petition is filed against
Tenant under any state or federal bankruptcy (including the United States Bankruptcy Code) or insolvency law that is not dismissed
within ninety (90) days after filing, or whenever a receiver of Tenant, or of or for the property of Tenant shall be appointed,
or Tenant admits it is insolvent or is not able to pay its debts as they mature.

21.2.                   
Default Provisions. In addition to any Default arising under Section 21.1 above or elsewhere provided
in this Lease, each of the following shall constitute a Default: (a) if Tenant fails to pay Rent or any other payment when due
hereunder within five (5) days after written notice from Landlord of such failure to pay on the due date; provided, however, that
if in any consecutive twelve (12) month period, Tenant shall, on two (2) separate occasions, fail to pay any installment of Rent
on the date such installment of Rent is due, then, on the third such occasion and on each occasion thereafter on which Tenant shall
fail to pay an installment of Rent on the date such installment of Rent is due, Landlord shall be relieved from any obligation
to provide notice to Tenant, and Tenant shall then no longer have a five day period in which to cure any such failure; (b) if Tenant
fails, whether by action or inaction, to timely comply with, or satisfy, any or all of the obligations imposed on Tenant under
this Lease (other than the obligation to pay Rent) for a period of thirty (30) days after Landlord’s delivery to Tenant of
written notice of such default under this Section 21.2(b); provided, however, that if the default cannot, by its nature,
be cured within such thirty (30) day period, but Tenant commences and diligently pursues a cure of such default promptly within
the initial thirty (30) day cure period, then Landlord shall not exercise its remedies under Section 22 unless such default
remains uncured for more than sixty (60) days after the initial delivery of Landlord’s original default notice; and, at Landlord’s
election.

22.                     
RIGHTS AND REMEDIES.

22.1.                         
Landlord’s Cure Rights Upon Default of Tenant. If a Default occurs, then Landlord may (but shall not be
obligated to) cure or remedy the Default for the account of, and at the expense of, Tenant, but without waiving such Default.

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22.2.                         
Landlord’s Remedies. Upon each occurrence of any Default, Landlord shall have the option to pursue, without
any notice or demand, any one or more of the following remedies and/or any other remedies to which Landlord is entitled under this
Lease, at law or in equity:

22.2.1.                                         
Terminate this Lease, in which event Tenant shall immediately surrender the Premises to Landlord. If Tenant fails to
do so, Landlord may, without any further notice and without prejudice to any other remedy Landlord may have for possession or arrearages
in rental, enter upon and take possession of the Premises and remove Tenant and its effects without being liable for prosecution
or any claim for damages therefor, and Tenant shall indemnify Landlord for all loss and damage which Landlord may suffer by reason
of such termination, whether through inability to relet the Premises or otherwise, including any loss of rental for the remainder
of the Term. If Landlord elects to terminate this Lease, in such event Tenant’s default shall be deemed a total and entire
breach of Tenant’s obligations under this Lease and Tenant immediately shall become liable for damages in an amount equal
to the excess of (i) the total rental for the remainder of the Term, discounted at a discount rate of six percent (6%) per annum
(such rate, the “Discount Rate”) to the then present value, together with all other expenses incurred by Landlord
in connection with Tenant’s default, all sums due pursuant to Section 22.6.1 below, and the unpaid rental due as of
the date of termination, over (ii) the fair market rental value of the Premises for the balance of the Term (the undersigned parties
hereby stipulating that such fair rental value shall, in no event, be deemed to exceed sixty percent (60%) of the then present
value of the Base Rent reserved for such period), discounted at the Discount Rate to the then present value. For the purposes of
clause (i) above, the components of monthly rent (other than Base Rent) for the remainder of the Term shall be deemed to be equal
to the respective monthly amounts thereof as were due and payable during the month in which this Lease was terminated. It is acknowledged,
intended and agreed that the amounts which Landlord is entitled to recover under this Section 22.2.1 constitute liquidated
damages and not a penalty for Tenant’s defaults. Such amounts constitute the parties’ best, good faith, and reasonable
estimate of the damages which would be suffered by Landlord in the event any such default occurs, the exact amount of such damages
being difficult or impractical to calculate.

22.2.2.                                         
Without notice, terminate Tenant’s right of possession of the Premises and enter upon and take possession of the
Premises as Tenant’s agent without terminating this Lease and without being liable for prosecution or any claim for damages
therefor, and Landlord may, if Landlord so elects, relet the Premises as Tenant’s agent and receive the rental therefor,
in which event Tenant shall pay to Landlord on demand all sums due pursuant to Section 22.6.1 below, together with any deficiency
that may arise by reason of such reletting. If Landlord elects to pursue its rights and remedies under this Section 22.2.2,
and the Premises are relet and a sufficient sum is not realized therefrom, then to satisfy the payment, when due, of Base Rent
and Additional Rent reserved under this Lease for any monthly period (after payment of all Landlord’s expenses of reletting),
Tenant shall, in Landlord’s sole option, either (i) pay any such deficiency monthly or (ii) pay such deficiency on an accelerated
basis, which accelerated deficiency shall be discounted at a discount rate of six percent (6%) per annum (the “Discount
Rate”). If Landlord elects to pursue its rights and remedies under this Section 22.2.2, and Landlord fails to
relet the Premises, then Tenant shall pay to Landlord the positive difference, if any, between (x) the aggregate of: (A) the total
rental for the remainder of the Term, discounted at the Discount Rate to the then present value, (B) all other expenses incurred
by Landlord in connection with Tenant’s Default, (C) all sums due pursuant to Section 22.6.1 below, and (D) the unpaid
rental due as of the date of termination, and (y) the fair market rental value of the Premises for the balance of the Term (the
undersigned parties hereby stipulating that such fair rental value shall in no event be deemed to exceed sixty percent (60%) of
the then present value of the Base Rent reserved for such period), discounted at the Discount Rate to the then present value. Tenant
agrees that Landlord may file suit to recover any sums due to Landlord hereunder from time to time and that such suit or recovery
of any amount due Landlord hereunder shall not be any defense to any subsequent action brought for any amount not theretofore reduced
to judgment in favor of Landlord. If Landlord elects to pursue its rights and remedies under this Section 22.2.2, then Landlord
shall at any time have the further right and remedy to rescind such election and pursue its rights and remedies under Section
22.2.1. In the event Landlord elects to terminate Tenant’s right of possession only, without terminating this Lease,
Landlord may, at Landlord’s option, enter into the Premises, remove Tenant’s Property, Tenant’s signs and other
evidences of tenancy, and take and hold possession thereof; provided, however, that such entry and possession shall not terminate
this Lease or release Tenant, in whole or in part, from Tenant’s obligation to pay the Base Rent and Additional Rent reserved
hereunder for the full Term, or from any other obligation of Tenant under this Lease. Any and all Tenant’s Property that
may be removed from the Premises by Landlord pursuant to the authority of this Lease or of Law may be handled, removed or stored
by Landlord at the sole risk, cost and expense of Tenant, and in no event or circumstance shall Landlord be responsible for the
value, preservation or safekeeping thereof. Tenant shall pay to Landlord, upon demand, any and all expenses incurred in such removal
and all storage charges against such Tenant’s Property. Neither the expiration or termination of this Lease, nor the

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termination of Tenant’s right
to possession, shall relieve Tenant from its liability under the indemnity provisions of this Lease.

22.2.3.                                         
Do whatever Tenant is obligated to do under this Lease and enter the Premises, without being liable for prosecution
or any claim for damages therefor, to accomplish such purpose. Tenant shall reimburse Landlord immediately upon demand for any
expenses which Landlord incurs in thus effecting compliance with this Lease on Tenant’s behalf, together with interest thereon
at the highest lawful rate from the date Landlord incurs the expense in question until Landlord is reimbursed therefor.

22.2.4.                                         
Without notice, alter the locks and any other security device or devices which allow Tenant access to the Premises or
the Complex, and Landlord shall not be required to provide a new key or right of access to Tenant, and restrict or terminate any
right to use parking facilities associated with the Complex as well as utility services to the Premises; provided, however that
if Landlord exercises its rights under this Section 22.2.4 and does not provide a new key or right of access to Tenant,
or if Landlord restricts or terminates any right to use parking facilities associated with the Complex or utility service to the
Premises, after Tenant pays Landlord any delinquent Rent, then this Lease shall be deemed terminated and neither party shall have
any further obligations hereunder. This Section 22.2.4 is intended to and shall supersede the provisions of Section 93.002
of the Texas Property Code.

22.3.                         
Additional Rights of Landlord. All sums advanced by Landlord or Agent on account of Tenant under this Section,
or pursuant to any other provision of this Lease, and all Base Rent and Additional Rent, if delinquent or not paid by Tenant and
received by Landlord when due hereunder, shall bear interest (“Default Interest”) from the due date thereof
until paid at the lesser of (i) eighteen percent (18%) per annum and (ii) the maximum rate permitted by applicable law, and such
interest shall be and constitute Additional Rent and be due and payable upon Landlord’s or Agent’s submission of an
invoice therefor. The various rights, remedies and elections of Landlord reserved, expressed or contained herein are cumulative
and no one of them shall be deemed to be exclusive of the others or of such other rights, remedies, options or elections as are
now or may hereafter be conferred upon Landlord by law.

22.4.                         
Event of Bankruptcy. In addition to, and in no way limiting the other remedies set forth herein, Landlord and
Tenant agree that if Tenant ever becomes the subject of a voluntary or involuntary bankruptcy, reorganization, composition, or
other similar type proceeding under the federal bankruptcy laws, as now enacted or hereinafter amended, then: (a) “adequate
assurance of future performance” by Tenant pursuant to Bankruptcy Code Section 365 will include (but not be limited to) payment
of an additional/new security deposit in the amount of three times the then current Base Rent payable hereunder; (b) any person
or entity to which this Lease is assigned, pursuant to the provisions of the Bankruptcy Code, shall be deemed, without further
act or deed, to have assumed all of the obligations of Tenant arising under this Lease on and after the effective date of such
assignment, and any such assignee shall, upon demand by Landlord, execute and deliver to Landlord an instrument confirming such
assumption of liability; (c) notwithstanding anything in this Lease to the contrary, all amounts payable by Tenant to or on behalf
of Landlord under this Lease, whether or not expressly denominated as “Rent”, shall constitute “rent” for
the purposes of Section 502(b)(6) of the Bankruptcy Code; and (d) if this Lease is assigned to any person or entity pursuant to
the provisions of the Bankruptcy Code, any and all monies or other considerations payable or otherwise to be delivered to Landlord
or Agent (including Base Rent, Additional Rent and other amounts hereunder), shall be and remain the exclusive property of Landlord
and shall not constitute property of Tenant or of the bankruptcy estate of Tenant. Any and all monies or other considerations constituting
Landlord’s property under the preceding sentence not paid or delivered to Landlord or Agent shall be held in trust by Tenant
or Tenant’s bankruptcy estate for the benefit of Landlord and shall be promptly paid to or turned over to Landlord.

22.5.                         
Sale of Premises/Modification/Financing Conditions. Notwithstanding anything contained in this Lease to the contrary,
the sale of the Premises by Landlord shall not constitute Landlord’s rejection of this Lease or in any way impair Landlord’s
rights upon Tenant’s default, including, without limitation, Landlord’s right to damages. Landlord has obtained financing
and may seek to obtain further financing for the Property, portions thereof, and the operation thereof, secured by mortgages or
deeds of trust encumbering the Property. Landlord may also elect to enter into a ground lease of the Property.

22.6.                         
Miscellaneous Default Provisions 

22.6.1.                       
Upon the occurrence of a Default, in addition to any other sum provided to be paid herein, Tenant also shall be liable
for and shall pay to Landlord: (i) brokers’ fees incurred by Landlord in connection

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with reletting the whole or any
part of the Premises; (ii) the costs of removing and storing Tenant’s Property or other occupant’s property; (iii)
the costs of repairing, altering, remodeling or otherwise putting the Premises into condition acceptable to a new tenant or tenants;
(iv) all reasonable expenses incurred in marketing the Premises and (v) all expenses incurred by Landlord in enforcing or defending
Landlord’s rights and/or remedies. If either party hereto institutes any action or proceeding to enforce any provision hereof
by reason of any alleged breach of any provision of this Lease, the prevailing party shall be entitled to receive from the losing
party all attorneys’ fees and all court costs in connection with such proceeding.

22.6.2.                       
Exercise by Landlord of any one or more remedies hereunder granted or otherwise available shall not be deemed to be
an acceptance of surrender of the Premises by Landlord, whether by agreement or by operation of law, it being understood that such
surrender can be affected only by the written agreement of Landlord and Tenant. Tenant and Landlord further agree that forbearance
by Landlord to enforce its rights pursuant to this Lease, at law or in equity, shall not be a waiver of Landlord’s right
to enforce one or more of its rights in connection with that or any subsequent default.

22.6.3.                       
If Landlord fails to perform any of its obligations hereunder within thirty (30) days after written notice from Tenant
specifying in detail such failure (or if the failure cannot be corrected, through the exercise of reasonable diligence, within
such thirty (30) day period, if Landlord does not commence to correct same within such thirty (30) day period and thereafter diligently
prosecute same to completion), Tenant’s sole and exclusive remedy shall be an action for actual (excluding consequential
and punitive) damages. Unless and until Landlord fails to so cure any default after such notice, Tenant shall not have any remedy
or cause of action by reason thereof. All obligations of Landlord hereunder will be construed as covenants, not conditions; and
all such obligations will be binding upon Landlord only during the period of its possession of the Premises and not thereafter.
The term “Landlord” shall mean only the fee simple owner, as of the first date on which Landlord’s default occurs,
and in the event of the transfer by such owner of its interest in the Premises, such owner shall thereupon be released and discharged
from all covenants and obligations of the Landlord thereafter accruing, but such covenants and obligations shall be binding during
the Term upon each new owner for the duration of such owner’s ownership. Notwithstanding any other provision hereof, Landlord
shall not have any personal liability hereunder. In the event of any breach or default by Landlord of any term or provision of
this Lease, Tenant agrees to look solely to the equity or interest then owned by Landlord in the Property of which the Premises
are a part; however, in no event, shall any deficiency judgment or any money judgment of any kind be sought or obtained against
Landlord.

22.6.4.                                         
If Landlord repossesses the Premises pursuant to the authority herein granted, then Landlord shall have the right to
(i) keep in place and use or (ii) remove and store, all of the furniture, fixtures and equipment at the Premises, including that
which is owned by or leased to Tenant at all times prior to any foreclosure thereon by Landlord or repossession thereof by any
lessor thereof or third party having a lien thereon. Landlord also shall have the right to relinquish possession of all or any
portion of such furniture, fixtures, equipment and other property to any person (“Claimant”) who presents to
Landlord a copy of any instrument represented by Claimant to have been executed by Tenant (or any predecessor of Tenant) granting
Claimant the right under various circumstances to take possession of such furniture, fixtures, equipment or other property, without
the necessity on the part of Landlord to inquire into the authenticity or legality of said instrument. The rights of Landlord herein
stated shall be in addition to any and all other rights that Landlord has or may hereafter have at law or in equity; and Tenant
stipulates and agrees that the rights herein granted Landlord are commercially reasonable.

22.6.5.                                         
Without limitation of any of Landlord’s rights in the event of a Default by Tenant, Landlord may also exercise
its rights and remedies with respect to any Security under Section 4.4 above and with respect to any guarantor of Tenant’s
obligations under this Lease.

22.6.6.                                         
Neither expiration or termination of this Lease nor the termination of Tenant’s right to possession shall relieve
Tenant from its liability under the indemnity provisions of this Lease.

22.6.7.                                         
Notwithstanding anything to the contrary set forth herein, (a) Landlord agrees to use Landlord’s reasonable
efforts to mitigate Landlord’s damages resulting from a Default by Tenant.

For purposes of determining
any recovery of rent or damages by Landlord that depends upon what Landlord could collect by using reasonable efforts to relet
the Premises, it is understood and agreed that:

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		(a)	Landlord may elect to lease other comparable, available space in the Complex, if any, before reletting
the Premises.

		(b)	Landlord may decline to incur out-of-pocket costs to relet the Premises, other than customary leasing
commissions and legal fees for the negotiation of a lease with a new tenant.

		(c)	Landlord may decline to relet the Premises at rental rates below then prevailing market rental
rates, because of the negative impact lower rental rates would have on the value of the Complex and because of the uncertainty
of actually receiving from Tenant the greater damages that Landlord would suffer from and after reletting at the lower rates.

		(d)	Before reletting the Premises to a prospective tenant, Landlord may require the prospective tenant
to demonstrate the same financial wherewithal that Landlord would require as a condition to leasing other space in the Complex
to the prospective tenant.

		(e)	Identifying a prospective tenant to relet the Premises, negotiating a new lease with such tenant
and making the Premises ready for such tenant will take time, depending upon market conditions when the Premises first become available
for reletting, and during such time Landlord cannot be expected to collect any revenue from reletting.

		(f)	Listing the Premises with a broker in a manner consistent with parts (a) through (e) above constitutes
reasonable efforts on the part of Landlord to relet the Premises.

23.                     
BROKER. Tenant covenants, warrants and represents that the broker set forth in Section 1.9(A) was the
only broker to represent Tenant in the negotiation of this Lease (“Tenant’s Broker”). Landlord covenants,
warrants and represents that the broker set forth in Section 1.9(B) was the only broker to represent Landlord in the negotiation
of this Lease (“Landlord’s Broker”). Landlord shall be solely responsible for paying the commission of
both Tenant’s Broker and Landlord’s Broker. Each party agrees to and hereby does defend, indemnify and hold the other
harmless against and from any brokerage commissions or finder’s fees or claims therefor by a party claiming to have dealt
with the indemnifying party and all costs, expenses and liabilities in connection therewith, including, without limitation, reasonable
attorneys’ fees and expenses, for any breach of the foregoing. The foregoing indemnification shall survive the termination
or expiration of this Lease.

24.               
MISCELLANEOUS.

24.1.                         
Merger. All prior understandings and agreements between the parties are merged in this Lease, which alone fully
and completely expresses the agreement of the parties. No agreement shall be effective to modify this Lease, in whole or in part,
unless such agreement is in writing, and is signed by the party against whom enforcement of said change or modification is sought.

24.2.                         
Notices. Any notice required to be given by either party pursuant to this Lease, shall be in writing and shall
be deemed to have been properly given, rendered or made only if (a) personally delivered, (b) sent by Federal Express or other
comparable commercial overnight delivery service, or (c) sent by certified mail, return receipt requested, and postage prepaid,
addressed (in the case of any or all of (a), (b) or (c) above) to the other party at the addresses set forth below each party’s
respective signature block (or to such other address as Landlord or Tenant may designate to each other from time to time by written
notice), and shall be deemed to have been given, rendered or made (i) on the day so delivered, or (ii) in the case of overnight
courier delivery, on the first business day after having been deposited with the courier service, and (iii) in the case of certified
mail, on the third (3rd) business day after deposit with the U.S. Postal Service, postage prepaid.

24.3.                         
Non-Waiver. The failure of either party to insist, in any one or more instances, upon the strict performance
of any one or more of the obligations of this Lease, or to exercise any election herein contained, shall not be construed as a
waiver or relinquishment for the future of the performance of such one or more obligations of this Lease or of the right to exercise
such election, but this Lease shall continue and remain in full force and effect with respect to any subsequent breach, act or
omission. The receipt and acceptance by Landlord or Agent of Base Rent or Additional Rent with knowledge of any breach by Tenant
of any obligation of this Lease shall not be deemed a waiver of such breach.

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24.4.                         
Legal Costs. Any party in breach or default under this Lease (the “Defaulting Party”) shall
reimburse the other party (the “Nondefaulting Party”) upon demand for any legal fees and court (or other administrative
proceeding) costs or expenses that the Nondefaulting Party incurs in connection with the breach or default, regardless whether
suit is commenced or judgment entered. Such costs shall include legal fees and costs incurred for the negotiation of a settlement,
enforcement of rights or otherwise. Furthermore, in the event of litigation, the court in such action shall award to the party
in whose favor a judgment is entered a reasonable sum as attorneys’ fees and costs, which sum shall be paid by the losing
party.

24.5.                         
Parties Bound. Except as otherwise expressly provided for in this Lease, this Lease shall be binding upon, and
inure to the benefit of, the successors and assignees of the parties hereto. Tenant hereby releases Landlord named herein from
any obligations of Landlord for any period subsequent to the conveyance and transfer of Landlord’s ownership interest in
the Property. In the event of such conveyance and transfer, Landlord’s obligations hereunder shall thereafter be binding
upon each transferee (whether Successor Landlord or otherwise). No obligation of Landlord shall arise under this Lease until the
instrument is signed by, and delivered to, both Landlord and Tenant.

24.6.                         
Recordation of Lease. Tenant shall not record or file this Lease (or any memorandum hereof) in the public records
of any county or state.

24.7.                         
Governing Law; Construction. This Lease shall be governed by and construed in accordance with the laws of the
state in which the Property is located. If any provision of this Lease shall be invalid or unenforceable, the remainder of this
Lease shall not be affected but shall be enforced to the extent permitted by law. The captions, headings and titles in this Lease
are solely for convenience of reference and shall not affect its interpretation. This Lease shall be construed without regard to
any presumption or other rule requiring construction against the party causing this Lease to be drafted. Each covenant, agreement,
obligation, or other provision of this Lease to be performed by Tenant, shall be construed as a separate and independent covenant
of Tenant, not dependent on any other provision of this Lease. All terms and words used in this Lease, regardless of the number
or gender in which they are used, shall be deemed to include any other number and any other gender as the context may require.

24.8.                         
Time. Time is of the essence for this Lease. If the time for performance hereunder falls on a Saturday, Sunday
or a day that is recognized as a holiday in the state in which the Property is located, then such time shall be deemed extended
to the next day that is not a Saturday, Sunday or holiday in said state.

24.9.                         
Authority of Tenant. Tenant and the person(s) executing this Lease on behalf of Tenant hereby represent, warrant,
and covenant with and to Landlord as follows: the individual(s) acting as signatory on behalf of Tenant is(are) duly authorized
to execute this Lease; Tenant has procured (whether from its members, partners or board of directors, as the case may be), the
requisite authority to enter into this Lease; this Lease is and shall be fully and completely binding upon Tenant; and Tenant shall
timely and completely perform all of its obligations hereunder.

24.10.                      
WAIVER OF TRIAL BY JURY. LANDLORD AND TENANT, TO THE FULLEST EXTENT THAT THEY MAY LAWFULLY DO SO, HEREBY WAIVE
TRIAL BY JURY IN ANY ACTION OR PROCEEDING BROUGHT BY ANY PARTY TO THIS LEASE WITH RESPECT TO THIS LEASE, THE PREMISES, OR ANY OTHER
MATTER RELATED TO THIS LEASE OR THE PREMISES.

24.11.                      
Relocation. Landlord shall have the right to relocate Tenant from the Premises to comparable (as to size, configuration
and improvements) alternative space in the Property or in another building that Landlord (or its affiliate) owns in the same business
park or campus in which the Property is located (in either case, the “Replacement Premises”) upon 90 days’
prior written notice to Tenant. In the event of such a relocation, Landlord shall make reasonable, good faith efforts to coordinate
with Tenant a mutually acceptable plan (as to scope and timing) for such relocation, and Landlord shall be responsible for the
third party costs actually incurred to accomplish the physical relocation of Tenant (e.g. movers and telephone company charges).
If the Replacement Premises are larger in size than the original Premises, there shall be no adjustment in Tenant’s Base
Rent; however, Tenant’s Proportionate Share shall be appropriately modified, thereby resulting in a potential increase in
Tenant’s Additional Rent. If, however, the Replacement Premises is a smaller size (as to rentable square feet) than the original
Premises, Landlord shall appropriately adjust both Tenant’s Base Rent and its Proportionate Share.

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24.12.                      
Financial Information.  From time to time during the Term, Tenant shall deliver to Landlord information and documentation
describing and concerning Tenant’s financial condition, and in form and substance reasonably acceptable to Landlord, within
ten (10) days following Landlord’s written request therefore. Upon Landlord’s request, Tenant shall provide to Landlord
the most currently available audited financial statement of Tenant; and if no such audited financial statement is available, then
Tenant shall instead deliver to Landlord its most currently available balance sheet and income statement. Furthermore, upon the
delivery of any such financial information from time to time during the Term, Tenant shall be deemed to automatically represent
and warrant to Landlord that the financial information delivered to Landlord is true, accurate and complete, and that there has
been no adverse change in the financial condition of Tenant since the date of the then-applicable financial information. Tenant’s
failure to comply with the requirements of this Section Error! Reference source not found. shall be a Default under this
Lease.

24.13.                      
Confidential Information. Tenant agrees to maintain in strict confidence the economic terms of this Lease and
any or all other materials, data and information delivered to or received by any or all of Tenant and Tenants’ Parties either
prior to or during the Term in connection with the negotiation and execution hereof. The provisions of this Section 24.13
shall survive the termination of this Lease.

24.14.                      
Submission of Lease. Submission of this Lease to Tenant for signature does not constitute a reservation of space
or an option to lease. This Lease is not effective until execution by and delivery to both Landlord and Tenant.

24.15.                      
Lien Prohibition. Tenant shall not permit any mechanics or materialmen’s liens to attach to the Premises
or the Property. Tenant, at its expense, shall procure the satisfaction or discharge of record of all such liens and encumbrances
within 30 days after Tenant’s receipt of notice of the filing thereof; or, within such thirty (30) day period, Tenant shall
provide Landlord, at Tenant’s sole expense, with endorsements (satisfactory, both in form and substance, to Landlord and
the holder of any mortgage or deed of trust) to the existing title insurance policies of Landlord and the holder of any mortgage
or deed of trust, insuring against the existence of, and any attempted enforcement of, such lien or encumbrance. In the event Tenant
has not so performed, Tenant shall be in Default under this Lease and, in addition to any other rights of Landlord, Landlord may,
at its option, pay and discharge such liens and Tenant shall be responsible to reimburse Landlord, on demand and as Additional
Rent under this Lease, for all costs and expenses incurred in connection therewith, together with Default Interest thereon, which
expenses shall include the fees of attorneys of Landlord’s choosing, and any costs in posting bond to effect discharge or
release of the lien as an encumbrance against the Premises or the Property.

24.16.                      
Landlord’s Covenants; No Termination Right. All obligations of Landlord hereunder shall be construed as
covenants, not conditions; and, except as may be otherwise expressly provided in this Lease, Tenant may not terminate, and to the
extent permitted by law waives the benefit of any law now or hereafter in effect which would permit Tenant to terminate, this Lease
for breach of Landlord’s obligations hereunder.

24.17.                      
Anti-Terrorism. Tenant represents and warrants to and covenants with Landlord that (i) neither Tenant nor any
of its members, partners, shareholders or affiliates currently is, nor shall any of them be, at any time during the Term, in violation
of any laws relating to terrorism or money laundering (collectively, the "Anti-Terrorism Laws"), including, without
limitation, Executive Order No. 13,224 on Terrorist Financing, effective September 24, 2001, and regulations of the U.S. Treasury
Department's Office of Foreign Assets Control (“OFAC”) related to Specially Designated Nationals and Blocked
Persons (SDN's OFAC Regulations), and the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept
and Obstruct Terrorism Act of 2001 (Public Law 107-56) (the "USA Patriot Act"); (ii) none of Tenant and any of
its members, partners, shareholders, affiliates, officers, and directors is nor shall any of them be, during the Term, a Prohibited
Person (as hereinafter defined). A “Prohibited Person” is (1) a person or entity owned or controlled by, affiliated
with, or acting for or on behalf of, any person or entity that is identified as a “Specially Designated National”
on the then-most current list published by OFAC at its official website, http://www.treas.gov/offices/eotffc/ofac/sdn/t11sdn.pdf,
or at any replacement website or other replacement official publication of such list, and (2) a person or entity who is identified
as, or affiliated with, a person or entity designated as a terrorist, or associated with terrorism or money laundering pursuant
to regulations promulgated in connection with the USA Patriot Act; and (iii) Tenant has taken reasonably appropriate steps to understand
its legal obligations under the Anti-Terrorism Laws and has implemented appropriate procedures to assure its continued compliance
with the above-referenced laws.  Tenant hereby defends, indemnifies, and holds harmless Landlord and all Landlord Indemnified
Parties from and against any and all Losses suffered or incurred by any or all of Landlord or any Landlord Indemnified Parties
arising from,

    	24 

    	 

    

or related to, any breach of the
foregoing representations, warranties and covenants.  At any time and from time-to-time during the Term, Tenant shall deliver
to Landlord within thirty (30) days after receipt of a written request therefor, a written certification or such other evidence
reasonably acceptable to Landlord evidencing and confirming Tenant's compliance with this Section 24.17.

24.18.                      
Determination of Charges. Tenant agrees that each provision of this Lease for determining charges and amounts
payable by Tenant (including provisions regarding Proportionate Share of Operating Expenses and Tenant’s share of utilities)
is commercially reasonable and, as to each such charge or amount, constitutes a statement of the amount of the charge or a method
by which the charge is to be computed for purposes of Section 93.012 of the Texas Property Code.

 

24.19.                      
Counterparts. This Lease may be executed in one or more counterparts, each of which shall be deemed an original,
but all of which together shall constitute one and the same instrument. Delivery of an executed counterpart of a signature
page of this Lease by fax transmission or e-mail transmission (e.g. “pdf” or “tif”) shall be effective
as delivery of a manually executed counterpart of this Lease.

 

24.20.                      
Electronic Signatures and Electronic Records. Landlord and Tenant each consent to the use of electronic
and/or digital signatures by one, or both parties. This Lease may be signed electronically or digitally in a manner
specified solely by Lender. Landlord and Tenant each agree not to deny the legal effect or enforceability of this Lease
solely because (a) this Lease is entirely in electronic or digital form, including any use of electronically or digitally
generated signatures, (b) an electronic or digital record was used in the formation of this Lease, or (c) this Lease was
subsequently converted to an electronic or digital record by one, or both parties. The parties agree not to object to the
admissibility of this Lease in the form of an electronic or digital record, or a paper copy of an electronic or digital document,
or a paper copy of a document bearing an electronic or digital signature, on the grounds that the record or signature is not in
its original form or is not the original of this Lease or this Lease does not comply with applicable law, including
rules of evidence addressing the admissibility of best evidence and authentication of original documents.

 

24.21.                      
Waiver of Consumer Rights. TENANT HERBY WAIVES, TO THE FULLEST EXTENT PERMITTED UNDER APPLICABLE LAW, ITS RIGHTS
AND REMEDIES UNDER THE TEXAS DECEPTIVE TRADE PRACTICES-CONSUMER PROTECTION ACT, SECTION 17.41 ET SEQ., BUSINESS & COMMERCE
CODE, AS NOW IN FORCE AND FROM TIME TO TIME HEREAFTER AMENDED, A LAW THAT GIVES CONSUMERS SPECIAL RIGHTS AND PROTECTIONS. AFTER
CONSULTATION WITH AN ATTORNEY OF TENANT’S OWN SELECTION, TENANT VOLUNTARILY CONSENTS TO THIS WAIVER.

 

    	25 

    	 

    

 

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

 

	
        AGREED AND ACCEPTED BY:

         

        LANDLORD:

         
	
        AGREED AND ACCEPTED BY:

         

        TENANT:

	
        TCRG Opportunity XVII, L.L.C.,

        a Texas limited liability company

         
	Hydraspin, USA, a Texas  corporation,
	
        By:Texas Capitalization Resource Group,
        Inc.,

        a Texas corporation, Its
        Manager

         

         

        By:_____________________________

        Robert L. Patton, Jr.

        President

         

        Date:12/28/2018

         
	
         

        By:_______________________________

         

         

        Date:______________________________

         

	
        Landlord’s Addresses for Notices:

        Attn: Ryan Wood

        TCRG Properties, LLC

        5201 Camp Bowie Blvd., Suite 200

        Fort Worth, Texas 76107

         
	
        Water Now, Inc. a Texas corporation

         

        By:_______________________________

         

        Date:12/28/2018

         

        Tenant’s Addresses for Notices:

        _________________________

        _________________________

        _________________________

        _________________________

	 	
         

         

 

    	26 

    	 

    

LEASE EXHIBIT
A

Property

 

 

Being Lot 1, Block A, of
SNAPPER ADDITION, an Addition to the City of Fort Worth, Tarrant County, Texas, according to the play thereof recorded in
Volume 388-210, Page 45, Map Records, Tarrant County, Texas.

    	27 

    	 

    

LEASE EXHIBIT A-1

Premises

 

Suite 110 

As depicted below:

 

 

 

 

 

 

 

    	28 

    	 

    

 

LEASE EXHIBIT A-2

Parking

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    	29 

    	 

    

LEASE EXHIBIT B

Landlord’s Work

 

 

This Work Letter
(this "Work Letter") is
attached to and made a part of that certain Lease
effective as of ____________, 2019, by and between TCRG Opportunity XVII, L.L.C., a Texas limited liability company ("Landlord")
and Hydraspin, USA, a ______ _______________, and Water Now, Inc. a ______
corporation ("Tenant") with reference to the following facts and circumstances.

1.                  
This Work Letter sets forth the obligations of Landlord with respect to the preparation of
the Premises for Tenant’s occupancy. All improvements described in this Work Letter to be constructed in and upon the Premises
by Landlord in accordance with the following Scope of Work: 

 

(a)                
demise space;

(b)               
install a submeter for electricity usage at the Premises;

(c)                 construct
three (3) recessed docks and one (1) ramp and truck court, and Truck Court as depicted                 below on this Exhibit B ((a), (b) and
(c) above are collectively, “Landlord’s Work”).

 

2.                  
Landlord will bid Landlord’s Work and Landlord shall select the general contractor to
perform the Landlord’s Work at Landlord’s sole and exclusive discretion and at Landlord’s sole cost.

 

3.                  
If Tenant shall request any changes to the Scope of Work (“Change Orders”),
Landlord shall have any necessary revisions to the Scope of Work prepared, and Tenant shall reimburse Landlord on demand for the
cost of preparing such revisions. Landlord shall notify Tenant in writing of the estimated increased cost, if any, which will be
chargeable to Tenant by reason of such Change Orders. Tenant shall, within two (2) Business Days after receiving Landlord’s
estimate of the cost of the Change Order, notify Landlord in writing whether it desires to proceed with such Change Order. In the
absence of such written authorization, Landlord shall have the option to continue work on the Premises disregarding the requested
Change Order, or Landlord may elect to discontinue work on the Premises until it receives notice of Tenant’s decision, in
which event Tenant shall be responsible for any Delay in completion of Landlord’s Work resulting therefrom.

 

4.                  
If Landlord shall be delayed in substantially completing the Landlord’s Work as a result
of the occurrence of any of the following (a “Tenant Delay”), there shall be no adjustment to the Commencement Date:

 

		(a)	failure to furnish information in accordance with the Work Letter or to respond to any request by Landlord for any approval of information within any
time period prescribed, or if no time period is prescribed, then within two (2) Business Days of such request; or

 

		(b)	Tenant’s insistence on materials, finishes or installations that have long lead times after having first been informed
by Landlord that such materials, finishes or installations will cause a delay; or

 

		(c)	Changes in any plans and specifications requested by Tenant; or

 

		(d)	The performance or nonperformance by a person or entity employed by or on behalf of Tenant in the completion of any work in
the Premises (all such work and such persons or entities being subject to prior approval of Landlord); or

 

		(e)	Any request by Tenant that Landlord delay the completion of any of Landlord’s Work; or

 

		(f)	Any breach or default by Tenant in the performance of Tenant’s obligations under this Lease.

 

5.                  
This Work Letter shall not be deemed applicable to any additional space added to the original
Premises at any time or from time to time, whether by any options under the Lease or otherwise, or to any portion of the original
the Premises or any additions to the Premises in the event of a renewal or extension of the original Lease Term, whether by any
options under the Lease or otherwise, unless expressly so provided in the Lease or any amendment or supplement to the Lease. All
capitalized terms used in this Work Letter but not defined herein shall have the same meanings ascribed to such terms in the Lease.

 

6.                  
By taking possession of the Premises, except as expressly set forth in the Lease, Tenant is
deemed to have accepted the Premises and Landlord’s Work and agreed that the Premises is in good order and satisfactory condition,
with no representation or warranty by Landlord as to the condition of the Premises, Complex or the Building or suitability thereof
for Tenant’s use.

    	30 

    	 

    

 

 

 

 

	

        Initial Here

         

         

         

         

 

         

 

    	31 

    	 

    

 

LEASE EXHIBIT C

Broom Clean Condition and Repair Requirements

 

 

As set forth in Section 20. of the Lease,
Tenant shall be responsible for meeting the following conditions and requirements:

		·	All lighting is to be placed into good working order. This includes
replacement of bulbs, ballasts, and lenses as needed.

		·	All truck doors and dock levelers should be serviced and placed in
good operating order (including, but not limited to, overhead door springs, rollers, tracks and motorized door operator). This
would include the necessary (a) replacement of any dented truck door panels, broken panels and cracked lumber, and (b) adjustment
of door tension to insure proper operation. All door panels that are replaced shall be painted to match the Complex standard.

		·	All structural steel columns in the warehouse and office should be
inspected for damage, and must be repaired. Repairs of this nature shall be pre-approved by the Landlord prior to implementation.

		·	HVAC system shall be in good working order, including the necessary
replacement of any parts to return the unit to a well-maintained condition. This includes, but is not limited to, filters, thermostats,
warehouse heaters and exhaust fans. Upon move-out, Landlord will have an exit inspection performed by a certified mechanical contractor
to determine the condition of the HVAC system.

		·	All holes in the sheet rock walls shall be repaired prior to move-out.
All walls shall be clean.

		·	The carpets and vinyl tiles shall be in a clean condition and shall
not have any holes or chips in them. Flooring shall be free of excessive dust, dirt, grease, oil and stains. Cracks in concrete
and asphalt shall be acceptable as long as they are ordinary wear and tear, and are not the result of misuse. 

		·	Facilities shall be returned in a clean condition, including, but
not limited to, the cleaning of the coffee bar, restroom areas, windows, and other portions of the Premises. 

		·	There shall be no protrusion of anchors from the warehouse floor
and all holes shall be appropriately patched. If machinery/equipment is removed, the electrical lines shall be properly terminated
at the nearest junction box.

		·	All exterior windows with cracks or breakage shall be replaced. All
windows shall be clean.

		·	Tenant shall provide keys for all locks on the Premises, including
front doors, rear doors, and interior doors.

		·	All mechanical and electrical systems shall be left in a safe condition
that conforms to code. All low voltage wiring shall be removed from the Premises and any damage caused by such removal shall be
repaired to Landlord’s reasonable satisfaction. Bare wires and dangerous installations shall be corrected to Landlord’s
reasonable satisfaction.

		·	All plumbing fixtures shall be in good working order, including,
but not limited to, the water heater. Faucets and toilets shall not leak.

		·	All dock bumpers shall be left in place and well-secured.

		·	Drop grid ceiling shall be free of excessive dust from lack of changing
filters. No ceiling tiles may be missing or damaged.

		·	All trash shall be removed from both inside and outside of the Building.

		·	All signs in front of Building and on glass entry door and rear door
shall be removed.

 

	

        Initial Here

         

         

         

         

 

         

    	32 

    	 

    

LEASE EXHIBIT D

Intentionally Omitted

 

    	33 

    	 

    

LEASE EXHIBIT
e

Tenant Contact Information

 

	Marketing/Leasing Contact:	 	Operations/Tenant Improvements Contact:
	Name:  ___________________________________________	 	Name:  ___________________________________________
	Address:  _________________________________________	 	Address:  _________________________________________
	_________________________________________________	 	_________________________________________________
	Email:  ___________________________________________	 	Email:  ___________________________________________
	                                                                                                  [ ]Office

                                                                                Phone:  ____________________________________[
                                                                                ]Cell
	 	                                                                                                  [ ]Office

                                                                                Phone:  ____________________________________[
                                                                                ]Cell

	Fax:  ____________________________________________	 	Fax:  ____________________________________________
	Property Evaluation Survey Contact:	 	Emergency Contact:
	Name:  ___________________________________________	 	Name:  ___________________________________________
	Address:  _________________________________________	 	Address:  _________________________________________
	_________________________________________________	 	_________________________________________________
	Email:  __________________________________________	 	Email:  __________________________________________
	                                                                                                  [ ]Office

                                                                                Phone:  ____________________________________[
                                                                                ]Cell
	 	                                                                                                  [ ]Office

                                                                                Phone:  ____________________________________[
                                                                                ]Cell

	Fax:  ____________________________________________	 	Cell:  ____________________________________________
	 	 	Fax:  ____________________________________________

 

 

 

    	34 

    	 

    

 

LEASE EXHIBIT F

 

Intentionally OmittedExecution
Copy

 

SEPARATION
AND GENERAL RELEASE AGREEMENT

 

THIS
SEPARATION AND GENERAL RELEASE AGREEMENT (this “Separation Agreement”) is entered into between Dr. Mark
A. Tepper, with an address at __________________________ (the “Employee”) and CORBUS
PHARMACEUTICALS HOLDINGS, INC., having an office at 500 River Ridge Drive, Norwood, MA 02062 (hereinafter
“Corbus,” “the “Employer” or the “Company”). Employer,
together with its past, present and future direct and indirect parent organizations, subsidiaries, affiliated entities,
professional employer organizations, related companies and divisions and each of their respective past, present and future
officers, directors, employees, shareholders, trustees, members, partners, attorneys and agents (in each case, individually
and their official capacities), and each of their respective employee benefit plans (and such plans’ fiduciaries,
agents, administrators and insurers, in their individual and their official capacities), as well as any predecessors, future
successors or assigns or estates of any of the foregoing, is collectively referred to in this Separation Agreement as
the “Released Parties.”

 

A.
Corbus and Employee entered into an amended and restated employment agreement, dated April 11, 2018 (the “Employment
Agreement”).

 

B.
Corbus and Employee have engaged in discussions regarding a termination of Employee’s employment with the Employer and desire
to settle all matters between them by entering into this Separation Agreement and associated Consulting Agreement annexed hereto
and being entered into contemporaneously herewith (“Consulting Agreement”) on the terms and conditions set
forth herein and therein.

 

In
consideration of the foregoing premises, the mutual covenants and agreements contained herein, and for other good and valuable
consideration, the receipt and sufficiency of which is hereby acknowledged, the parties hereto, intending to be legally bound,
hereby agree as follows:

 

1.
Separation of Employment. Employee and Corbus have mutually agreed to terminate the Employment Agreement, except that sections
6 (Confidentiality), 7 (Assignment of Work Product), and 8 (Non-Competition; Non-Solicitation) thereof (the “Covenants”)
shall survive according to their terms, and remain in full force and effect. Employee acknowledges, confirms and agrees that his
last day of employment with Corbus was March 31, 2019 (the “Separation Date”). Except with respect to the Covenants,
the Employment Agreement is hereby superseded and terminated by this Separation Agreement and the Consulting Agreement being entered
contemporaneously with the execution of this Agreement. To the extent any of the Covenants are inconsistent or conflict with the
obligations of Employee under the Consulting Agreement, the substantive terms of the Consulting Agreement shall apply. In the
event any terms or conditions of the Consulting Agreement are held unenforceable, the terms of the Covenants shall apply. Employee
shall be deemed to have voluntarily resigned (effective as of the Separation Date) (a) from any position with Corbus or any of
its affiliates, including, but not limited to, an officer of Corbus or any of its affiliates. Employee further acknowledges that,
except as otherwise specifically provided in this Separation Agreement and the Consulting Agreement, Employee has received all
compensation and benefits to which Employee is entitled under the Employment Agreement or otherwise as a result of Employee’s
employment. Employee and Corbus acknowledge and agree that the compensation and benefits provided in this Separation Agreement
and Consulting Agreement exceed the compensation and benefits set forth in Employees’ Employment Agreement with respect
to severance and continued benefits following termination, which Employee foregoes in consideration of executing this Separation
Agreement and Consulting Agreement. Employee understands that, except as otherwise provided in this Separation Agreement and the
Consulting Agreement, Employee is entitled to nothing further from the Released Parties, including reinstatement by Employer.
Employee will be reimbursed within thirty (30) days of the Separation Date for business-related expenses outstanding as of the
Separation Date in accordance with the Company’s expense reimbursement policy.

 

    	 	 	 

    	 	 	 

    

 

2.
Employee General Release of Released Parties. In consideration of the payment and benefits set forth in Section 4
below, Employee (on his own behalf and on behalf of his heirs, executors, administrators, trustees, legal representatives, successors
and assigns) hereby unconditionally and irrevocably releases, waives, discharges and gives up, to the full extent permitted by
law, any and all Claims (as defined below) that Employee may have against any of the Released Parties arising on or prior to the
date of Employee’s execution and delivery of this Separation Agreement to Employer. “Claims” means any
and all actions, charges, controversies, demands, causes of action, suits, rights, and/or claims whatsoever for debts, sums of
money, wages, salary, severance pay, expenses, commissions, fees, bonuses, unvested stock options and/or other equity compensation,
vacation pay, sick pay, fees and costs, attorneys’ fees, losses, penalties, damages, including damages for pain and suffering
and emotional harm, arising, directly or indirectly, out of any promise, agreement, offer letter, contract, understanding, common
law, tort, the laws, statutes, and/or regulations of the Commonwealth of Massachusetts, or any other state or municipality and
the United States, including, but not limited to, federal and state wage and hour laws (to the extent waiveable), federal and
state whistleblower laws, Title VII of the Civil Rights Act of 1964, the Civil Rights Act of 1991, the Equal Pay Act, the Lilly
Ledbetter Fair Pay Act of 2009, the Americans with Disabilities Act, the Family and Medical Leave Act, the Employee Retirement
Income Security Act (excluding COBRA), the Vietnam Era Veterans Readjustment Assistance Act, the Fair Credit Reporting Act, the
Age Discrimination in Employment Act (“ADEA”), the Older Workers’ Benefit Protection Act, the Occupational Safety
and Health Act, the Sarbanes-Oxley Act of 2002, the federal False Claims Act, the Massachusetts Fair Employment Practices Act,
the Massachusetts Equal Pay Law, the Massachusetts Age Discrimination Law, the Massachusetts Right-To-Know Law, the Massachusetts
Family Leave Law, the Massachusetts Juror Protection Law, the Massachusetts School Leave Law, the Massachusetts Polygraph Law,
the Massachusetts WARN Act, and the Massachusetts wage and hour and wage payment laws, including the Massachusetts Wage Act, in
each case, as such laws have been or may be amended, as each may be amended from time to time, whether arising directly or indirectly
from any act or omission, whether intentional or unintentional. This releases all Claims including those of which Employee is
not aware and those not mentioned in this Separation Agreement at the time of termination. Employee specifically releases any
and all Claims arising out of Employee’s employment with Employer or termination therefrom. Employee expressly acknowledges
and agrees that, by entering into this Separation Agreement, Employee is releasing and waiving any and all rights or Claims including,
without limitation, Claims that Employee may have arising under ADEA, which have arisen on or before the date of Employee’s
execution and delivery of this Separation Agreement to Employer. This general release of claims does not apply to, waive or
affect: any rights or claims that may arise after the date you sign this Agreement; any claim for workers’ compensation
benefits (but it does apply to, waive and affect claims of discrimination and/or retaliation on the basis of having made a workers’
compensation claim); claims for unemployment benefits or any other claims or rights that by law cannot be waived in a private
agreement between an employer and employee; or your rights to any vested benefits to which you are entitled under the terms of
the applicable employee benefit plan (the “Excluded Claims”).

 

    	 	 	 

    	 	 	 

    

 

3.
Representations; Covenant not to Sue. Employee hereby represents and warrants that (A) Employee has not filed, caused or
permitted to be filed any pending proceeding (nor has Employee lodged a complaint with any governmental or quasi-governmental
authority) against any of the Released Parties, nor has Employee agreed to do any of the foregoing, (B) Employee has not assigned,
transferred, sold, encumbered, pledged, hypothecated, mortgaged, distributed, or otherwise disposed of or conveyed to any third
party any right or Claim against any of the Released Parties that has been released in this Separation Agreement, and (C) Employee
has not directly or indirectly assisted any third party in filing, causing or assisting to be filed, any Claim against any of
the Released Parties. Except as set forth in Section 13 below, Employee covenants and agrees that Employee shall not encourage
or solicit or voluntarily assist or participate in any way in the filing, reporting or prosecution by himself or any third party
of a proceeding or Claim against any of the Released Parties arising on or prior to the date of Employee’s execution and
delivery of this Separation Agreement or with respect to any shareholders derivative, shareholder class action, corporate fraud,
corporate waste or similar action at any time during which Employee is receiving Benefits as defined hereunder.

 

4.
Payment and Benefits. Notwithstanding the language contained in the Employment Agreement, the parties have mutually agreed
that, as good consideration for Employee’s execution, delivery, non-revocation, and full compliance with the terms of this
Separation Agreement, Employer shall provide Employee with the following, all collectively referred to herein as “Benefits”:

 

(A)
Engagement by the Company as a Senior Scientific Advisor for a period of eighteen (18) months on the terms set forth in the Consulting
Agreement annexed hereto (the “Consulting Agreement”).

 

(B)
Provided Employee timely elects COBRA, Employer will pay the monthly premium necessary to secure continued health, dental, and
vision insurance coverage under COBRA beginning on the Separation Date through the eighteen (18) month anniversary of the Separation
Date such that there is no interruption in Employee’s health, dental, and vision insurance coverage; provided that neither
this Agreement nor the Consulting Agreement have been terminated for Cause (as defined in the Consulting Agreement). Should Employee
fail or refuse to timely elect COBRA coverage, Employer will have no obligation under this paragraph. Employee understands and
acknowledges that if Employee elects COBRA coverage, coverage through the Health Insurance Marketplace (also known as healthcare
exchanges) (the “Marketplace”) generally will not be available until the next annual open enrollment period
offered by the Marketplace. Accordingly, you understand and acknowledge that the opportunity for you to obtain possibly less expensive
coverage through the Marketplace may not be available until the following January 1;

 

(C)
Continued vesting of stock options granted to Employee prior to the Separation Date during the term of the Consulting Agreement
in accordance with the terms of the option grants.

 

    	 	 	 

    	 	 	 

    

 

(D)
An extension of the period of time that Employee may exercise stock options granted to the Employee that have vested as of the
Separation Date (the “Vested Options”) from 90 days to December 31, 2021 (or sooner expiration of their term).
Any Vested Options not exercised on or before December 31, 2021 will be canceled and be of no further force or effect. Any stock
options that remain unvested following expiration or termination of the Consulting Agreement will be canceled and be of no further
force or effect.

 

(E)
Reimbursement of attorneys’ fees incurred by Employee in connection with the negotiation of this Agreement and the Consulting
Agreement in an amount not to exceed Ten Thousand Dollars ($10,000).

 

Other
than pursuant the terms set forth in the Separation Agreement and Consulting Agreement, Employee acknowledges that Employee is
not otherwise entitled to receive the Benefits set forth in this Section 4 and acknowledges that nothing in this Separation
Agreement shall be deemed to be an admission of liability on the part of any of the Released Parties. Employee agrees that Employee
will not seek anything further from any of the Released Parties beyond that which is set forth in this Separation Agreement and
associated Consulting Agreement.

 

5.
Who is Bound. Employer and Employee are bound by this Separation Agreement. Anyone who succeeds to Employee’s rights
and responsibilities, such as the executors of Employee’s estate, is bound and anyone who succeeds to Employer’s rights
and responsibilities, such as its successors and assigns, is also bound.

 

6.
Restrictions on Sale of Company Stock. As an inducement for Employer
agreeing to extend the expiration date of Employee’s vested stock options and for the other good and valuable consideration
set forth in this Separation Agreement, Employee hereby acknowledges, agrees and covenants that except as set forth in this Section
6, Employee will not (i) offer, sell, contract to sell, pledge as collateral, transfer, grant any option to purchase or otherwise
dispose of (collectively, a “Disposition”) any shares of Employer’s common stock prior to later of (a)
Ninety One (91) days after the Separation Date (the “Disposition Date”) or (b) the date of any lock up agreements
to which Employee is a party expire and (ii) exercise or seek to exercise or effectuate in any manner any rights of any nature
that Employee has or may have hereafter to require Employer to register under the Securities Act of 1933, as amended (the “Act”).
Except to the extent such sales are restricted pursuant to the preceding sentence, on or after the Disposition Date, Employee
may sell up to and no more than 250,000 shares of Employer common stock per calendar quarter during the term of the Consulting
Agreement.

 

7.
Securities Law. Employee understands that
he will continue to be deemed an affiliate for a period of three months after the Separation Date up through and including the
Disposition Date under applicable federal securities laws and therefore the restrictive legends on any shares of common stock
that Employee owns will not be removed at least until the Disposition notwithstanding this, Employer will make commercially reasonable
efforts to remove the restrictive legends on all Employee’s shares of common stock as soon as possible but no later than
two (2) weeks following the Disposition Date or as soon thereafter as possible. Employee acknowledges and understands that even
after the Disposition Date, Employee is still unable to trade in Corbus securities if Employee is in possession of material, non-public
information. Compliance with insider-trading law is Employee’s responsibility, and given the potentially severe penalties
for violations, Employee should take extra care and seek his own advice on trading. In addition, in accordance with Section 16
of the Exchange Act of 1934, as amended, Employee may be subject to reporting obligations with respect to Corbus securities, including
option exercises, open-market purchases or sales, and short-swing profit rules and such obligations may continue for up to six
months after his Separation Date. Employee shall inform Employer of any transactions that require SEC filings so Employer can
assist with any required Form 4 or 13G filings.

 

    	 	 	 

    	 	 	 

    

 

8.
Transition Assistance; Cooperation.

 

(A)
Employee’s obligations to provide transition assistance to the Company following the Separation Date are set forth in the
Consulting Agreement. Notwithstanding anything therein contained to the contrary, the Employee shall be reasonably accessible
on an as-needed basis to cooperate in the wind-down and transition of the Employee’s duties and responsibilities.

 

(B)
Employee shall disclose in a form reasonably acceptable to Employer, all relevant information currently available to him regarding
ongoing pre-clinical, chemistry manufacturing and controls, and business development projects, consultants, advisors, and other
individuals retained by the Employee during the course of his employment, the names of all individuals not employed by the Employer
relating to the work of the Employer, along with a brief description of the individuals work for or on behalf of the Employer,
and any and all other information in Employee’s possession related to the work of the Employer reasonably necessary to ensure
continued operation of the Employer’s business. The Employee shall The Employee shall collate and transcribe all information
and transfer to Employer within thirty (30) days of execution of this Agreement (or such other date as may be agreed to between
Employee and Employer) and shall make himself reasonably available to participate in calls with Employer’s Board of Directors
and other employees of Employer to discuss and disclose any relevant information. Except for calls in which the Employer’s
Board of Directors or officers participate, the Employee shall not contact any such consultants, advisors, and other individuals
retained by the Employee during the course of his employment with the Employer for purposes of discussing the Employer or the
transition. To the extent such consultants, advisors, and other individuals contact Employee to discuss Corbus or the transition,
Employee will direct such consultants, advisors, and other individuals to contact Brian Murphy at bmurphy@corbuspharma.com;
617-963-0100.

 

(C)
Employee agrees, upon Employer’s request, at all times through and after the Separation Date to reasonably cooperate to
the best of his ability, by providing truthful information and/or testimony, in any Employer investigation, litigation, arbitration,
or regulatory proceeding regarding events that occurred during Employee’s tenure with Employer. Employee will make himself
reasonably available to consult with Employer’s counsel, to provide information, and to appear to give testimony. Employer
will, to the extent permitted by law and applicable court rules, reimburse Employee for reasonable out-of-pocket expenses Employee
incurs in extending such cooperation, so long as Employee provides advance written notice of Employee’s request for reimbursement
and provides satisfactory documentation of the expenses. To the extent permitted by law, if Employee extends such cooperation
after the term of the Consulting Agreement the Employee will be compensated for time actually spent in providing such cooperation
at an hourly rate equivalent to his compensation under the Consulting Agreement. Nothing in this Section 8(C) is intended
to and shall not preclude or limit your preserved rights described in Section 13.

 

    	 	 	 

    	 	 	 

    

 

9.
Non-Disparagement; Continuing Obligations; Confidentiality.

 

(A)
Employee agrees not to make any defamatory or derogatory statements concerning any of the Released Parties.

 

(B)
Employee acknowledges and reaffirms, and agrees to comply with, Employee’s continuing obligations under the Covenants, and
any other agreement relating to non-solicitation, intellectual property or confidential information that Employee previously executed
for the benefit of the Company, which agreement, if any, also remains in full force and effect; provided however that to the extent
the any of the Covenants are inconsistent or conflict with the obligations of Employee under the Consulting Agreement, the terms
of the Consulting Agreement shall apply.

 

(C)
Employee will, within two (2) weeks of execution of this Agreement, remove from his personal social media accounts (including
without limitation, Twitter, LinkedIn and Facebook), any reference to current employment with Corbus as its “President &
CSO”.

 

(D)
Employee further agrees that he shall not reveal the amounts paid to Employee or the other terms of this Separation Agreement
or Consulting Agreement to anyone, except to Employee’s immediate family, legal and financial advisors and then only after
securing the agreement of such individual to maintain the confidentiality of this Separation Agreement and Consulting Agreement,
or in response to a subpoena or other legal process, after reasonable notice has been provided to Employer sufficient to enable
Employer to contest the disclosure.

 

10.
Return of Property.

 

(A)
Without limitation of Employee’s obligations under the Covenants or any other agreement to which Employee is bound, Employee
represents and warrants that, as of the Separation Date, Employee has returned to Employer all property in Employee’s possession,
custody or control belonging to Employer, including, but not limited to, all equipment, computers, pass codes, keys, swipe cards,
credit cards, documents or other materials, in whatever form or format, that Employee received, prepared, or helped prepare. Employee
represents that Employee has not retained any copies, duplicates, reproductions, computer disks, or excerpts thereof, of correspondence,
memoranda, reports, notebooks, drawings, photographs, or other documents relating in any way to the business or affairs of Employer
or any third parties associated with the Employer.

 

(B)
The Company agrees that it will return to you within 48 hours of the Separation Date any of your personal property on Company
premises (including diplomas, books, pictures, personal gifts and office and electronic equipment owned by Employee), including
your personal laptop computer, SD drive and all personal software files on that computer and peripheral drives with the Company
information or property removed. The Company also agrees that it will endeavor to release to you, and allow you to transfer to
a personal cellular telephone account, the cellular telephone number that was originally transferred by you to the Company.

 

    	 	 	 

    	 	 	 

    

 

11.
Remedies. If Employee materially breaches any term or condition of this Separation Agreement or the Consulting Agreement
or any representation made by Employee in this Separation Agreement was false when made, it shall constitute a breach of this
Separation Agreement and in addition to and not instead of the Released Parties’ other remedies hereunder, or otherwise
at law or in equity, (i) any post-termination exercise period with respect to any outstanding vested stock option shall cease
on the date of the breach, (ii) the Company shall have the right to terminate the Consulting Agreement for “Cause”
(as defined in the Consulting Agreement), (iii) the Company shall have the right to cease providing the Benefits set forth in
section 4, above. In addition to (i), (ii) and (iii) above and not in lieu thereof, the Company may seek from a court of competent
jurisdiction a return of the value of the Benefits under this Separation Agreement and Consulting Agreement, less $1,000.00. Employee
agrees that if it is judicially determined that Employee is required to return the Benefits as described herein, this Separation
Agreement shall continue to be binding on Employee and the Released Parties shall be entitled to enforce the provisions of this
Separation Agreement as if the Benefits had not been repaid to Employer and Employer shall have no further payment or other obligations
to Employee hereunder or under the Consulting Agreement, except that in the event the Employer wrongly ceases to provide payment
or other benefits pursuant this Section, the Employee may seek preliminary relief from a court of competent jurisdiction to free
him from the restriction set forth in Section 6 above of selling no more than 250,000 shares per calendar quarter. Further,
in the event of a breach of this Separation Agreement, Employer may seek to require Employee to pay all of the Released Parties’
attorneys’ fees and other costs associated with enforcing this Separation Agreement.

 

12.
Construction of Agreement. In the event that one or more of the provisions contained in this Separation Agreement shall
for any reason be held unenforceable in any respect under the law of any state of the United States or the United States, such
unenforceability shall not affect any other provision of this Separation Agreement but this Separation Agreement shall then be
construed as if such unenforceable provision or provisions had never been contained herein or therein. If it is ever held that
any restriction hereunder is too broad to permit enforcement of such restriction to its fullest extent, such restriction shall
be enforced to the maximum extent permitted by applicable law. This Separation Agreement and any and all matters arising directly
or indirectly herefrom shall be governed under the laws of the Commonwealth of Massachusetts without reference to choice of law
rules. Employer and Employee consent to the sole jurisdiction of the federal and state courts of Massachusetts. EMPLOYER AND
EMPLOYEE HEREBY WAIVE THEIR RESPECTIVE RIGHT TO TRIAL BY JURY IN ANY ACTION CONCERNING THIS SEPARATION AGREEMENT OR ANY AND ALL
MATTERS ARISING DIRECTLY OR INDIRECTLY HEREFROM REPRESENT THAT THEY HAVE CONSULTED WITH COUNSEL OF THEIR CHOICE OR HAVE CHOSEN
VOLUNTARILY NOT TO DO SO SPECIFICALLY WITH RESPECT TO THIS WAIVER.

 

13.
Acknowledgments. Employer and Employee acknowledge and agree that by entering into this Separation Agreement, Employee
does not waive any rights or Claims that may arise after the date that Employee executes and deliver this Separation Agreement
to Employer;

 

(A)
This Separation Agreement is not intended to, and shall not in any way prohibit, limit or otherwise interfere with Employee’s
protected rights under federal, state or local law, without notice to the Employer, to: (i) communicate or file a charge with
a government regulator; (ii) participate in an investigation or proceeding conducted by a government regulator; or (iii) receive
an award paid by a government regulator for providing information;

 

    	 	 	 

    	 	 	 

    

 

(B)
Nothing in this Separation Agreement shall preclude Employee from exercising Employee’s rights, if any: (i) under Section
601-608 of the Employee Retirement Income Security Act of 1974, as amended, popularly known as COBRA; or (ii) under Employer’s
401(k) plan; (iii) with respect to Employer’s stock option plan; (iv) to test in any court, under the Older Workers Benefit
Protection Act, or like statute or regulation, the validity of the waiver of rights under ADEA in this Agreement; or (v) the right
to enforce the terms of this Agreement and to exercise Employee’s rights relating to any other Excluded Claims.

 

14.
Section 409A Compliance.

 

(A)
This Agreement is intended to comply with the requirements of Section 409A of the Internal Revenue Code of 1986, as amended (the
“Code”) and regulations promulgated thereunder (“Section 409A”). To the extent that any
provision in this Agreement is ambiguous as to its compliance with Section 409A, the provision shall be read in such a manner
so that no payments due under this Agreement shall be subject to an “additional tax” as defined in Section 409A(a)(1)(B)
of the Code. For purposes of Section 409A, each payment made under this Agreement shall be treated as a separate payment. In no
event may Employee, directly or indirectly, designate the calendar year of payment.

 

(B)
All reimbursements provided under this Agreement shall be made or provided in accordance with the requirements of Section 409A,
including, where applicable, the requirement that (i) any reimbursement is for expenses incurred during Employee’s lifetime
(or during a shorter period of time specified in this Agreement), (ii) the amount of expenses eligible for reimbursement during
a calendar year may not affect the expenses eligible for reimbursement in any other calendar year, (iii) the reimbursement of
an eligible expense will be made on or before the last day of the calendar year following the year in which the expense is incurred,
and (iv) the right to reimbursement is not subject to liquidation or exchange for another benefit.

 

15.
No Admission. Nothing contained in this Agreement will constitute or be treated as an admission by you, the Company or
any of the other Released Parties of any liability, wrongdoing or violation of law.

 

16
Opportunity for Review. Employee is hereby advised and encouraged by Employer to consult with his own independent counsel
before signing this Separation Agreement. Employee represents and warrants that Employee: (i) has had sufficient opportunity
to consider this Separation Agreement; (ii) has read this Separation Agreement; (iii) understands all the terms and conditions
hereof; (iv) is not incompetent or had a guardian, conservator or trustee appointed for Employee; (v) has entered into this Separation
Agreement of Employee’s own free will and volition; (vi) has duly executed and delivered this Separation Agreement; (vii)
understands that except for the reimbursement of attorneys’ fees as provided in Section 4(E), Employee is responsible for
Employee’s own attorney’s fees and costs; (viii) has had the opportunity to review this Separation Agreement with
counsel of Employee’s choice or has chosen voluntarily not to do so; (ix) understands that Employee has been given twenty-one
(21) days to review this Separation Agreement before signing this Separation Agreement and understands that he is free to use
as much or as little of the 21-day period as he wishes or considers necessary before deciding to sign this Separation Agreement,
(x) understands that if Employee does not sign and return this Separation Agreement to Corbus (Attn: Yuval Cohen) within 21 days
of receipt, but not before the Separation Date, Corbus shall have no obligation to enter into this Separation Agreement, Employee
shall not be entitled to receive the Benefits, and (xi) understands that this Separation Agreement is valid, binding, and enforceable
against the parties hereto in accordance with its terms. This Separation Agreement shall be effective and enforceable on the eighth
(8th) business day after execution and delivery to Corbus (Attn: Yuval Cohen) by Employee. The parties hereto understand and agree
that Employee may revoke this Separation Agreement after having executed and delivered it to Corbus by so advising Corbus (Attn:
Yuval Cohen) in writing no later than 11:59 p.m. on the seventh (7th) business day after Employee’s execution and delivery
of this Separation Agreement to Corbus, and Employee shall not be entitled to receive the Benefits.

 

[Signatures
appear on the following page]

 

    	 	 	 

    	 	 	 

    

 

Agreed
to and accepted on this 31st day of March, 2019.

 

	Witness:	 	EMPLOYEE:
	 	 	 
	/s/
                                         Andrea D. Tepper

	 	/s/ Mark
A. Tepper
	Andrea
    D. Tepper	 	Mark
    A. Tepper

 

Agreed
to and accepted on this 31st day of March, 2019.

 

	 	CORBUS
    PHARMACEUTICALS HOLDINGS, INC.
	 	 	 
	 	BY:	/s/ Yuval
    Cohen                        
	 		Yuval
Cohen, CEO

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