Document:

Exhibit 10.3

 

LEAK-OUT AGREEMENT

 

November ___, 2020

 

This agreement (the
 “Leak-Out Agreement”) is being delivered to you in connection with an understanding by and among Summit Wireless
Technologies, Inc., a Delaware corporation (the “Company”), and the undersigned stockholder of the Company (the
 “Holder”).

 

Reference is hereby
made to that certain Settlement Agreement and Release, executed and delivered by the Company and Holder on October [29], 2020 (the
 “Settlement Agreement”), pursuant to which the Company agreed to issue to Holder (a) the Settlement Shares,
(b) the Settlement Warrant exercisable for the Settlement Warrant Shares and (c) the Additional Warrant Shares available for exercise
under the Original Warrant, pursuant to an amendment to the Original Warrant, all as consideration for the release set forth in
the Settlement Agreement. Capitalized terms not defined herein shall have the meaning as set forth in the Settlement Agreement.

 

The Holder agrees solely
with the Company that, subject to any other contemporaneously executed leak-out or lock-up agreement that may be executed between
or among the Holder and the Company in proximity to this Leak-Out Agreement (collectively, the “Other Leak-Out Agreements”)
regarding the Holder’s trading with terms that are no less restrictive than the terms contained herein, following the date
hereof (such date, the “Effective Date”) until the date that the Holder no longer holds any of the Settlement
Shares (the “Restricted Period”), neither the Holder, nor any affiliate, representative, subsidiary, parent,
partner, officer, employee, agent, attorney or any heirs or successors to any of the foregoing (“Affiliate”)
of the Holder which (x) had or has knowledge of the transactions contemplated by the Settlement Agreement, or (y) has or shares
discretion relating to the Holder’s investments or trading or information concerning the Holder’s investments, including
in respect of the Settlement Shares (together, the “Holder’s Trading Affiliates”), collectively, shall
sell dispose or otherwise transfer, directly or indirectly, (including, without limitation, any sales, short sales, swaps or any
derivative transactions that would be equivalent to any sales or short positions) during the Restricted Period, shares of Common
Stock in an amount more than, during any Trading Day during the Restricted Period, 10% of the number of shares of Common Stock
held by the Holder in any Trading Day. For the purposes hereof, “Trading Day” means a day on which the Common
Stock is traded on the Nasdaq Capital Market, the NYSE American, the Nasdaq Global Market, the Nasdaq Global Select Market, the
New York Stock Exchange or any successors of any of the foregoing, as applicable.

 

     

     

    

 

Notwithstanding anything
herein to the contrary, during the Restricted Period, none of Holder’s Trading Affiliates shall be prevented from executing
unsolicited transactions of Common Stock nor shall they be prevented from fulfilling any obligation to any customer or client as
required by state or federal securities laws or any regulations of any body, including but not limited to FINRA and the SEC. Further,
no transaction covered by this paragraph shall be applied toward the foregoing 10% of the number of shares of Common Stock held
by the Holder in any Trading Day limit.

 

Notwithstanding anything
herein to the contrary, during the Restricted Period, the Holder may, directly or indirectly, sell or transfer all, or any part,
of the Settlement Shares to any Person (an “Assignee”) in a transaction which does not need to be reported on
the Nasdaq consolidated tape, without complying with (or otherwise limited by) the restrictions set forth in this Leak-Out Agreement;
provided, that as a condition to any such sale or transfer an authorized signatory of the Company and such Assignee duly execute
and deliver a leak-out agreement in the form of this Leak-Out Agreement (an “Assignee Agreement”, and each such
transfer a “Permitted Transfer”) and, subsequent to a Permitted Transfer, sales of the Holder and the Holder’s
Trading Affiliates and all Assignees (other than any such sales that constitute Permitted Transfers) shall be aggregated for all
purposes of this Leak-Out Agreement and all Assignee Agreements.

 

Any notices, consents,
waivers or other communications required or permitted to be given under the terms of this Leak-Out Agreement must be in writing
and shall be given in accordance with the terms of the Settlement Agreement.

 

This Leak-Out Agreement
and the Settlement Agreement, together, constitutes the entire agreement among the parties hereto with respect to the subject matter
hereof and supersedes all prior negotiations, letters and understandings relating to the subject matter hereof and are fully binding
on the parties hereto.

 

This Leak-Out Agreement
may be executed simultaneously in any number of counterparts. Each counterpart shall be deemed to be an original, and all such
counterparts shall constitute one and the same instrument. This Leak-Out Agreement may be executed and accepted by facsimile or
PDF signature and any such signature shall be of the same force and effect as an original signature.

 

The terms of this Leak-Out
Agreement shall be binding upon and shall inure to the benefit of each of the parties hereto and their respective successors and
assigns.

 

This Leak-Out Agreement
may not be amended or modified except in writing signed by each of the parties hereto.

 

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All questions concerning
the construction, validity, enforcement and interpretation of this Leak-Out Agreement shall be governed by the applicable provisions
of the Settlement Agreement.

 

Signature Page Follows

 

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Each party hereto acknowledges
that, in view of the uniqueness of the transactions contemplated by this Leak-Out Agreement, the other party or parties hereto
will not have an adequate remedy at law for money damages in the event that this Leak-Out Agreement has not been performed in accordance
with its terms, and therefore agrees that such other party or parties shall be entitled to seek specific enforcement of the terms
hereof in addition to any other remedy it may seek, at law or in equity.

 

	 	Sincerely,
	 	 
	 	SUMMIT WIRELESS TECHNOLOGIES,
    INC.
	 	 
	 	By:	
	 	 	Name: Brett Moyer
	 	 	Title: Chief Executive Officer

 

	Agreed to and Acknowledged:	 
	“HOLDER”	 
	 	 
	By:	 	 
	 	Name:	 
	 	Title:	 

 

[Signature
Page to Summit Lock-Up Agreement]Exhibit 10.4

 

LEASE AGREEMENT

 

BETWEEN

 

PORTLAND 2 LLC, a Delaware
limited liability company ("Landlord")

 

AND

 

SUMMIT WIRELESS
TECHNOLOGIES, INC., 

a Delaware corporation

("Tenant")

 

WATERSIDE BUILDING B

CORNELL OAKS CORPORATE CENTER

15268 NW GREENBRIER PARKWAY 

BEAVERTON, OREGON

 

    1

     

    

 

LEASE AGREEMENT

 

THIS
LEASE AGREEMENT (the "Lease") is made and entered into as of August 18, 2020, by and between PORTLAND
2, LLC, a Delaware limited liability company ("Landlord") and SUMMIT WIRELESS TECHNOLOGIES, INC., a
Delaware limited liability company ("Tenant").

 

1.       Basic
Lease Information.

 

1.01 "Building" shall
mean the building located at 15250 – 15272 NW Greenbrier Parkway, Beaverton, Oregon, and commonly known as the Waterside
Building B. "Rentable Square Footage of the Building" is deemed to be 33,153 rentable square feet. The Building
is part of the “Property” commonly referred to as Waterside that contains 126,662 rentable square feet
of space.The Property is part of the “Project” commonly known as Cornell Oaks Corporate Center,
which contains 704,472 rentable square feet of space. The Building and the Project are depicted on Exhibit A attached hereto.

 

1.02 "
Premises" shall mean space on the first (1st)
floor of the Building, comprised of 10,800 rentable square feet identified as Suite 15268 depicted on Exhibit B attached
hereto. Landlord and Tenant agree that "Rentable Square Footage of the Premises" is deemed to be 10,800 rentable
square feet. Landlord and Tenant stipulate and agree that the Rentable Square Footage of the Project, Rentable Square Footage of
the Building, and Rentable Square Footage of the Premises are correct.

 

1.03 "Commencement Date" shall mean the
date that is the later of (a) November 1, 2020 and (b) the date upon which the Tenant Improvements (as defined in Exhibit C)
are Substantially Completed. For purposes of this Lease, "Substantial Completion" (or its grammatical variations)
shall mean that the Tenant Improvements have been completed in accordance with (a) the provisions of this Lease applicable
thereto, (b) the plans and specifications for such work, and (c) all applicable Laws, except for details of construction,
decoration and mechanical adjustments, if any, the noncompletion of which do not materially interfere with Tenant's use of
the Premises, or which, in accordance with good construction practice, should be completed after the completion of other work
to be performed in the Premises. For purposes of this Lease, a "Tenant Delay" means any act or omission of Tenant
or its agents, employees, vendors or contractors that actually delays Substantial Completion of the Tenant Improvements,
including, without limitation, the following: (a) Tenant's failure to furnish information or approvals within any time period
specified in this Lease, including the failure to prepare or approve preliminary or final plans by any applicable due date;
(b) Tenant's selection of equipment or materials that have long lead times after first being informed by Landlord that the
selection may result in a delay and being afforded reasonable opportunity to substitute equipment or materials before such
event constitutes a Tenant Delay; (c) changes requested or made by Tenant to the final approved Plans; (d) the performance of
work in the Premises by Tenant or Tenant's contractor(s) during the performance of the Tenant Improvements. In the event that
a Tenant Delay occurs, then Landlord and Tenant agree that Substantial Completion of Tenant Improvements shall be deemed to
be the date that Substantial Completion would have occurred without Tenant Delays.

 

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Commencing 45 days prior to the
Commencement Date and through the Commencement Date (the “Early Occupancy Period”), Tenant shall have the right
to enter upon the Premises to install Tenant’s computer equipment, phone and cabling, furniture and other related equipment.
During the Early Occupancy Period, Tenant shall enter, access and use the Premises subject to the construction and installation
of the Tenant Improvements and all of the terms and provisions of the Lease, except that during such period Tenant shall not be
required to pay rent including any Base Rent or Operating Expenses. Landlord shall have no obligation for or any responsibility
for any damages caused by Tenant therefrom.

 

1.04 "Expiration Date"
shall mean the last day of the calendar month that is thirty-nine (39) months after the Commencement Date. In no event shall the
Expiration Date be later than January 31, 2024 except if Commencement is later than November 1, 2020 due to Tenant Delay.

 

1.05 "Term" shall
mean the period commencing on the Commencement Date and ending on the Expiration Date, unless terminated early in accordance with
this Lease.

 

1.06 "Permitted Use"
shall mean general office use, and related warehouse uses, for wireless audio consumer products

 

1.07 "Base Rent":

 

	Term/Period	Monthly Base	Base Rent Per	Monthly Base
	 	Rent per	Annum	Rent
	 	Square Foot	 	 
	Months 1-2	$0.00	$0.00	$0.00
	Months 3 – 12	$1.25	$162,000.00	$13,500.00
	Months 13 – 24	$1.29	$166,860.00	$13,905.00
	Month 25	$0.00	$0.00	$0.00
	Months 26 – 36	$1.33	$171,865.80	$14,322.15
	Months 37 – 39	$1.37	$177,021.77	$14,751.81

 

1.08 "Tenant's Proportionate
Share of the Building" shall be computed by dividing the Rentable Square Footage of the Premises by the Rentable Square
Footage of the Building and, as of the date of this Lease, shall be 32.57%. “Tenant’s Proportionate share
of the Porperty” shall be computed by dividing the Rentable Square Footage of the Premises by the Rentable Square Footage
of the Property and, as of the date of this lease shall be 8.53%"Tenant's Proportionate Share of Project" shall
be computed by dividing the Rentable Square Footage of the Premises by the Rentable Square Footage of the Project and, as of the
date of this Lease, shall be 1.53%.

 

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1.09 Estimated Initial Monthly
Operating Expenses: The estimated Operating Expenses for calendar year 2020 are $0.44 per rentable square foot (or $4,752.00
per month). This information is not a representation or warranty of Landlord concerning such Operating Expenses during theTerm
of this Lease. In no event shall the monthly Operating Expenses charged to Tenant during calendar year 2020 exceed $0.44 per rentable
square foot. Annual Controllable Operating Expense increases shall be capped at five (5) percent. As used herein, the term “Controllable
Operating Expenses” shall mean all Operating Costs other than insurance premiums, utility charges, governmentally mandated
charges (including sales tax), the cost of snow or ice removal, security services, and other Operating Costs beyond reasonable
control of Landlord. Tenant’s liability for non-Controllable Operating Expenses in any given calendar year during the Term
shall not be similarly limited.

 

1.10 “Building Business Hours”:
7 am to 6 pm on Monday through Friday, except Holidays; 9 am to 1 pm on Saturdays, except Holidays. “Holidays”
means all days observed as legal holidays by either the State of Oregon, the Federal Government or the labor unions servicing the
Building, or as designated by Landlord that are commonly recognized by other office buildings in the area where the Building is
located.

 

 1.11        
 "Security Deposit": $29,503.62

 

 1.12        
 "Guarantor": N/A

 

1.13        
 "Brokers": Tenant’s broker: Brian Wise of Hume Myers Tenant Counsel, LLC; Landlord’s broker: Newmark
Knight Frank.

 

1.14        
Parking Spaces: Four (4) spaces per 1,000 square feet of the Premises, which spaces shall be used in common with other tenants
of the Project.

 

1.15        
Tenant’s Billing Address: Summit Wireless Technologies, Inc (Attn: George Oliva), 6840 Via Del Oro, Suite 280, San
Jose, CA 95119

 

1.16        
Landlord’s Remittance Address: Portland 2 LLC c/o Jones Lang LaSalle, 15455 NW Greenbrier Pkwy., Suite 245, Beaverton,
Oregon 97006

 

 1.17        
Addresses for Notices:

 

	 	If to Landlord:	 
	 	 	 
	 	 	 
	 	 	 
	 	with a copy to:	 
	 	 	 
	 	 	 
	 	 	 
	 	 	 
	 	 	 
	 	If to Tenant:	Summit Wireless Technologies, Inc.
	 	 	Attn: George Oliva
	 	 	6840 Via Del Oro, Suite 280
	 	 	San Jose, CA 95119

 

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All capitalized terms used without definition
in the text of this Lease are as defined in this Section 1 (Basic Lease Information).

 

2.       Lease
Grant

 

Landlord hereby leases the Premises to
Tenant, and Tenant hereby leases the Premises from Landlord, on and subject to the terms and conditions of this Lease. “Property”
shall mean the Building and the parcel of land owned by Landlord on which the Building, the parking facilities and other improvements,
if any, serving the Building are located. If the Project is part of a larger complex of structures, the term "Property"
may include the entire complex as set forth in Section 1.01, where appropriate in Landlord's reasonable discretion.

 

3.       Possession.

 

3.01 Subject to Landlord's obligation to
perform the Tenant Improvements, the Premises are accepted by Tenant in "as is" condition and configuration without any
representations or warranties by Landlord. Landlord shall not be liable for a failure to deliver possession of the Premises due
to the holdover of a prior tenant, a casualty or Force Majeure, provided, however Landlord shall use commercially reasonable efforts
to obtain possession of the Premises. The Commencement Date and Expiration Date for the Premises, in such event, shall be postponed
until the date Landlord delivers possession of the Premises to Tenant free from occupancy by any party.

 

3.02 Promptly after the determination of
the Commencement Date, Landlord and Tenant shall enter into a Commencement Date Letter substantially in the form attached as Exhibit
D. Tenant's failure to execute and return the Commencement Letter shall in no way affect the Commencement Date or Expiration
Date under this Lease.

 

4.       Rent.

 

4.01 Tenant shall pay Landlord, without
any setoff or deduction, all Base Rent and Additional Rent due for the Term (collectively referred to as "Rent").
 "Additional Rent" means all sums (exclusive of Base Rent) that Tenant is required to pay Landlord under this Lease.
Tenant shall pay and be liable for all rental, sales and use taxes (but excluding income taxes), if any, imposed upon or measured
by Rent. Recurring monthly charges of Base Rent and Additional Rent shall be due and payable in advance on the first day of each
calendar month without notice or demand. All other items of Rent shall be due and payable by Tenant on or before 10 days after
billing by Landlord. Rent shall be made payable to the entity, and sent to the address, Landlord designates and shall be made by
good and sufficient check or by wire transfer pursuant to an account designated by Landlord upon request or by other means acceptable
to Landlord. Rent for any partial month during the Term shall be prorated. Tenant's covenant to pay Rent is independent of every
other covenant in this Lease.

 

4.02 Tenant shall pay Landlord an
administration fee equal to 5% of all past due Rent, provided that Tenant shall be entitled to a grace period of 5 business
days for the first late payment of Rent during each calendar year of the Term of this Lease. In addition, past due Rent shall
accrue interest at 15% per annum but not more than the maximum amount permitted by applicable Law. Landlord's acceptance of
less than the correct amount of Rent shall be considered a payment on account of the earliest Rent due. No endorsement or
statement on a check or letter accompanying payment shall be considered an accord and satisfaction.

 

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4.03 So
long as Tenant is not in default under this Lease beyond any applicable notice and cure period, Tenant shall not be obligated
to pay Base Rent for the initial two (2) month(s) of the Term following the Commencement Date together with the twenty- fifth
(25th) month following the Commencement Date; provided, that the prorated amount based on percent of lease completed
of such abated Rent shall be immediately due and payable in the event of a Default by Tenant that is not cured in the designated
period. Upon execution and delivery of this Lease, Tenant shall pay to Landlord the installment of $47,755.62 representing the
Security Deposit and the Base Rent and estimated initial monthly operating expenses for the first paid month of the Term after
the Commencement Date.

 

4.04 Commencing as of the Commencement
Date, Tenant shall pay Tenant's Proportionate Share of Operating Expenses in accordance with Exhibit E of this Lease.

 

5.       Compliance
with Laws; Use.

 

5.01 The Premises shall be used for the
Permitted Use and for no other use whatsoever. Tenant shall comply with all Laws regarding the operation of Tenant's business and
the use, condition, configuration and occupancy of the Premises. Tenant shall promptly provide Landlord with copies of any notices
it receives regarding an alleged violation of Law. Landlord makes no representations to Tenant that the conduct of Tenant’s
business in the Premises will be in compliance with Law. As used in this Lease, "Law(s)" means all present and
future statutes, codes, ordinances, orders, rules and regulations of any municipal or governmental entity whether in effect now
or later, including, without limitation, the Americans with Disabilities Act and regulations promulgated thereunder and the provisions
of other leases with other tenants of the Building.

 

5.02 Tenant shall, at its sole cost and
expense, promptly comply with any Laws that relate to (a) the Base Building (as defined herein), but only to the extent such obligations
are triggered by Tenant's use of the Premises, other than for general office use, or Alterations or improvements in the Premises
performed or requested by Tenant or (b) the Premises. As used in this Lease, "Base Building" shall include the
structural portions of the Building, the public restrooms and the mechanical, electrical and plumbing systems and equipment located
in the internal core of the Building on the floor or floors on which the Premises are located.

 

5.03 Tenant shall comply with the Rules
and Regulations attached as Exhibit G and such other reasonable rules and regulations adopted by Landlord from time to time,
including rules and regulations for the performance of Alterations.

 

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5.04 As used in this Lease,
 “Hazardous Materials” will mean any substance commonly referred to, or defined in any Law, as a hazardous
material or hazardous substance (or other similar term), including but not be limited to, chemicals, solvents, petroleum
products, flammable materials, explosives, asbestos, urea formaldehyde, PCB’s, chlorofluorocarbons, freon or
radioactive materials. Tenant will not cause or permit any Hazardous Materials to be brought upon, kept, stored, discharged,
released or used in, under or about any portion of the Property by Tenant, Tenant Related Parties (as defined herein) or
their agents without the prior written consent of Landlord, which consent may be withheld or conditioned in Landlord’s
sole discretion; provided, Tenant may bring into the Premises small amounts of Hazardous Materials (such as cleaning products
and copy toner) which are readily available to Tenant by unregulated retail purchase if the same are necessary in
Tenant’s normal business operations. If Tenant or any Tenant Related Party brings any Hazardous Materials to the
Premises or Property, with or without the prior written consent of Landlord (without waiver of the requirement of prior
written consent), and in executing this Lease Tenant acknowledges and agrees that by its direct or indirect involvement in
the introduction of any Hazardous Materials to the Premises or Property, with or without the consent of the Landlord, that
Tenant accepts full and complete responsibility for such Hazardous Materials and henceforth on will be considered the
 “Responsible Party” as defined by any applicable governmental authority and/or Law. Further, Tenant shall: (a)
use such Hazardous Material only as is reasonably necessary to Tenant’s business, in small, properly labeled
quantities; (b) handle, use, keep, store, and dispose of such Hazardous Material using the highest accepted industry
standards and in compliance with all applicable Laws; (c) maintain at all times with Landlord a copy of the most current MSDS
sheet for each such Hazardous Material; and (d) comply with such other rules and requirements Landlord may from time to time
impose, or with any definition of Hazardous Materials or Law as it may be implemented or modified during or after the term of
this Lease. Upon expiration or earlier termination of this Lease, Tenant will, at Tenant’s sole cost and expense, cause
all Hazardous Materials brought to the Premises or the Property by Tenant, to be removed from the Property in compliance with
any and all applicable Laws.

 

5.05 If Tenant violates the provisions
of this Section, or performs any act or omission which contaminates or expands the scope of contamination of the Premises, the
Property, or any part thereof, the underlying groundwater, or any property adjacent to the Property, or violates or allegedly violates
any applicable Law, then Tenant will promptly, at Tenant’s expense, take all investigatory and/or remedial action (collectively
called “Remediation”), as directed or required by any governmental authority that is necessary to fully clean
up, remove and dispose of such Hazardous Materials and any contamination so caused and shall do so in compliance with any applicable
Laws. Tenant will also repair any damage to the Premises and any other affected portion(s) of the Property caused by such contamination
and Remediation.

 

5.06 Tenant shall immediately provide to
Landlord written notice of any investigation or claim arising out of the use by Tenant or any Tenant Entity of Hazardous Materials
at the Property or the violation of any provision of this Section, or alleged violation of any Law and shall keep Landlord fully
advised regarding the same. Tenant shall provide to Landlord all reports regarding the use of Hazardous Materials by Tenant at
the Property and any incidents regarding the same, regardless of whether any such documentation is considered by Tenant to be confidential.
Landlord retains the right to participate in any Remediation and/or legal actions affecting the Property involving Hazardous Materials
arising from Tenant’s actual or alleged violation of any provision of this Section or Law.

 

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5.07 Tenant will indemnify, protect,
defend and forever hold Landlord, its lenders and ground lessor, if any, Landlord Related Parties (as defined herein) the
Premises, the Property, or any portion thereof, harmless from any and all damages, causes of action, fines, losses,
liabilities, judgments, penalties, claims, and other costs, including, but not limited to, any Landlord Related
Parties’ costs incurred during its participation in any Remediation and/or legal actions as specified in this Section,
arising out of any failure of Tenant or Tenant Related Party to observe any covenants of this Section. All provisions of this
Section shall survive the expiration of this Lease and any termination of this Lease or of Tenant’s right of
possession.

 

6.       Utilities.

 

6.01 Landlord shall redistribute or furnish
electrical energy to or for the use of Tenant in the Premises for the operation of lighting fixtures and the electrical receptacles
in the Premises in a manner that is generally consistent with the Permitted Use.

 

6.02 If either the quantity or character
of electrical service is changed by the public utility or other company supplying electrical service to the Property or is no longer
available or suitable for Tenant's requirements (collectively, an “Electrical Service Event”), such Electrical
Service Event shall not (a) constitute an actual or constructive eviction, in whole or in part, or entitle Tenant to any abatement
or diminution of Base Rent, or (b) relieve Tenant from any of its obligations under this Lease, or (c) impose any liability upon
Landlord or its agents by reason of inconvenience or annoyance to Tenant, injury to or interruption of Tenant's business or otherwise.

 

6.03 Landlord shall have the option of
installing sub-meters at Landlord's expense to measure Tenant's consumption of electrical energy. Tenant shall obtain and pay for
electrical energy and gas to or for the use of Tenant in the Premises by direct application, and arrangement with, the public utility
serving the Building.

 

6.04 Tenant's use of electrical service
shall not exceed the amounts which, in Landlord's reasonable judgment, are consistent with the Permitted Use in the Project, if
greater. Tenant shall not make, or perform or permit the making or performing of, any alterations to wiring installations or other
electrical facilities in or serving the Premises without the prior written consent of Landlord in each instance.

 

6.05 Landlord shall not be liable in any
way to Tenant for any failure or defect in the supply or character of electric energy furnished to the Premises by reason of any
requirement, act or omission of the public utility serving the Property with electricity or for any other reason not directly attributable
to Landlord, provided, however, that in such instance, Landlord shall use commercially reasonable efforts to cause the electricity
to be restored as soon as practicable thereafter.

 

7.       Building
Services.

 

7.01 Landlord agrees to furnish to the
Premises during Building Business Hours (specified in the Basic Lease Information), the following services and utilities subject
to the rules and regulations of the Building prescribed from time to time: (a) water for use in the Base Building lavatories and
break room in the Premises; (b) customary heat and air conditioning (“HVAC”) required in Landlord’s judgment
for the use and occupation of the Premises during Building Business Hours, although Tenant shall have the right to receive HVAC
service during hours other than Building Business Hours and (c) access to the Building and Premises for Tenant and its employees
24 hours per day/7 days per week, subject to the terms of this Lease and such protective services or monitoring systems, if any,
as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards.

 

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7.02 Landlord shall provide Tenant with
the Parking Spaces on the terms of the Lease. The current allocation of unreserved parking spaces to Tenant is set forth in the
Basic Lease Information. All parking will comply with the terms and conditions of this Lease and applicable Rules and Regulations.
The parking privileges granted to Tenant are personal to Tenant. Tenant shall not assign or sublet parking privileges other than
in connection with an approved or permitted assignment of this Lease or permitted sublease. Parking Spaces shall be free of charge.

 

7.03 Landlord agrees, at Landlord’s
sole cost, to (a) install Building standard signage identifying Tenant at the entryway to the Premises at Landlord’s sole
cost, and (b) provide Tenant, with a listing identifying Tenant in the directory for the Building. Any requests to change the initial
signage and directory listing shall be at the Tenant’s sole cost. Tenant shall have the right to install signage at its expense
on the existing building monument sign with Landlord’s reasonable approval and consistent with Project standards and applicable
signage code.

 

7.04 Landlord shall have access to all
air-cooling, fan, ventilating and machine rooms and electrical closets and all other mechanical installations of Landlord (collectively,
the "Mechanical Areas"), and Tenant shall not construct partitions or other obstructions which may unreasonably
interfere with Landlord's access thereto or the moving of Landlord's equipment to and from the Mechanical Areas. Tenant shall not
enter the Mechanical Areas or tamper with, adjust, or otherwise affect the Mechanical Areas or install any supplementary or auxiliary
HVAC equipment to serve the Premises without Landlord's prior consent in each instance. Landlord shall not be responsible if the
normal operation of the Building System providing HVAC to the Premises (the "HVAC System") shall fail to provide
cooled or heated air by reason of (a) any machinery or equipment installed by or on behalf of Tenant, which shall have an electrical
load in excess of the average electrical load set forth in this Lease, or (b) any rearrangement of partitioning or other Alterations
made or performed by or on behalf of Tenant. Tenant at all times shall cooperate fully with Landlord and shall abide by the Building
Rules and Regulations which Landlord may reasonably prescribe for the proper functioning and protection of the HVAC System.

 

8.       Leasehold
Improvements.

 

All improvements in and to the
Premises, including any Alterations (collectively, "Leasehold Improvements") shall remain upon the Premises
at the end of the Term without compensation to Tenant, provided that Tenant, at its expense, in compliance with all
applicable Laws, shall (a) close up any slab penetrations in the Premises and (b) remove Tenant installed Cable (as defined
in this Lease), gas/tank lines and any Alterations that, in Landlord's reasonable judgment, are of a nature that would
require removal and repair costs that are materially in excess of the removal and repair costs associated with standard
office improvements (such other items collectively are referred to as "Required Removables"). Tenant shall
not be required to remove any of the improvements described in Exhibit C. Required Removables shall include, without
limitation, internal stairways, raised floors, personal baths and showers, supplemental HVAC units and equipment (however not
including HVAC installed for the server room in the Premises), vaults, rolling file systems and structural alterations and
modifications. The Tenant installed Cable and Required Removables shall be removed by Tenant within 10 days of the Expiration
Date. At least 30 days prior to commencing the removal of any Cable or Required Removables or the closing of any slab
penetrations, Tenant shall notify Landlord of its intention to remove such Cable or Required Removables or effect such
closings, and provide to Landlord, for its approval, structural or other drawings describing the proposed removal, and if
Landlord notifies Tenant within such 30 day period, Tenant shall not remove such Cable and/or Required Removables and/or
close such slab penetrations, and the Cable and/or Required Removables not so removed shall become the property of Landlord
upon the Expiration Date or sooner termination of the Term. Tenant shall repair damage caused by the installation or removal
of any Cable or Required Removables. If Tenant fails to perform its obligations in a timely manner, Landlord may perform such
work at Tenant's expense.

 

    9

     

    

 

9.       Repairs
and Alterations.

 

9.01 Tenant shall periodically
inspect the Premises to identify any conditions that are dangerous or in need of maintenance or repair and shall promptly
provide Landlord with notice of any such conditions. Tenant shall, at its sole cost and expense, perform all maintenance and
repairs to the Premises that are not Landlord's express responsibility under this Lease, and keep the Premises in good
condition and repair, reasonable wear and tear excepted. Tenant's repair and maintenance obligations include, without
limitation, repairs to: (a) floor coverings; (b) interior partitions; (c) doors; (d) the interior side of demising walls; (e)
electronic, fiber, phone and data cabling and related equipment that is installed by or for the exclusive benefit of Tenant
(collectively, "Cable"); (f) supplemental air conditioning units, kitchens, including hot water heaters,
plumbing, and similar facilities exclusively serving Tenant; and (g) Alterations. Subject to the terms of Section 15 below,
to the extent Landlord is not reimbursed by insurance proceeds, Tenant shall reimburse Landlord for the cost of repairing
damage to the Building caused by the acts of Tenant, Tenant Related Parties and their respective contractors and vendors. If
Tenant fails to commence and diligently proceed with any repairs to the Premises for more than 15 days after notice from
Landlord (although notice shall not be required in an emergency), Landlord may make the repairs, and Tenant shall pay the
reasonable cost of the repairs, together with an administrative charge in an amount equal to 3% of the cost of the
repairs.

 

9.02 Landlord shall keep and maintain in
good repair and working order and perform maintenance upon the: (a) structural elements of the Building including exterior walls;
(b) foundation of the Building; (c) roof of the Building and (d) the Building HVAC, electrical and plumbing systems located outside
of the Premises that serve the Premises.

 

9.03 Tenant shall not make
alterations, repairs, additions or improvements or install any Cable (collectively referred to as
 "Alterations") without first obtaining the written consent of Landlord in each instance. However, Landlord's
consent shall not be required for any Alteration that satisfies all of the following criteria (a "Cosmetic
Alteration"), although prior written notice to Landlord shall be required: (a) is of a cosmetic nature such as
painting, wallpapering, hanging pictures and installing carpeting; (b) is not visible from the exterior of the Premises or
Building; (c) will not affect the Base Building; (d) does not require work to be performed inside the walls or above the
ceiling of the Premises; and (e) the costs thereof do not exceed $5,000.00, in the aggregate, within any 12 month period.
Cosmetic Alterations shall be subject to all the other provisions of this Section 9.03. Landlord will not unreasonably
withhold its consent to Alterations so long as such Alterations (i) are non-structural and do not affect the Building
Systems, (ii) with respect only to fire and life safety systems are performed only by Landlord's designated contractors or
with respect to mechanical, engineering, electrical plumbing and HVAC by contractors approved by Landlord to perform such
Alterations, (iii) affect only the Premises and are not visible from outside of the Premises or the Building, (iv) do not
affect the certificate of occupancy issued for the Building or the Premises, (v) are reasonably consistent with the design,
construction and equipment of the Building, and (vi) do not adversely affect (other than to a de minimis extent) any
Building System or service furnished by Landlord in connection with the operation of the Building.

 

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9.04 Except for Cosmetic Alterations, prior
to starting any Alterations, Tenant shall furnish to Landlord (a) plans and specifications, (b) names of contractors reasonably
acceptable to Landlord (provided that Landlord may designate specific contractors with respect to Base Building), (c) required
permits and approvals, (d) evidence of contractors and subcontractors insurance in amounts reasonably required by Landlord and
naming Landlord as an additional insured, and (e) any security for performance in amounts reasonably required by Landlord.

 

9.05 Alterations shall be constructed in
a good and workmanlike manner using materials of a quality reasonably approved by Landlord (except for Cosmetic Alterations which
shall not require Landlord's approval). Tenant shall reimburse Landlord for any reasonable out-of-pocket costs and expenses incurred
by Landlord or by any third-party on behalf of Landlord in connection with Landlord's review of any plans specifications for any
Alterations. In addition, Tenant shall pay Landlord a fee for Landlord's oversight and coordination of any Alterations (except
for Cosmetic Alterations) equal to 5% of the cost of the Alterations. Upon completion, except for any Cosmetic Alterations, Tenant
shall furnish to Landlord "as-built" plans for all Alterations, completion affidavits and full and final waivers of lien,
and certificates of final approval for such Alterations required by any governmental authority.

 

10.       Landlord's
Access.

 

10.01 Landlord may enter the Premises to
inspect, show or clean the Premises or to perform or facilitate the performance of repairs, alterations or additions to the Premises
or any portion of the Building. Except in emergencies or to provide Building services, Landlord shall provide Tenant with reasonable
prior verbal notice of entry and shall use reasonable efforts to minimize any interference with Tenant's use of the Premises. If
reasonably necessary, Landlord may temporarily close all or a portion of the Premises to perform repairs and alterations. However,
except in emergencies, Landlord will not close the Premises if the work can reasonably be completed on weekends and after Building
Business Hours. Entry by Landlord shall not constitute a constructive eviction or entitle Tenant to an abatement or reduction of
Rent.

 

10.02 Landlord has the right at any time
to (a) change the name, number or designation by which the Building is commonly known, or (b) alter the Building to change the
arrangement or location of entrances or passageways, doors and doorways, and corridors, elevators, stairs, toilets, or other public
parts of the Building and/or Property without any such acts constituting an actual or constructive eviction and without incurring
any liability to Tenant, so long as such changes do not deny Tenant reasonable access to the Premises. Without limiting the generality
of the foregoing, Landlord shall have the right to erect and maintain sidewalk bridges and/or scaffolding on or about the Premises
and/or the Building. Landlord shall use reasonable efforts to minimize interference with Tenant's use and occupancy of the Premises
during the making of such changes or alterations, provided that Landlord shall have no obligation to employ contractors or labor
at overtime or other premium pay rates or to incur any other overtime costs or additional expenses whatsoever.

 

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11.       Assignment
and Subletting.

 

11.01 Tenant shall not assign, sublease,
transfer, mortgage, pledge, encumber or otherwise transfer any interest in this Lease or allow any third party to use any portion
of the Premises (collectively or individually, a "Transfer") without the prior written consent of Landlord, which
consent shall not be unreasonably withheld, conditioned or delayed if Landlord does not exercise its recapture rights under Section
11.02. If the entities which directly or indirectly control the voting shares/rights of Tenant change at any time, such change
of ownership or control shall constitute a Transfer, unless Tenant is an entity whose outstanding stock is listed on a recognized
securities exchange. Any Transfer in violation of this Section shall, at Landlord's option, be deemed a Default by Tenant as described
in Section 18, and shall be voidable by Landlord. In no event shall any Transfer, release or relieve Tenant from any obligation
under this Lease, and Tenant shall remain primarily liable for the performance of the tenant's obligations under this Lease, as
amended from time to time.

 

11.02 Tenant shall provide Landlord with
financial statements for the proposed transferee, a fully executed copy of the proposed assignment, sublease or other Transfer
documentation and such other information as Landlord may reasonably request. Within 21 days after receipt of the required information
and documentation, Landlord shall either (a) consent to the Transfer by execution of a consent agreement in a form reasonably designated
by Landlord; (b) reasonably refuse to consent to the Transfer in writing; or (c) in the event of an assignment of this Lease or
subletting of more than 50% of the Premises for more than 75% of the remaining Term (excluding unexercised options), recapture
the portion of the Premises that Tenant is proposing to Transfer. If Landlord exercises its right to recapture, this Lease shall
automatically be amended (or terminated if the entire Premises is being assigned or sublet) to delete the applicable portion of
the Premises effective on the proposed effective date of the Transfer, although Landlord may require Tenant to execute a reasonable
amendment or other document reflecting such reduction or termination. Tenant shall pay for all of Landlord's out of pocket legal
costs incurred in connection with Landlord's review of any requested Transfer not to exceed $2,500.00.

 

11.03 Tenant shall pay Landlord 50% of
(a) all rent which Tenant receives as a result of a Transfer less (b) the Rent payable to Landlord for the portion of the Premises
and Term covered by the Transfer. Tenant shall pay Landlord for Landlord's share of the excess within 30 days after Tenant's receipt
of the excess. Tenant may deduct from the excess, amortized on a straight-line basis over the remaining Term of the Lease, all
reasonable and customary expenses directly incurred by Tenant attributable to the Transfer. If and for so long as Tenant is in
Default, Landlord may require that all sublease payments be made directly to Landlord, in which case Tenant shall receive a credit
against Rent in the amount of Tenant's share of payments received by Landlord.

 

12.       Liens.

 

Tenant shall not permit mechanics' or
other liens to be placed upon the Property, Premises or Tenant's leasehold interest in connection with any work or service
done or purportedly done by or for the benefit of Tenant or its transferees. Tenant shall give Landlord notice at least 15
days prior to the commencement of any work in the Premises to afford Landlord the opportunity, where applicable, to post and
record notices of non-responsibility provided that any request for consent to the Alteration in respect of such work shall
constitute such notice. Tenant, within 30 days of notice from Landlord, shall fully discharge any lien by settlement, by
bonding or by insuring over the lien in the manner prescribed by the applicable Law and shall provide evidence satisfactory
to Landlord that such lien has been removed or bonded within such 30-day period. Tenant's failure to cure same shall be
deemed a Default under this Lease and, in addition to any other remedies available to Landlord as a result of such Default by
Tenant, Landlord, at its option, may bond, insure over or otherwise discharge the lien. Tenant shall reimburse Landlord for
any amount paid by Landlord, including, without limitation, reasonable attorneys' fees.

 

    12

     

    

 

13.       Indemnity
and Waiver of Claims.

 

Except to the extent caused by the gross
negligence or willful misconduct of Landlord or any Landlord Related Parties, Tenant shall indemnify, defend and hold Landlord
and Landlord Related Parties harmless against and from all liabilities, obligations, damages, penalties, claims, actions, costs,
charges and expenses, including, without limitation, reasonable attorneys' fees and other professional fees (if and to the extent
permitted by Law) (collectively referred to as "Losses"), which may be imposed upon, incurred by or asserted against
Landlord or any of the Landlord Related Parties by any third party and arising out of or in connection with any damage or injury
occurring in the Premises or any wrongful acts or omissions (including violations of Law) of Tenant, the Tenant Related Parties
or any of Tenant's transferees, contractors or licensees. Except to the extent caused by the negligence or willful misconduct of
Tenant or any Tenant Related Parties, Landlord shall indemnify, defend and hold Tenant, its trustees, members, principals, beneficiaries,
partners, officers, directors, employees and agents ("Tenant Related Parties") harmless against and from all Losses
which may be imposed upon, incurred by or asserted against Tenant or any of the Tenant Related Parties by any third party and arising
out of or in connection with the wrongful acts or omissions (including violations of Law) of Landlord or the Landlord Related Parties.
Tenant hereby waives all claims against and releases Landlord and its trustees, members, principals, beneficiaries, partners, officers,
shareholders, directors, employees, contractors, licensees, invitees, servants, agents, representatives and Mortgagees (the "Landlord
Related Parties") from all claims for any injury to or death of persons, damage to property or business loss in any manner
related to (a) Force Majeure, (b) acts of third parties, (c) the bursting or leaking of any tank, water closet, drain or other
pipe, unknown fire, explosion, falling plaster, steam, gas, electricity, electrical or electronic emanations or disturbance, water,
rain, snow or leaks from any part of the Building or from the pipes or caused by dampness, vandalism, malicious mischief, (d) the
inadequacy or failure of any security or protective services, personnel or equipment, or (e) any matter not within the reasonable
control of Landlord.

 

14.       Insurance.

 

14.01 Tenant shall maintain the
following insurance (“ Tenant's Insurance”): (a) Commercial General Liability Insurance applicable to the
Premises and its appurtenances providing, on an occurrence basis, a minimum combined single limit of $2,000,000.00; (b)
Property/Business Interruption Insurance written on an All Risk or Special Cause of Loss Form, including sprinkler leakage,
at replacement cost value and with a replacement cost endorsement covering all of Tenant's business and trade fixtures,
equipment, movable partitions, furniture, merchandise and other personal property within the Premises (“Tenant's
Property”) and any Leasehold Improvements performed by or for the benefit of Tenant; (c) Workers' Compensation
Insurance in amounts required by Law; and (d) Employers Liability Coverage of at least $1,000,000.00 per occurrence. Any
company writing Tenant's Insurance shall have an A.M. Best rating of not less than A-VIII. All Commercial General Liability
Insurance policies shall name as additional insureds Landlord (or its successors and assignees), the managing agent for the
Building (or any successor) and their respective members, principals, beneficiaries, partners, officers, directors,
employees, and agents, and other designees of Landlord and its successors as the interest of such designees shall appear and
shall be primary and noncontributory to any insurance which may be carried by Landlord. In addition, Landlord shall be named
as a loss payee with respect to Property Insurance on the Leasehold Improvements. All policies of Tenant's Insurance shall
contain endorsements that the insurer(s) shall give Landlord and its designees at least thirty (30) days' advance written
notice of any cancellation, termination, material change or lapse of insurance. Tenant shall provide Landlord with a
certificate of insurance evidencing Tenant's Insurance prior to the earlier to occur of the Commencement Date or the date
Tenant is provided with possession of the Premises, and thereafter as necessary to assure that Landlord always has current
certificates evidencing Tenant's Insurance and the Additional Insured Endorsement CG 20 11 11 85 or its equivalent is
required to be provided as soon as it is available. Landlord shall maintain so called All Risk property insurance on the
Building at replacement cost value as reasonably estimated by Landlord and liability insurance applicable to the Building,
together with such other insurance coverage as Landlord, in its reasonable judgment, may elect to maintain.

 

    13

     

    

 

14.02 Tenant will not do or permit anything
to be done within or about the Premises or the Property which will increase the existing rate of any insurance on any portion of
the Property or cause the cancellation of any insurance policy covering any portion of the Property (including, without limitation,
any liability coverage). Tenant will, at its sole cost and expense, comply with any requirements of any insurer of Landlord. Tenant
agrees to maintain policies of insurance described in this Section. Landlord reserves the right, from time to time, to require
additional coverage (including, flood insurance, if the Premises is located in a flood hazard zone), and/or to require higher amounts
of coverage.

 

15.       Subrogation.

 

Landlord and Tenant hereby waive and shall
cause their respective property insurance carriers to waive any and all rights of recovery, claims, actions or causes of action
against the other for any loss or damage with respect to Tenant's Property, Leasehold Improvements, the Building, the Premises,
or any contents thereof, including rights, claims, actions and causes of action based on negligence, which loss or damage is (or
would have been, had the insurance required by this Lease been carried) covered by insurance. For the purposes of this waiver,
any deductible with respect to a party's insurance shall be deemed covered by and recoverable by such party under valid and collectable
policies of insurance.

 

16.       Casualty
Damage.

 

16.01 Tenant shall give prompt notice
to Landlord if all or any portion of the Premises becomes untenantable by fire or other casualty to the Premises
(collectively a " Casualty"). In the event of such Casualty, Landlord, by notice to Tenant within 60 days
after the date of such Casualty, shall have the right to terminate this Lease if: (1) the Premises have been materially
damaged and there is less than one (1) year of the Term remaining on the date of the Casualty; (2) any Mortgagee requires
that the insurance proceeds be applied to the payment of the mortgage debt; or (3) a material uninsured loss to the Building
or Premises occurs. If this Lease is so terminated, (a) the Term shall expire upon the date set forth in Landlord's notice,
which shall not be less than 30 days after such notice is given, and Tenant shall vacate the Premises and surrender the same
to Landlord no later than the date set forth in the notice, (b) Tenant's liability for Rent shall cease as of the date of the
damage, (c) any prepaid Rent for any period after the date of the damage shall be refunded by Landlord to Tenant, and (d)
Landlord shall be entitled to collect all insurance proceeds of policies held by Landlord or Tenant providing coverage for
Alterations and other improvements to the Premises. Landlord shall retain such proceeds from Tenant's insurance only to the
extent that Landlord performed or paid for such Alterations and improvements, whether by contribution, offset or otherwise,
and the balance of such proceeds, if any, shall be paid to Tenant.

 

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16.02 If this Lease is not terminated,
Landlord shall promptly and diligently, subject to reasonable delays for insurance adjustment or other matters beyond Landlord’s
reasonable control, restore the Premises and common areas. Such restoration shall be to substantially the same condition that existed
prior to the Casualty, except for modifications required by Law or any other modifications to the common areas deemed desirable
by Landlord. Upon notice from Landlord, Tenant shall assign or endorse over to Landlord (or to any party designated by Landlord)
all property insurance proceeds payable to Tenant under Tenant's Insurance with respect to any Leasehold Improvements performed
by or for the benefit of Tenant; provided if the estimated cost to repair such Leasehold Improvements exceeds the amount of insurance
proceeds received by Landlord from Tenant's insurance carrier, the excess cost of such repairs shall be paid by Tenant to Landlord
prior to Landlord's commencement of repairs. In effort to reduce excess costs incurred, Tenant shall hold the right to reduce or
otherwise change the scope of the Leasehold Improvements subject to Landlord’s reasonable approval. Within 15 days of demand,
Tenant shall also pay Landlord for any additional excess costs that are determined during the performance of the repairs. In no
event shall Landlord be required to spend more for the restoration than the proceeds received by Landlord. Landlord shall not be
liable for any inconvenience or annoyance to Tenant or injury to the business of Tenant occasioned by damage by fire or other casualty
or the repair thereof. Landlord will not carry insurance of any kind on Tenant's Property, and shall not be obligated to restore
or repair any damage to Tenant's Property or any Required Removables. Provided that Tenant is not in Default, during any period
of time that all or a material portion of the Premises is rendered untenantable as a result of a Casualty, the Rent shall abate
for the portion of the Premises that is untenantable and not used by Tenant. Landlord shall have the right to adapt the restoration
of the Premises as contemplated by this Section 16.02 to comply with applicable Laws that are then in effect.

 

16.03 In addition to Landlord's
rights under Section 16.01, if the Premises are totally damaged or are rendered wholly untenantable, or if the Building is so
damaged that in Landlord's opinion, substantial alteration, demolition, or reconstruction of the Building is required
(whether or not the Premises are so damaged or rendered untenantable), then in either of such events, Landlord may, not later
than 60 days following the date of the damage, give Tenant a notice terminating this Lease. If this Lease is so terminated,
(a) the Term shall expire upon the date set forth in Landlord's notice, which shall not be less than 30 days after such
notice is given, and Tenant shall vacate the Premises and surrender the same to Landlord no later than the date set forth in
the notice, (b) Tenant's liability for Rent shall cease as of the date of the damage, (c) any prepaid Rent for any period
after the date of the damage shall be refunded by Landlord to Tenant, and (d) Landlord shall be entitled to collect all
insurance proceeds of policies held by Landlord or Tenant providing coverage for Alterations and other improvements to the
Premises. Landlord shall retain such proceeds from Tenant's insurance only to the extent that Landlord performed or paid for
such Alterations and improvements, whether by contribution, offset or otherwise, and the balance of such proceeds, if any,
shall be paid to Tenant.

 

    15

     

    

 

16.04 Notwithstanding anything set forth
to the contrary in this Section 16, in the event a Casualty to the Premises and/or Building renders the Premises untenantable during
the final year of the Term and Tenant's inability to use the Premises is reasonably expected to continue until at least the earlier
of the (a) Expiration Date, or (b) the 180th day after the date when such Casualty occurs, then either Landlord or Tenant may terminate
this Lease by notice to the other party within 30 days after the occurrence of such Casualty and this Lease shall expire on the
30th day after the date of such notice.

 

17.       Condemnation.

 

Either party may terminate this Lease if
any material part of the Premises is taken or condemned for any public or quasi-public use under Law, by eminent domain or private
purchase in lieu thereof (a "Taking"). Landlord shall also have the right to terminate this Lease if there is
a Taking of any portion of the Building or Property which would have a material adverse effect on Landlord's ability to profitably
operate the remainder of the Building. The terminating party shall provide written notice of termination to the other party within
45 days after it first receives notice of the Taking. The termination shall be effective as of the effective date of any order
granting possession to, or vesting legal title in, the condemning authority. If this Lease is not terminated, Base Rent and Tenant's
Pro Rata Share shall be appropriately adjusted to account for any reduction in the square footage of the Building or Premises.
All compensation awarded for a Taking shall be the property of Landlord. The right to receive compensation or proceeds are expressly
waived by Tenant, however, Tenant may file a separate claim for Tenant's Property and Tenant's reasonable relocation expenses,
provided the filing of the claim does not diminish the amount of Landlord's award. If only a part of the Premises is subject to
a Taking and this Lease is not terminated, Landlord, with reasonable diligence, will restore the remaining portion of the Premises
as nearly as practicable to the condition immediately prior to the Taking.

 

18.       Events
of Default.

 

In addition to any other default specifically
described in this Lease, each of the following occurrences shall be a "Default": (a) Tenant's failure to pay
any portion of Rent within ten (10) days after it was due ("Monetary Default"), however not more than one time
per calendar year Landlord shall be required to provide Tenant a written notice of Tenant’s failure to pay any portion of
Rent with Tenant then having seven (7) days from date of notice to cure; (b) Tenant's failure (other than a Monetary Default)
to comply with any term, provision, condition or covenant of this Lease, if the failure is not cured within 10 days after written
notice to Tenant provided, however, if Tenant's failure to comply cannot reasonably be cured within 10 days, Tenant shall be allowed
additional time (not to exceed 30 days) as is reasonably necessary to cure the failure so long as Tenant begins the cure within
10 days and diligently pursues the cure to completion; (c) Tenant or any Guarantor becomes insolvent, makes a transfer in fraud
of creditors, makes an assignment for the benefit of creditors, admits in writing its inability to pay its debts when due or forfeits
or loses its right to conduct business; (d) Tenant's interest in this Lease shall pass to any third party, whether by operation
of Law or otherwise, except as expressly permitted under Section 11; (e) Tenant does not take possession of all or any portion
of the Premises; (f) Tenant is in default beyond any notice and cure period under any other lease or agreement with Landlord at
the Building or Property, or (g) if Landlord applies or retains any portion of the Security Deposit, and Tenant fails to deposit
with Landlord the amount so applied or retained by Landlord, or to provide Landlord with a replacement Letter of Credit, if applicable,
within five (5) days after notice by Landlord to Tenant stating the amount applied or retained. If Landlord provides Tenant with
notice of Tenant's failure to comply with any specific provision of this Lease on two (2) separate occasions during any 12-month
period, Tenant's subsequent violation of such provision shall, at Landlord's option, be an incurable Default by Tenant. All notices
sent under this Section shall be in satisfaction of, and not in addition to, notice required by Law.

 

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19.       Remedies.

 

19.01 Upon Default, Landlord shall have
the right to pursue any one or more of the following remedies:

 

(a) Landlord may serve a written ten (10)
day notice of cancellation of this Lease upon Tenant, and upon the expiration of the ten (10) days, this Lease and the Term shall
end and expire as fully and completely as if the expiration of the ten (10) day period set forth in the notice was the Expiration
Date stated herein, and Tenant shall then quit and surrender the Premises to Landlord, but Tenant shall remain liable for damages
as provided in this Section 19. If Tenant fails to surrender the Premises, Landlord, in compliance with Law, may enter upon and
take possession of the Premises and remove Tenant, Tenant’s Property and any party occupying the Premises. Tenant shall pay
Landlord, on demand, all past due Rent and other losses and damages Landlord suffers as a result of Tenant's Default, including,
without limitation, all Costs of Reletting and any deficiency that may arise from reletting or the failure to relet the Premises.
 "Costs of Reletting" shall include all reasonable costs and standard expenses incurred by Landlord in reletting
or attempting to relet the Premises, including, legal fees, brokerage commissions, and the value of other concessions or allowances
granted to a new tenant so long as the new tenant term commences prior to the Expiration Date.

 

(b) Terminate Tenant's right to possession
of the Premises and, in compliance with Law, remove Tenant, Tenant's Property and any parties occupying the Premises. Landlord
may (but shall not be obligated to) relet all or any part of the Premises, without notice to Tenant, for such period of time and
on such terms and conditions (which may include concessions, free rent and work allowances) as Landlord in its absolute discretion
shall determine. Landlord may collect and receive all rents and other income from the reletting. Tenant shall pay Landlord on demand
all past due Rent, all Costs of Reletting and any deficiency arising from the reletting or failure to relet the Premises. The re-entry
or taking of possession of the Premises shall not be construed as an election by Landlord to terminate this Lease.

 

19.02 In lieu of calculating damages
under Section 19.01, Landlord may elect to receive as damages the sum of (a) all Rent accrued through the date of termination
of this Lease or Tenant's right to possession, and (b) an amount equal to the total Rent that Tenant would have been required
to pay for the remainder of the Term discounted to present value at a discount rate equal to the sum of the then current
 “prime rate,” as announced in The Wall Street Journal, plus two percent (2%) minus the then present fair rental
value of the Premises for the remainder of the Term, similarly discounted, after deducting all anticipated Costs of
Reletting.

 

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19.03 If Tenant is in Default of any of
its non-monetary obligations under the Lease, Landlord shall have the right to perform such obligations. Tenant shall reimburse
Landlord for the cost of such performance upon demand together with an administrative charge equal to 10% of the cost of the work
performed by Landlord. The repossession or re-entering of all or any part of the Premises shall not relieve Tenant of its liabilities
and obligations under this Lease. No right or remedy of Landlord shall be exclusive of any other right or remedy. Each right and
remedy shall be cumulative and in addition to any other right and remedy now or subsequently available to Landlord at Law or in
equity.

 

20.       Limitation
of Liability.

 

NOTWITHSTANDING ANYTHING TO THE CONTRARY
CONTAINED IN THIS LEASE, THE LIABILITY OF LANDLORD (AND OF ANY SUCCESSOR LANDLORD) SHALL BE LIMITED TO LANDLORD'S (AND ANY SUCCESSOR
TO LANDLORD) INTEREST IN THE PROPERTY. TENANT SHALL LOOK SOLELY TO LANDLORD'S INTEREST IN THE PROPERTY FOR THE RECOVERY OF ANY
JUDGMENT OR AWARD AGAINST LANDLORD OR ANY LANDLORD RELATED PARTY. NEITHER LANDLORD NOR ANY LANDLORD RELATED PARTY SHALL BE PERSONALLY
LIABLE FOR ANY JUDGMENT OR DEFICIENCY, AND IN NO EVENT SHALL LANDLORD OR ANY LANDLORD RELATED PARTY BE LIABLE TO TENANT FOR ANY
LOST PROFIT, DAMAGE TO OR LOSS OF BUSINESS OR ANY FORM OF SPECIAL, INDIRECT OR CONSEQUENTIAL DAMAGE. BEFORE FILING SUIT FOR AN
ALLEGED DEFAULT BY LANDLORD, TENANT SHALL GIVE LANDLORD AND THE MORTGAGEE(S) WHOM TENANT HAS BEEN NOTIFIED HOLD MORTGAGES, NOTICE
AND REASONABLE TIME TO CURE THE ALLEGED DEFAULT.

 

21.       Reduction
or Relocation of the Premises.

 

21.01 Landlord shall have the right,
upon not less than 30 days’ notice to Tenant, to recapture a portion or portions of the Premises, solely for the
purpose of (a) installing additional elevator(s) in the Building, together with such space as may be required for lobbies and
other common areas, (b) improving the Base Building, or (c) constructing public corridors to create access to rentable space
now existing or to be constructed in the future on the floor on which the Premises are located (any or all of the foregoing
work, "Building Improvements"). The amount of such recaptured space which may be taken by Landlord pursuant
to this Section 21.01 shall be limited to such space as is reasonably and actually required for the proper installation,
access and operation of such Building Improvements. Tenant shall provide Landlord with access to the Premises to perform the
work to install and maintain the Building Improvements, including the right to take all necessary materials and equipment
into the Premises, without the same constituting an eviction, and Tenant shall not be entitled to any abatement of Rent while
such work is in progress or any damages by reason of loss or interruption of business or otherwise unless the Landlord work
exceeds thirty (30) days in which case Tenant’s Rent shall be reduced by the proportionate area of the Premises
impacted, inaccessible or unusable due to noise. Landlord shall use reasonable efforts to minimize interference with Tenant's
access to and use and occupancy of the Premises in making any Building Improvements; provided, however, that Landlord shall
have no obligation to employ contractors or labor at overtime or other premium pay rates or to incur any other overtime costs
or additional expenses whatsoever. Promptly following the completion of any Building Improvements, Landlord shall make such
repairs to and restoration of the Premises as may be reasonably required as a direct result thereof. Upon the date set forth
for such recapture in Landlord's notice described above, the Lease shall be deemed automatically amended by the deletion of
such recaptured space from the Premises, Base Rent and Additional Rent shall be reduced in the proportion which the area of
the part of the Premises so recaptured bears to the total area of the Premises immediately prior thereto, and Tenant shall
promptly vacate and surrender such portion of the Premises to Landlord, and except as otherwise specifically set forth in
this Section 21.01, the terms and conditions of this Lease shall not be modified by reason of any such Building Improvements
or the maintenance thereof.

 

    18

     

    

 

22.       Security
Deposit.

 

22.01 Tenant shall deposit the Security
Deposit with Landlord upon the execution of this Lease in cash as security for the faithful performance and observance by Tenant
of the terms, covenants and conditions of this Lease, including the surrender of possession of the Premises to Landlord as herein
provided. Landlord shall not be required to pay Tenant any interest on the Security Deposit and shall be permitted to commingle
the Security Deposit with other deposits and funds being held by Landlord.

 

22.02 If Tenant Defaults, beyond applicable
notice and cure periods, in the payment or performance of any the terms, covenants or conditions of this Lease, including the payment
of Rent, Landlord may use, apply or retain the whole or any part of the cash Security Deposit to the extent required for the payment
of any Rent or any other sum as to which Tenant is in Default, including (a) any sum which Landlord may expend or may be required
to expend by reason of Tenant's Default, and (b) any damages to which Landlord is entitled pursuant to this Lease or applicable
Laws, whether such damages accrue before or after summary proceedings or other reentry by Landlord. If Landlord uses, applies or
retains any part of the Security Deposit, Tenant, upon demand, shall deposit with Landlord the amount so applied or retained so
that Landlord shall have the full Security Deposit on hand at all times during the Term. If Tenant shall fully and faithfully comply
with all of the terms, covenants and conditions of this Lease, the Security Deposit (or so much thereof as remains) shall be returned
to Tenant no later than 45 days following the Expiration Date and after delivery of possession of the Premises to Landlord in the
manner required by this Lease. Tenant expressly agrees that Tenant shall have no right to apply any portion of the Security Deposit
against any of Tenant's obligations to pay Rent hereunder.

 

22.03 Upon a sale of the Building or the
Property or a leasing of the Building, or any financing of Landlord's interest therein, Landlord shall have the right to transfer
the cash Security Deposit to the vendee, Tenant or Mortgagee. Tenant shall look solely to the new landlord or Mortgagee for the
return of such cash Security Deposit, and the provisions of this Section shall apply to every transfer or assignment made of the
Security Deposit to a new landlord. Tenant will not assign or encumber, or attempt to assign or encumber, the cash Security Deposit,
and neither Landlord nor its successors or assigns shall be bound by any such actual or attempted assignment or encumbrance.

 

    19

     

    

 

22.04 The cash Security Deposit, if any, shall not be deemed
an advance Rent deposit or an advance payment of any other kind, or a measure or limitation of Landlord's damages or constitute
a bar or defense to any of the Landlord's other remedies under this Lease or at Law or in equity upon Tenant's Default.

 

23.       Holding
Over.

 

If Tenant fails to surrender all or any
part of the Premises at the expiration or termination of this Lease, occupancy of the Premises after expiration or termination
shall be that of a tenancy at sufferance. Tenant's occupancy shall be subject to all the terms and provisions of this Lease, and
Tenant shall pay an amount (on a per month basis without reduction for partial months during the holdover) equal to (a) 125% of
the sum of the Base Rent due for the period immediately preceding the holdover, and (b) be liable to Landlord for (i) any payment
or rent concession which Landlord may be required to make to any tenant obtained by Landlord for all or any part of the Premises
(a "New Tenant") in order to induce such New Tenant not to terminate its lease by reason of the holding-over by
Tenant, and (ii) the loss of the benefit of the bargain if any New Tenant shall terminate its lease by reason of the holding-over
by Tenant; and (c) indemnify Landlord against all claims for damages by any New Tenant. No holdover by Tenant or payment by Tenant
after the expiration or termination of this Lease shall be construed to extend the Term or prevent Landlord from immediate recovery
of possession of the Premises by summary proceedings or otherwise.

 

24.       Subordination
to Mortgages; Estoppel Certificate.

 

24.01 Tenant accepts this Lease subject
and subordinate to any mortgage(s), deed(s) of trust, ground lease(s) or other lien(s) now or subsequently arising upon the Premises,
the Building or the Property, and to renewals, modifications, refinancings and extensions thereof (collectively referred to as
a "Mortgage"). The party having the benefit of a Mortgage shall be referred to as a "Mortgagee".
This clause shall be self-operative, but upon request from a Mortgagee, Tenant shall execute a commercially reasonable subordination
agreement in favor of the Mortgagee. As an alternative, a Mortgagee shall have the right at any time to subordinate its Mortgage
to this Lease. Upon the request of Landlord or any Mortgagee, Tenant shall attorn to any successor to Landlord's interest in this
Lease.

 

If a Mortgagee or any other person
shall succeed to the rights of Landlord under this Lease, whether through possession or foreclosure action, or the delivery
of a new lease or deed, then at the request of the successor landlord and upon such successor landlord's written agreement to
accept Tenant's attornment and to recognize Tenant's interest under this Lease, Tenant shall be deemed to have attorned to
and recognized such successor landlord as Landlord under this Lease. The provisions of this Section are self-operative and
require no further instruments to give effect hereto. Tenant shall, within 10 days after written request, execute and deliver
any instrument that such successor landlord may reasonably request (a) evidencing such attornment, (b) setting forth the
terms and conditions of Tenant's tenancy, and (c) containing such other terms and conditions as may be required by such
Mortgagee or Landlord, provided such terms and conditions do not increase the Rent, materially increase Tenant's non-Rent
obligations or materially and adversely affect Tenant's rights under this Lease. Upon such attornment, this Lease shall
continue in full force and effect as a direct lease between such successor landlord and Tenant upon all of the terms,
conditions and covenants set forth in this Lease except that such successor landlord shall not be liable for or bound by any:
(i) payment of an installment of Rent which may have been made more than 30 days before the due date of such installment,
(ii) act or omission or default of Landlord under the Lease, (iii) credits, claims, setoffs or defenses which Tenant may have
against Landlord, (iv) obligation to make any payment to Tenant which was required to be made prior to the time such
successor landlord succeeded to Landlord's interest, (v) any obligation to perform any work or to make improvements to the
Premises except for (A) repairs and maintenance required to be made by Landlord under this Lease, and (B) repairs to the
Premises as a result of damage by fire or other casualty, or partial condemnation, pursuant to the provisions of this Lease,
but only to the extent that such repairs can reasonably be made from the net proceeds of any insurance or condemnation awards
actually made available to such successor landlord; or (vi) bound by any modification, amendment or renewal of this Lease
made without the consent of any Mortgagee of whom Tenant has been given notice, or (vii) obligated to return any security
deposit (if any) not actually received by any successor landlord or Mortgagee.

 

    20

     

    

 

24.02 Tenant shall within 10 days after
receipt of a written request from the Landlord, execute and deliver a commercially reasonable estoppel certificate to those parties
as are reasonably requested by Landlord, including a Mortgagee or prospective purchaser of the Building and/or Property. Without
limitation, such estoppel certificate may include a certification as to the status of this Lease, the existence of any defaults,
and the amount of Rent that is due and payable.

 

25.       Option
to Renew.

 

25.01 Provided
that (a) this Lease shall be in full force and effect as of the date of the Renewal Notice and as of the Expiration Date; (b)
Tenant is not in Default under this Lease beyond any applicable cure period, (c) Tenant shall be in actual occupancy of the entire
Premises (subject, however, to vacancy due to casualty or condemnation), then Tenant originally herein named shall have one (1)
option to extend the Term of this Lease for the entire Premises for a period of three (3) years (the "Renewal Term")
commencing on the day after the Expiration Date. Such option shall be exercisable by written notice (the "Renewal Notice")
to Landlord given not less than nine (9) months prior to, but not earlier than 18 months prior to, the Expiration Date. The Renewal
Term shall commence on the day after the Expiration Date (the "Renewal Term Commencement Date") and shall expire
on the third (3rd) anniversary of the Expiration Date. The Renewal Term shall constitute an extension of the initial
Term of this Lease and shall be upon all of the same terms and conditions as the initial Term, except that (i) there shall be
no further option to renew the Term of this Lease during the Renewal Term, and (ii) the Base Rent for the Renewal Term shall be
payable at a rate per annum equal to the greater of (A) the Prevailing Market Rate (as defined herein) and (B) the Base Rent paid
by Tenant immediately prior to the Expiration Date. During the Renewal Term, all Additional Rent that Tenant is obligated to pay
under this Lease during the initial Term hereof for Operating Expenses shall continue without interruption, it being the intention
of the parties hereto that the Renewal Term shall be deemed a part of and continuation of the initial Term of this Lease. If Tenant
shall duly and timely give the Renewal Notice, then not later than 21 days after the date of such Renewal Notice, Landlord shall
respond to Tenant's Renewal Notice with a notice to Tenant of Landlord's calculation of the Prevailing Market Rate. As used in
this Lease, "Prevailing Market Rate" shall mean the arm’s length fair market annual rental rate per rentable
square foot under leases and renewal and expansion amendments entered into on or about the date on which the Prevailing Market
Rate is being determined hereunder for space comparable to the Premises in the Building and buildings comparable to the Building
in the Beaverton, Oregon area as of the date the Renewal Term is to commence, taking into account the specific provisions
of this Lease which will remain constant, and may, if applicable, include parking charges. The determination of the Prevailing
Market Rate shall take into account any material economic differences between the terms of this Lease and any comparison lease
or amendment, such as rent abatements, construction costs and other concessions and the manner, if any, in which the landlord
under any such lease is reimbursed for operating expenses and taxes.

 

    21

     

    

 

25.02 If Tenant shall dispute Landlord's
determination of the Prevailing Market Rate, pursuant to Section 25.01, Tenant shall give notice to Landlord of such dispute within
10 days of Tenant's receipt of Landlord's notice of Landlord's calculation of the Prevailing Market Rate, with the Tenant’s
notice stating that Tenant will either, a) remove its Renewal Notice and have no further obligation to extend the Lease, or b)
the parties shall proceed to arbitration and such dispute shall be determined by a single arbitrator appointed in accordance with
the American Arbitration Association Real Estate Valuation Arbitration Proceeding Rules. The arbitrator shall be impartial and
shall have not less than then 10 years' experience in a calling related to the leasing of commercial office space in office buildings
comparable to the Building, and the fees of the arbitrator shall be shared equally by Landlord and Tenant. Within 15 days following
the appointment of the arbitrator, Landlord and Tenant shall attend a hearing before the arbitrator at which each party shall submit
a report setting forth its determination of the Prevailing Market Rate of the Premises as of the commencement of the Renewal Term,
together with such evidence as each such party shall deem relevant. If either party fails to submit its determination, then the
arbitrator shall select the determination that was submitted. The arbitrator shall, within 30 days following such hearing and submission
of evidence, render his or her decision by selecting the determination of fair market value submitted by either Landlord or Tenant
which, in the judgment of the arbitrator, most nearly reflects the Prevailing Market Rate of the Premises for the Renewal Term.
The arbitrator shall have no power or authority to select any Prevailing Market Rate other than a Prevailing Market Rate submitted
by Landlord or Tenant, and the decision of the arbitrator shall be final and binding upon Landlord and Tenant. If the Prevailing
Market Rate shall not have been determined by the Renewal Term Commencement Date, Tenant shall pay Base Rent in the amount equal
to Landlord's determination of the Prevailing Market Rate submitted to Tenant pursuant to Section 25.01 until the Prevailing Market
Rate shall have been determined by the arbitrator. Upon any such determination, the Base Rent for the Premises shall be retroactively
adjusted to the Renewal Term Commencement Date between the parties.

 

25.03 Upon request by Landlord or Tenant
following the Renewal Term Commencement Date, Landlord and Tenant will mutually execute, acknowledge and deliver an amendment to
this Lease setting forth the Base Rent for the Renewal Term, the Renewal Term Commencement Date, and the Expiration Date, as extended.
The failure of either party to execute and deliver such an amendment shall not affect the rights or the parties under this Lease.
If Tenant shall duly and timely exercise Tenant's right to the Renewal Term pursuant to the terms hereof, all of the applicable
references in this Lease to the Term shall be deemed to include the Renewal Term.

 

25.04 It is an express condition of the
Renewal Option granted to Tenant pursuant to the terms of this Section 25 that time shall be of the essence with respect to Tenant's
giving of the Renewal Notice within the period above provided.

 

    22

     

    

 

 

25.05 The Renewal Option shall automatically
terminate and become null, void and of no force and effect upon the earlier to occur of (a) the expiration or termination of this
Lease by Landlord or pursuant to Law, (b) the termination or surrender of Tenant's right to possession of the Premises or any portion
thereof, or (c) the failure of Tenant to timely and properly exercise the Renewal Option. The Renewal Option is personal to Tenant
herein named, and under no circumstances whatsoever shall any assignee or any sublessee have any right to exercise the Renewal
Option granted herein.

 

26.       Notice.

 

Except as otherwise expressly provided
in this Lease, any consents, notices, demands, requests, approvals or other communications given under this Lease shall be in writing
and delivered by hand or sent by certified mail with return receipt requested, or sent by overnight or same day courier service
at the party's respective addresses set forth in the Basic Lease Information. Each notice shall be deemed to have been received
on the earlier to occur of actual delivery or the date that is five (5) business days after notice is deposited in the U.S. mail
in the manner described above. Either party may, at any time, change its address (other than to a post office box address) by giving
the other party written notice of the new address.

 

27.       Surrender
of Premises.

 

At the expiration or termination of this
Lease or Tenant's right of possession, Tenant shall remove Tenant's Property from the Premises, and quit and surrender the Premises
to Landlord, vacant, broom clean, and in good order, condition and repair, ordinary wear and tear and damage which Landlord is
obligated to repair hereunder excepted. If Tenant fails to remove any of Tenant's Property, Landlord may deem all or any part of
Tenant's Property to be abandoned and, at Tenant's sole cost and expense, shall be entitled (but not obligated) to remove, sell
or dispose of Tenant's Property without notice or compensation to Tenant. Landlord shall not be responsible for the value, preservation
or safekeeping of Tenant's Property. Tenant shall pay Landlord, upon demand, the expenses and storage charges incurred.

 

28.       Confidentiality.

 

Tenant shall keep the provisions of this
Lease confidential, and shall instruct its agents, employees, attorneys and consultants to keep such provisions confidential, but
the foregoing shall not restrict Tenant’s right to disclose such provisions as reasonably required in connection with the
conduct of its business to attorneys, accountants and other professionals. Tenant agrees that it shall not issue any press release
with respect to or otherwise publicize this Lease, and Tenant shall require its agents and consultants to similarly refrain from
publicizing the terms hereof.

 

    23

     

    

 

29.       First
Right of Refusal to Expand.

 

29.01 During the Term following the
Commencement Date, Landlord shall notify Tenant in writing (“Available Premises Notice”) if any office
premises located adjacent to the Premises on the first floor (”Expansion Premises”) becomes available for
rent. For a period of fifteen (15) days following Tenant’s receipt of the Available Premises Notice, Tenant shall have
the right (“First Right of Refusal”) to lease the Expansion Premises by providing Landlord with written
notice (“Election Notice”). The failure of Tenant to deliver the Election Notice to Landlord within such
time period shall be deemed Tenant’s waiver of its First Right of Refusal and Landlord shall be free to lease the
Expansion Premises to any other party. If Tenant elects to exercise its First Right of Refusal, the Expansion Premises shall
be deemed to be leased under all the terms and conditions of this Lease and shall constitute a portion of the
 “Premises” for all purposes, and the term of Tenant’s lease of the Expansion Premises shall be coterminous
with the term of this Lease with respect to the original Premises. The date that is the sooner to occur of the day that the
Expansion Premises is ready for occupancy or the day that Tenant takes occupancy of the Expansion Premises, is hereinafter
referred to as the “Occupancy Date”. Landlord and Tenant shall execute an amendment to this Lease evidencing the
lease of the Expansion Premises in a form provided by Landlord.

 

29.02 The Base Rent for the Expansion Premises
shall be the then current Base Rent which Tenant is obligated to pay for the original Premises, on a per square foot of rentable
area basis, and shall be subject-to increase at the same times and in the same manner as Base Rent is adjusted pursuant to this
Lease. If Tenant exercises its option to extend the term of this Lease as provided in Section 25, the Base Rent for the Expansion
Premises shall be the same as the Base Rent for the Premises, on a per square foot of rentable area basis, during such extended
term. Tenant’s obligation to pay Base Rent and other rent respecting the Expansion Premises shall commence on the Occupancy
Date.

 

29.03 As a condition to Tenant’s
right to expand into the Expansion Premises, Tenant shall continue, as of the time of the exercise of the option, and at the time
Tenant takes possession of such Expansion Premises, Tenant shall not be in default under this Lease, beyond any applicable cure
period.

 

As of the Occupancy Date, the Tenant’s
Proportionate Share used for purposes of calculating Operating Expenses shall be increased in order to reflect the addition of
the Expansion Premises to the Premises

 

30.       Miscellaneous.

 

30.01 This Lease shall be interpreted and
enforced in accordance with the Laws of the State of Oregon.

 

30.02 Landlord and Tenant hereby irrevocably
consent to the jurisdiction and proper venue of the State and County where the Property is located.

 

30.03 If any term or provision of this
Lease shall to any extent be void or unenforceable, the remainder of this Lease shall not be affected.

 

30.04 If there is more than one Tenant
or if Tenant is comprised of more than one party or entity, the obligations imposed upon Tenant shall be joint and several obligations
of all the parties and entities, and requests or demands from any one person or entity comprising Tenant shall be deemed to have
been made by all such persons or entities. Notices to any one person or entity shall be deemed to have been given to all persons
and entities.

 

    24

     

    

 

30.05 Tenant represents and warrants
to Landlord that each individual executing this Lease on behalf of Tenant is authorized to do so on behalf of Tenant and that
Tenant is not, and the entities or individuals constituting Tenant or which may own or control Tenant or which may be owned
or controlled by Tenant are not, (a) in violation of any laws relating to terrorism or money laundering, or (b) among the
individuals or entities identified on any list compiled pursuant to Executive Order 13224 for the purpose of identifying
suspected terrorists or on the most current list published by the U.S. Treasury Department Office of Foreign Assets Control
at its official website http//www.treas.gov/ofac/tllsdn.pdf or any replacement website or other replacement official
publication of such list.

 

30.06 If either party institutes a suit
against the other for violation of or to enforce any covenant, term or condition of this Lease, the prevailing party shall be entitled
to reimbursement of all of its costs and expenses, including, without limitation, reasonable attorneys' fees incurred before and
in connection with trial, arbitration and on appeal.

 

30.07 Landlord and Tenant hereby waive
any right to trial by jury in any proceeding based upon a breach of this Lease. No failure by either party to declare a default
immediately upon its occurrence, nor any delay by either party in taking action for a default, nor Landlord's acceptance of Rent
with knowledge of a default by Tenant, shall constitute a waiver of the default, nor shall it constitute an estoppel.

 

30.08 Whenever a period of time is prescribed
for the taking of an action by Landlord, the period of time for the performance of such action shall be extended by the number
of days that the performance is actually delayed due to strikes, acts of God, disease, virus, pandemic, government rules and regulations,
shortages of labor or materials, war, terrorist acts, civil disturbances and other causes beyond the reasonable control of Landlord
("Force Majeure").

 

30.09     
Landlord shall have the right to transfer and assign, in whole or in part, all of its rights and obligations under this Lease and
in the Building and Property. Upon transfer Landlord shall be released from any further obligations hereunder and Tenant agrees
to look solely to the successor in interest of Landlord for the performance of such obligations, provided that, any successor pursuant
to a voluntary, third party transfer (but not as part of an involuntary transfer resulting from a foreclosure or deed in lieu thereof)
shall have assumed Landlord's obligations under this Lease.

 

30.10   Landlord
has delivered a copy of this Lease to Tenant for Tenant's review only and the delivery of it does not constitute an offer to Tenant
or an option.

 

30.11   
Tenant represents that it has dealt directly with, and only with, Brokers as brokers in connection with this Lease. Tenant shall
indemnify and hold Landlord and the Landlord Related Parties harmless from all claims of any brokers, other than Brokers, claiming
to have represented Tenant in connection with this Lease. Landlord shall indemnify and hold Tenant and the Tenant Related Parties
harmless from all claims of any brokers claiming to have represented Landlord in connection with this Lease. Landlord agrees to
pay a brokerage commission to Broker in accordance with the terms of a separate written commission agreement to be entered into
by and between Landlord and Broker.

 

30.12  
Tenant may peacefully have, hold and enjoy the Premises, subject to the terms of this Lease, provided Tenant pays the Rent
and fully performs all of its covenants and agreements. This covenant shall be binding upon Landlord and its successors only
during its or their respective periods of ownership of the Building.

 

    25

     

    

 

30.13   This
Lease does not grant any rights to light or air over or about the Building. Landlord excepts and reserves exclusively to itself
any and all rights not specifically granted to Tenant under this Lease.

 

30.14   This
Lease constitutes the entire agreement between the parties and supersedes all prior agreements and understandings related to the
Premises, including all lease proposals, letters of intent and other documents. Neither party is relying upon any warranty, statement
or representation not contained in this Lease. This Lease may be modified only by a written agreement signed by an authorized representative
of Landlord and Tenant.

 

30.15   Tenant hereby
waives irrevocably any rights that Tenant may have in connection with any zoning lot merger or transfer of development rights with
respect to the Property which would cause the Premises to be merged with or unmerged from any other zoning lot.

 

 30.16   SUPPRESSION OF CORRUPT PRACTICE

 

30.16.1  The group
of which we (Landlord) form a part is committed to conducting business in an ethical manner and expects all its employees and parties
with which it has a contractual relationship to conduct themselves with high ethical standards and to comply with applicable laws
for the suppression of corrupt practices (“Anti-Corruption Laws”).

 

30.16.2  Tenant
represents and warrants that, to the best of its knowledge, neither Tenant nor any person who (by reference to all relevant circumstances)
performs services or acts for or on behalf of Tenant in any capacity (including, without limitation, employees, agents, related
corporations and subcontractors) (“Representatives”) has contravened, or procured or encouraged third parties (including,
to avoid any doubt, the employees of or any person acting on our behalf) to contravene, any Anti-Corruption Laws in connection
with this Lease.

 

30.16.3  Tenant
must immediately notify Landlord if any person employed by Tenant or acting on Tenant’s behalf or any of Tenant’s
Representatives, has contravened or attempted to contravene any Anti-Corruption Laws in connection with this Lease, and must take
adequate steps to protect the interest of both Landlord and Tenant. All such notices to us should be sent to the Head of Group
Internal Audit of CapitaLand Limited at the following email address: Whistleblowing.ACChair@capitaland.com.

 

30.16.4  Landlord
shall have the right to terminate this Lease forthwith if Tenant or any of Tenant’s Representatives has contravened or attempted
to contravene any Anti-Corruption Laws, whether in connection with this Lease or otherwise. Such termination shall not affect
Landlord’s other rights and remedies whether under this Lease or otherwise.

 

[No Further Text on this Page; Signature Page Follows]

 

    26

     

    

 

Landlord and Tenant have executed this Lease as of
the day and year first above written.

 

	 	LANDLORD:
	 	 	 
	 	PORTLAND 2 LLC,
	 	a Delaware limited liability company
	 	 	 
	 	By:	/s/ Rein Gabrielsen

	 	Name:	Rein Gabrielsen

	 	Title:	Senior Asset Manager

	 	 	 
	 	TENANT:
	 	 	 
	 	SUMMIT WIRELESS TECHNOLOGIES, INC., 

a Delaware corporation
	 	 	 
	 	By:	/s/ George Oliva

	 	Name:	George Oliva

	 	Title:	CFO

 

    27

     

    

 

EXHIBIT A

 

DEPICTION OF BUILDING AND PROJECT

 

All areas, dimensions and locations are
approximate, and any physical conditions indicated may not exist as shown.

 

 

 

     

     

    

 

EXHIBIT B

 

FLOOR PLAN OF
THE PREMISES

Comment – update plan with final
version

 

 

 

     

     

    

 

EXHIBIT C

 

TENANT IMPROVEMENT AGREEMENT

 

This Exhibit is attached
to and made a part of the Lease by and between PORTLAND 2 LLC, a Delaware limited liability company (“Landlord”)
and SUMMIT WIRELESS TECHNOLOGIES, INC., a Delaware limited liability company (“Tenant”) for space in
the Building located at 15250 NW Greenbrier Parkway, Suite 15268, Beaverton, Oregon. Capitalized terms not otherwise defined in
this Exhibit C shall have the meaning given to such terms in the Lease of which this Exhibit C is a part.

 

1.                 
Landlord shall provide certain improvements
in the Premises in accordance with this Exhibit. Landlord shall complete the improvement as soon as possible using standard commercial
practices. Landlord shall pay up to One Hundred Eighty Nine Thousand Dollars ($189,000.00) (the "TI Allowance")
towards the cost of designing and constructing the Tenant Improvements (defined in Section 2 below) pursuant to the terms of this
Exhibit. All costs in connection with the design and construction of the improvements in the Premises in excess of the TI Allowance
(the “Excess”) shall be paid for by Tenant to Landlord in advance of commencement of such work. Any amount charged
for Tenant Improvements which is not covered by the TI Allowance will be paid by Tenant to Landlord upon presentation of invoice
from Landlord. Tenant shall provide advance written approval of any Tenant Improvement work that will result in Excess expenses
that are to be paid for by Tenant. Up to $70,200 of the total TI Allowance may be used for the payment of any soft costs, including,
but not limited to purchase and installation of signage, cabling, computer, telephone or other equipment, or purchase, installation
or moving of Tenant’s furniture. Landlord and Tenant shall mutually agree for Landlord to pay an approved costs under the
$70,200 directly or Tenant shall pay and then seek reimbursement from Landlord which Landlord shall pay within no more than 30
days from the date of Landlord receives proof of payment by Tenant. Throughout the process of design and construction of the Tenant
improvements, Ed Green, VP of Operations ("Tenant's Construction Representative") shall be available for onsite
and telephone consultations and decisions as necessary. Tenant's Construction Representative shall have the authority to bind Tenant
as to all matters relating to the tenant improvements.

 

2.                 
Landlord shall construct the
initial tenant improvements in the Premises pursuant to the plans attached hereto as Schedule 1 (the
 “Plans”). The improvements to be performed by Landlord in accordance with the Plans are hereinafter
referred to as the “Tenant Improvements”. It is agreed that construction of the Tenant Improvements will
be completed at Landlord’s sole cost and expense (subject to the terms of Section 1) using Building standard methods,
materials and finishes. Landlord shall charge a fee to Tenant for overhead and supervision of the construction of the Tenant
Improvements of five percent (5%) of the cost for said improvements. Landlord’s fee shall be deducted from the TI
Allowance. Tenant shall make no changes or modifications to the Plans or submit any change orders without the prior written
approval of Landlord and otherwise in accordance with this Exhibit C. Tenant may request two (2) revisions to the
Plans. Promptly upon completion of the revisions, Landlord shall notify Tenant in writing of the increased cost of the Tenant
Improvements, if any, resulting from such revisions to the Plans. Tenant, within one business day, shall notify Landlord in
writing whether it desires to proceed with such revisions. In the absence of such written authorization, Landlord shall have
the option to continue work on the Premises disregarding the requested revision. Tenant shall be responsible for any delay in
completion of the Tenant Improvements resulting from any revision to the Plans. If such revisions result in an increase in
the cost of the Tenant Improvements, such increased costs, plus any applicable state sales or use tax thereon, shall be
payable by Tenant upon demand. Notwithstanding anything herein to the contrary, all revisions to the Plans shall be subject
to the approval of Landlord.

 

     

     

    

 

3.                 
Landlord shall enter into a direct contract for the Tenant Improvements with Commercial Contractors, Inc. or another contractor
mutually agreed to by Landlord and Tenant. In addition, Landlord shall have the right to select and/or approve of any subcontractors
used in connection with the Tenant Improvements. Landlord's supervision or performance of any work for or on behalf of Tenant shall
not be deemed a representation by Landlord that such Plans or the revisions thereto comply with applicable insurance requirements
and Laws, or that the improvements constructed in accordance with the Plans and any revisions thereto will be adequate for Tenant's
use, it being agreed that Tenant shall be responsible for all elements of the design of the Plans and any changes thereto (including,
without limitation, compliance with law, functionality of design, the structural integrity of the design, the configuration of
the Premises and the placement of Tenant’s furniture, appliances and equipment). Accordingly, notwithstanding Landlord’s
review and approval of the Plans, Landlord shall have no responsibility or liability whatsoever for any errors or omissions contained
in the Plans, or to verify dimensions or conditions, or for the quality, design or compliance with applicable Laws of any improvements
described therein or constructed in the Premises, and Tenant hereby waives all claims against Landlord relating to, or arising
out of the construction of, the Tenant Improvements.

 

4.                 
If any work is to be performed on the Premises by Tenant or Tenant’s contractor or agents, (a) such work shall proceed
upon Landlord’s written approval of Tenant’s contractor, public liability and property damage insurance carried
by Tenant’s contractor, and detailed plans and specifications for such work shall be at Tenant’s sole cost and
expense, and shall further be subject to the provisions of Article 9 of the Lease, (b) all work by Tenant or Tenant’s
contractor or agents shall be scheduled through Landlord, (c) Tenant or Tenant’s contractor or agents shall arrange for
necessary utility, hoisting and elevator service with Landlord’s contractor and shall pay all charges for such
services, and (d) all work shall be done in conformity with a valid building permit when required, a copy of which shall be
furnished to Landlord before such work is commenced, and in any case, all such work shall be performed in accordance with all
applicable Laws. Notwithstanding any failure by Landlord to object to any such work, Landlord shall have no responsibility
for Tenant’s failure to comply with all applicable Laws. If required by Landlord or any lender of Landlord, all work by
Tenant or Tenant’s contractor or agents shall be done with union labor in accordance with all union labor agreements
applicable to the trades being employed. Tenant’s entry to the Premises for any purpose, including, without limitation,
inspection or performance of construction by Tenant’s contractor or agents shall be subject to the terms of the Lease.
Tenant shall promptly reimburse Landlord upon demand for any reasonable expense actually incurred by the Landlord by reason
of faulty work done by Tenant or its contractors or by reason of any delays caused by such work, or by reason of inadequate
clean-up.

 

5.                 
Tenant's entry into the Premises for any purpose, including without limitation inspection or performance of work by Tenant's
contractor, prior to the Commencement Date, shall be subject to all the terms and conditions of the Lease, including without
limitation the provisions of the Lease relating to the maintenance of insurance, but excluding the provisions of the Lease
relating to the payment of rent. Tenant's entry shall mean entry by Tenant, its officers, contractors, licensees, agents,
servants, employees, guests, invitees, or visitors.

 

     

     

    

 

6.                 
Tenant's contractor shall store any materials only in the Premises or in such other space as may be designated by Landlord or its
contractor from time to time. All trash and surplus construction materials shall also be stored within the Premises and shall be
promptly removed from the Property.

 

7.                 
Tenant shall indemnify and hold harmless Landlord from and against any and all claims, losses, liabilities, and expenses (including
without limitation attorneys' fees) arising out of or in any way related to the activities of Tenant's contractors (and any subcontractors)
in the Premises or the on the Property. Without limiting the generality of the foregoing, Tenant shall promptly reimburse Landlord
upon demand for any extra expense incurred by the Landlord as a result of faulty work done by Tenant or its contractors, any delays
caused by such work, or inadequate clean-up.

 

8.                 
Without limiting the “as-is” provisions of the Lease, Tenant accepts the Premises in its “as-is” condition
and acknowledges that Landlord has no obligation to make any changes or improvements to the Premises or to pay any costs expended
or to be expended in connection with

any such changes or improvements, other
than the Tenant Improvements specified in Sections 1 and 2 of this Exhibit C.

 

9.                 
This Exhibit C shall not be deemed
applicable to any additional space added to the 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 Premises or any additions to the Premises in the event of a renewal or extension
of the original Term of the Lease, whether by any options under the Lease or otherwise, unless expressly so provided in the Lease
or any amendment or supplement to the Lease.

 

[REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]

 

     

     

    

 

 

SCHEDULE 1 TO EXHIBIT C

 

APPROVED PLANS

 

Building systems, doors (including rollup doors), existing electrical,
window blinds, plumbing and fixtures to be delivered in good condition and working order. Ceiling tiles to be repaired or replaced
if necessary due to damage or stains. Light fixtures and vents to be clean and with uniform bulb type/color.

 

Server Room: Construct server/IT room as shown, louvered
door and dedicated cooling.

 

Electrical: Server room electrical requirements (there’s
a panel in the room):

 

	-	(4) new dedicated 30A electrical outlets located near server racks

	-	(1) new dedicated 30A electrical outlet located near the patch panel racks
	-	Keep existing quad outlets along wall

 

Electrical: Office electrical outlets
to be in good condition and working order. Additional electrical as required to serve Tenant furniture layout. Tenant to approve
final outlet locations.

 

Flooring:

 

	-	Add carpet in cubicle area (open area by break room)
	-	Clean/shampoo existing carpet in office area
	-	Clean existing VCT in kitchen, bathrooms and engineering lab/room. Replace
kitchen flooring if necessary due to new cabinetry installation
	-	Concrete floor in manufacturing area – clean, fill any cracks & add top seal

 

Break Room: Replace kitchen cabinetry, counters, dishwasher
and fixtures.

 

Walls / Paint: Repair any wall damage. Paint
premises. Tenant to select color(s) from standard options (similar to existing acceptable). Create access to the man door next
to the warehouse rollup door for Tenant use.

 

Bathroom fixtures and counters:
Tenant willing to retain if in good condition and working order. Thorough cleaning of fixtures required. Fixtures may be replaced
if TI Allowance will cover.

 

Tenant to select finishes from Building standards.

 

Landlord to update key setting on exterior doors and provide
keys.

 

Tenant shall be responsible for installing at its expense
any additional security system with Landlord’s reasonable approval as further defined in Exhibit G.

 

Tenant to install its phone and data cabling and related
equipment at its expense subject to Landlord’s reasonable approval.

 

Tenant holds the right to expand the above
list of improvements in this Schedule 1 so as to utilize the total TI Allowance subject to the terms and process defined in Exhibit
C subject to Landlord’s reasonable approval.

 

Landlord shall address and mitigate the
noise issue from the transformer(s) in the warehouse area with the TI Allowance covering no more than $5,737 of the necessary costs.

 

     

     

    

 

EXHIBIT D

 

COMMENCEMENT DATE LETTER

 

Date

 

Tenant

Address

 

 

	Re:	Commencement Date Letter with respect to that certain
Lease dated as of the [__] day of [ _______], by and between [___________________________], a ______________________, as Landlord,
and [_______________], a [_____________], as Tenant, for [_________] rentable square feet on the [_______] floor of the
Building located at _______________________

 

	Dear	________________________

 

In accordance with the terms
and conditions of the above referenced Lease, Tenant accepts possession of the Premises and agrees:

 

The Commencement Date of the Lease is:

The Expiration Date of the Lease is:

 

Please acknowledge
your acceptance of possession and agreement to the terms set forth above by signing all 3 counterparts of this Commencement Date
Letter in the space provided and returning 2 fully executed counterparts to my attention. Tenant's failure to execute and return
this letter, or to provide written objection to the statements contained in this letter, within 30 days after the date of this
letter shall be deemed an approval by Tenant of the statements contained herein.

 

Sincerely,

 

Landlord

 

Agreed and Accepted.

 

	 	Tenant:	 	 
	 	By:	 	 
	 	Name:	 	 
	 	Title:	 	 
	 	Date:	 	 

 

     

     

    

 

EXHIBIT E

 

EXPENSES AND TAXES

 

1. Operating Expenses. Tenant shall
pay Tenant’s Proportionate Share of the total amount of Operating Expenses (defined below) for each calendar year (or portion
thereof) during the Term.

 

1.01 “Operating Expenses”
as used in the Lease shall include all costs and expenses related to the ownership, management, operation, maintenance, replacement,
improvement and repair of the Premises, Building, Project and/or Property, or any part thereof, incurred by Landlord including
but not limited to: (a) Property supplies, materials, labor, equipment, and tools; (b) Utility and Service Costs (as further described
in Section 1.03 below), security, janitorial, trash removal, and all applicable service and maintenance agreements; (c) Property
related legal, accounting, and consulting fees, costs and expenses; (d) Insurance Premiums for all policies deemed necessary by
Landlord and/or its lenders, and all deductible amounts under such policies (as further described in Section 1.04 below); (e) costs
and expenses of operating, maintaining, and repairing the Property, including but not limited to all interior areas and also driving,
parking, loading, and other paved or unpaved areas (including but not limited to, resurfacing and striping and any snow and ice
removal Landlord elects to conduct), landscaped areas (including but not limited to, tree trimming), building exteriors (including
but not limited to, painting and roof work), signs and directories, and lighting; (f) capital improvements and replacements (not
to include financing costs and interest charges); (g) compensation (including but not limited to, any payroll taxes, worker’s
compensation for employees, and customary employee benefits) of all persons, including independent contractors, who perform duties,
or render services on behalf of, or in connection with the Property, or any part thereof, including but not limited to, Property
operations, maintenance, repair, and rehabilitation; (h) Property management fees and the cost of providing space used by the Property
manager and (i) Real Property Taxes.

 

1.02 “Real Property Taxes”
shall include any fee, license fee, tax, levy, charge, or assessment (hereinafter individually and/or collectively referred to
as “Tax”) imposed by any authority having the direct or indirect power to tax and where such Tax is imposed
against the Property, or any part thereof, or Landlord in connection with its ownership or operation of the Property, including
but not limited to: (a) any Tax on rent or Tax against Landlord’s business of leasing the Property; (b) any Tax by any authority
for services or maintenance provided to the Property, or any part thereof, including but not limited to, fire protection, streets,
sidewalks, and utilities; (c) any Tax on real estate or personal property levied with respect to the Property, or any part thereof,
and any fixtures and equipment and other property used in connection with the Property; (d) any Tax based upon a reassessment of
the Property due to a change in ownership or transfer of all or part of Landlord’s interest in the Property; and, (e) any
Tax replacing, substituting for, or in addition to any Tax previously included in this definition. Real Property Taxes do not include
Landlord’s federal or state net income taxes. Real Property Taxes shall include the cost of contests of Real Property Taxes.

 

1.03 “Utility and Service Costs”
shall include all Landlord incurred utility and service costs and expenses including but not limited to costs related to water
and plumbing, electricity, gas, lighting, steam, sewer, waste disposal, and HVAC, and all costs related to plumbing, mechanical,
electrical, elevator, HVAC, and other systems. Costs for HVAC equipment installed during the Term to serve the Building or Premises
shall be capitalized based on the estimated useful life of the new HVAC unit(s).

 

     

     

    

 

1.04 “Insurance Premiums”
shall include all insurance premiums for all insurance policies maintained by Landlord from time to time related to the Property.

 

1.05 Throughout the Term, Tenant will pay
as Additional Rent its Proportionate Share of the total Operating Expenses for each calendar year (or portion thereof). Estimated
payments shall be made monthly on or before the first day of each calendar month. Tenant’s Proportionate Share will be prorated
for partial months. All Operating Expenses will be adjusted to reflect 95% occupancy during any calendar year in which the Project
is not fully occupied.

 

1.06 Tenant’s Proportionate Share
of Operating Expenses shall be determined and paid as follows:

 

(a)               
Tenant’s Operating Expense estimates: As soon as is practical following the end of each calendar year, Landlord will provide
Tenant with a determination of: (a) Tenant’s annual share of estimated Operating Expenses for the then current calendar year;
(b) Tenant’s monthly Operating Expense estimate for the then current year; and, (c) Tenant’s retroactive estimate correction
billing (for the period of January 1st through
the date immediately prior to the commencement date of Tenant’s new monthly Operating Expense estimate) for the difference
between Tenant’s new and previously billed monthly Operating Expense estimates for the then current year. 

 

(b)              
Tenant’s Proportionate Share of actual annual Operating Expenses: Each year, Landlord will provide Tenant with a determination
containing reasonable line item detail reflecting the total Operating Expenses for the previous calendar year. If the total of
Tenant’s Operating Expense estimates billed for the previous calendar year is less than Tenant’s Proportionate Share
of the actual Operating Expenses, the determination will indicate the payment amount and date due. Monthly Operating Expense estimates
are due on the 1st of each month and shall
commence in the month specified by Landlord. Tenant’s retroactive estimate correction, and actual annual Operating Expense
charges, if any, shall be due, in full, on the date(s) specified by Landlord. 

 

2. Unless Landlord otherwise elects, Tenant
shall pay each Operating Expense in accordance with Tenant’s Proportionate Share of the Building or Tenant’s Proportionate
Share of the Project or the Property, whichever is designated by Landlord. Landlord shall have the right to make allocations (“Allocations”)
to Tenant of any one or more Operating Expenses on a different basis. Landlord shall have the right to make any such Allocations
in any reasonable manner (including use of estimates). For example, if Landlord deems it reasonable to do so, Landlord shall have
the right to elect at any time and from time to time (a) to make any Allocation of one or more Operating Expenses based upon Tenant’s
Proportionate Share of the Building and to make other Allocations on Tenant’s Proportionate Share of the Project or the Building,
(b) to make Allocations of certain Operating Expense items among less than all Tenants and/or other than based upon the respective
square footages of the tenants, (c) to make different Allocations for different Operating Expenses, and/or (d) to alter an Allocation
or the method of determining an Allocation from time to time. In no event shall Landlord be liable to Tenant based upon any incorrect
or disputed Allocation nor shall Tenant have any right to terminate the Lease by reason of any such Allocation.

 

     

     

    

 

3. Tenant, within 60 days after receiving
Landlord’s determination of Operating Expenses, may give Landlord written notice (“Review Notice”) that
Tenant intends to review Landlord’s records of the Operating Expenses (excluding Real Property Taxes) for the calendar year
to which the statement applies. Within a reasonable time after receipt of the Review Notice, Landlord shall make all pertinent
records available for inspection that are reasonably necessary for Tenant to conduct its review. If any records are maintained
at a location other than the management office for the Building, Tenant may either inspect the records at such other location or
pay for the reasonable cost of copying and shipping the records. If Tenant retains an agent to review Landlord’s records,
the agent must be with a CPA firm licensed to do business in the state where the Property is located. Tenant shall be solely responsible
for all costs, expenses and fees incurred for the audit. Within 90 days after the records are made available to Tenant, Tenant
shall have the right to give Landlord written notice (an “Objection Notice”) stating in reasonable detail any
objection to Landlord’s statement of Operating Expenses for that year. If Tenant fails to give Landlord an Objection Notice
within the 90-day period or fails to provide Landlord with a Review Notice within the 60-day period described above, Tenant shall
be deemed to have approved Landlord’s determination of Operating Expenses and shall be barred from raising any claims regarding
Operating Expenses for that year. If Tenant provides Landlord with a timely Objection Notice, Landlord and Tenant shall work together
in good faith to resolve any issues raised in Tenant’s Objection Notice. If Landlord and Tenant determine that Operating
Expenses for the calendar year are less than reported, Landlord shall provide Tenant with a credit against the next installment
of Tenant’s Proportionate Share of Operating Expenses in the amount of the overpayment by Tenant. Likewise, if Landlord and
Tenant determine that Operating Expenses for the calendar year are greater than reported, Tenant shall pay Landlord the amount
of any underpayment within 30 days. The records obtained by Tenant shall be treated as confidential. In no event shall Tenant be
permitted to examine Landlord’s records or to dispute any statement of Operating Expenses unless Tenant has paid and continues
to pay all Rent when due.

 

     

     

    

 

EXHIBIT F

 

Deleted

 

     

     

    

 

 

EXHIBIT G

 

RULES AND REGULATIONS

 

Landlord reserves the right to make such
other and reasonable rules and regulations as in its judgment may from time to time be needed for safety and security, for care
and cleanliness of the Building and the Project and for the preservation of good order therein. Tenant agrees to abide by all such
Rules and Regulations herein stated and any additional rules and regulations which are adopted.

 

Driveways, sidewalks, halls, passages,
exits, entrances, elevators, escalators and stairways shall not be obstructed by tenants or used by tenants for any purpose other
than for ingress to and egress from their respective premises. The driveways, sidewalks, halls, passages, exits, entrances, elevators
and stairways are not for the use of the general public and Landlord shall in all cases retain the right to control and prevent
access thereto by all persons whose presence, in the judgment of Landlord, shall be prejudicial to the safety, character, reputation
and interests of the Building, the Property and its tenants, provided that nothing herein contained shall be construed to prevent
such access to persons with whom any tenant normally deals in the ordinary course of such tenant’s business unless such persons
are engaged in illegal activities. No tenant, and no employees or invitees of any tenant, shall go upon the roof of any Building,
except as authorized by Landlord.

 

No signs, advertisements or notices shall
be painted or affixed to windows, doors or other parts of the Building, except those of such color, size, style and in such places
as are first approved in writing by Landlord. All tenant identification and suite numbers at the entrance to the Premises shall
be installed by Landlord, at Tenant’s cost and expense, using the standard graphics for the Building. Landlord shall have
the right to remove any such sign, placard, banner, picture, name, advertisement, or notice without notice to and at the expense
of Tenant, which were installed or displayed in violation of this rule. All approved signs or lettering on doors and walls shall
be printed, painted, affixed or inscribed at the expense of Tenant by a person or vendor approved by Landlord and shall be removed
by Tenant at the time of vacancy at Tenant’s expense. Except in connection with the hanging of lightweight pictures and wall
decorations, no nails, hooks or screws shall be inserted into any part of the Premises or Building except by the Building maintenance
personnel without Landlord’s prior approval.

 

The directory of the Building or Property,
if any, will be provided exclusively for the display of the name and location of tenants only and Landlord reserves the right to
charge for the use thereof and to exclude any other names therefrom.

 

No curtains, draperies, blinds,
shutters, shades, screens or other coverings, awnings, hangings or decorations shall be attached to, hung or placed in, or
used in connection with, any window or door on the Premises without the prior written consent of Landlord. In any event with
the prior written consent of Landlord, all such items shall be installed inboard of Landlord’s standard window covering
and shall in no way be visible from the exterior of the Building. All electrical ceiling fixtures hung in offices or spaces
along the perimeter of the Building must be fluorescent or of a quality, type, design, and bulb color approved by Landlord.
No articles shall be placed or kept on the window sills to be visible from the exterior of the Building. No articles shall be
placed against glass partitions or doors which Landlord considers unsightly from outside Tenant’s Premises.

 

     

     

    

 

Each tenant shall be responsible for all
persons for whom it allows to enter the Building or the Property and shall be liable to Landlord for all acts of such persons.
Landlord and its agents shall not be liable for damages for any error concerning the admission to, or exclusion from, the Building
or the Property of any person. During the continuance of any invasion, mob, riot, public excitement or other circumstance rendering
such action advisable in Landlord’s opinion, Landlord reserves the right (but shall not be obligated) to prevent access to
the Building and the Property during the continuance of that event by any means it considers appropriate for the safety of tenants
and protection of the Building, property in the Building and the Property.

 

Tenant shall not alter any lock or access
device or install a new or additional lock or access device or bolt on any door of its Premises, without the prior written consent
of Landlord. If Landlord shall give its consent, Tenant shall in each case furnish Landlord with a key for any such lock. Tenant,
upon the termination of its tenancy, shall deliver to Landlord the keys for all doors which have been furnished to Tenant, and
in the event of loss of any keys so furnished, shall pay Landlord therefor.

 

The restrooms, toilets, urinals, wash bowls
and other apparatus shall not be used for any purpose other than that for which they were constructed, and no foreign substance
of any kind whatsoever shall be thrown into them. The expense of any breakage, stoppage, or damage resulting from violation of
this rule shall be borne by the tenant who, or whose employees or invitees, shall have caused the breakage, stoppage, or damage.

 

Tenant shall not use or keep in or on the
Premises, the Building or the Property any kerosene, gasoline, or inflammable or combustible fluid or material except in strict
accordance with the terms of the Lease. Tenant shall not use, keep or permit to be used or kept in its Premises any foul or noxious
gas or substance. Tenant shall not allow the Premises to be occupied or used in a manner offensive or objectionable to Landlord
or other occupants of the Building by reason of noise, odors and/or vibrations or interfere in any way with other tenants or those
having business therein. No animals, except those assisting handicapped persons, shall be brought onto the Property or kept in
or about the Premises.

 

Except with the prior written consent
of Landlord, Tenant shall not sell, or permit the sale, at retail, of newspapers, magazines, periodicals, theater tickets or
any other goods or merchandise in or on the Premises, nor shall Tenant carry on, or permit or allow any employee or other
person to carry on, the business of stenography, typewriting or any similar business in or from the Premises for the service
or accommodation of occupants of any other portion of the Building, or the business of a public barber shop, beauty parlor,
nor shall the Premises be used for any illegal, improper, immoral or objectionable purpose, or any business or activity other
than that specifically provided for in such Tenant’s Lease. Tenant shall not accept hairstyling, barbering, shoeshine,
nail, massage or similar services in the Premises or common areas except as authorized by Landlord.

 

     

     

    

 

If Tenant requires telegraphic, telephonic,
telecommunications, data processing, burglar alarm or similar services, it shall first obtain, and comply with, Landlord’s
instructions in their installation. The cost of purchasing, installation and maintenance of such services shall be borne solely
by Tenant. Landlord will direct electricians as to where and how telephone, telegraph and electrical wires are to be introduced
or installed. No boring or cutting for wires will be allowed without the prior written consent of Landlord. The location of burglar
alarms, telephones, call boxes and other office equipment affixed to the Premises shall be subject to the prior written approval
of Landlord.

 

Tenant shall not install any radio or television
antenna, satellite dish, loudspeaker or any other device on the exterior walls or the roof of the Building, without Landlord’s
consent. Tenant shall not interfere with radio or television broadcasting or reception from or in the Building, the Property or
elsewhere.

 

Tenant shall not lay linoleum, tile, carpet
or any other floor covering so that the same shall be affixed to the floor of its Premises in any manner except as approved in
writing by Landlord. Tenant shall not place a load upon any floor of its Premises which exceeds the load per square foot which
such floor was designed to carry or which is allowed by law.

 

Tenant shall not operate or permit to be
operated a coin or token operated vending machine or similar device (including, without limitation, telephones, lockers, toilets,
scales, amusement devices and machines for sale of beverages, foods, candy, cigarettes and other goods), except for machines for
the exclusive use of Tenant’s employees and invitees. Bicycles and other vehicles are not permitted inside the Building or
on the walkways outside the Building, except in areas designated by Landlord.

 

Business machines and mechanical
equipment belonging to Tenant which cause noise or vibration that may be transmitted to the structure of the Building or to
any space therein to such a degree as to be objectionable to Landlord or to any tenants in the Building shall be placed and
maintained by Tenant, at Tenant’s expense, on vibration eliminators or other devices sufficient to eliminate noise or
vibration. The persons employed to move such equipment in or out of the Building must be acceptable to Landlord. Tenant shall
not install, operate or maintain in the Premises or in any other area of the Building, electrical equipment that would
overload the electrical system beyond its capacity for proper, efficient and safe operation as determined solely by Landlord.
Tenant shall not furnish cooling or heating to the Premises, including, without limitation, the use of electric or gas
heating devices, without Landlord’s prior written consent. Tenant shall not use more than its proportionate share of
telephone lines and other telecommunication facilities available to service the Building.

 

     

     

    

 

Each tenant shall store all its trash and
garbage within the interior of the Premises or as otherwise directed by Landlord from time to time. Tenant shall not place in the
trash boxes or receptacles any personal trash or any material that may not or cannot be disposed of in the ordinary and customary
manner of removing and disposing of trash and garbage in the city, without violation of any law or ordinance governing such disposal.

 

Canvassing, soliciting, distribution of
handbills or any other written material and peddling in the Building and the Property are prohibited and each tenant shall cooperate
to prevent the same. No tenant shall make room-to-room solicitation of business from other tenants in the Building or the Property,
without the written consent of Landlord.

 

Landlord shall have the right, exercisable
without notice and without liability to any tenant, to change the name and address of the Building and the Property. Without the
prior written consent of Landlord, Tenant shall not use the name of the Building, Project or the Property or any photograph or
other likeness of the Building, Project or the Property in connection with, or in promoting or advertising, Tenant’s business
except that Tenant may include the Building’s, Project’s or Property’s name in Tenant’s address.

 

Landlord may from time to time adopt systems
and procedures for the security and safety of the Building and Property, its occupants, entry, use and contents. Tenant, its agents,
employees, contractors, guests and invitees shall comply with Landlord’s systems and procedures. Tenant shall comply with
all safety, fire protection and evacuation procedures and regulations established by any governmental agency. Tenant assumes any
and all responsibility for protecting its Premises from theft, robbery and pilferage, which includes keeping doors locked and other
means of entry to the Premises closed.

 

No Tenant is allowed to unload, unpack,
pack or in any way manipulate any products, materials or goods in the common areas of the Property including the parking and driveway
areas of the Property. Movement in or out of the Building of furniture or office equipment, or dispatch or receipt by Tenant of
merchandise or materials requiring the use of elevators, stairways, lobby areas or loading dock areas, shall be restricted to hours
reasonably designated by Landlord. Tenant shall obtain Landlord’s prior approval by providing a detailed listing of the activity,
which approval shall not be unreasonably withheld. If approved by Landlord, the activity shall be under the supervision of Landlord
and performed in the manner required by Landlord. Tenant shall assume all risk for damage to articles moved and injury to any persons
resulting from the activity. If equipment, property, or personnel of Landlord or of any other party is damaged or injured as a
result of or in connection with the activity, Tenant shall be solely liable for any resulting damage, loss or injury. Tenant shall
not make deliveries to or from the Premises in a manner that might interfere with the use by any other tenant of its premises or
of the common areas, any pedestrian use, or any use which is inconsistent with good business practice.

 

     

     

    

 

Smoking of any kind is strictly prohibited,
at all times, at any location on the Property, except in the designated smoking area which is located at the OUTSIDE PERIMETER
OF THE BUILDING ONLY. Landlord may relocate the designated smoking area at its sole discretion, at any time during the Term of
this Lease.

 

Tenant shall be responsible for the observance
of all of the foregoing Rules and Regulations and the Parking Rules and Regulations set forth below by Tenant’s employees,
agents, clients, customers, invitees and guests. These Rules and Regulations are in addition to, and shall not be construed to
in any way modify, alter or amend, in whole or in part, the terms, covenants, agreements and conditions of any lease of any premises
in the Property. Landlord may waive any one or more of these Rules and Regulations for the benefit of any particular tenant or
tenants, but no such waiver by Landlord shall be construed as a waiver of such Rules and Regulations in favor of any other tenant
or tenants, nor prevent Landlord from thereafter enforcing any such Rules and Regulations against any or all tenants of the Building.

 

 

PARKING RULES AND REGULATIONS

 

	1.	Cars must be parked entirely within painted stall lines.

 

	2.	All directional signs and arrows must be observed.

 

	3.	All posted speed limits for the parking areas shall be observed. If no speed limit is posted for an area, the speed limit shall
be five (5) miles per hour.

 

	4.	Parking is prohibited:

 

		(a)	in areas not striped for parking;

		(b)	in aisles;

		(c)	where “no parking” signs are posted;

		(d)	on ramps;

		(e)	in cross hatched areas; and

		(f)	in such other areas as may be designated by Landlord.

 

5.         
Handicap and visitor stalls shall be used only by handicapped persons or visitors, as applicable.

 

6.         
Parking stickers or any other device or form of identification supplied by Landlord from time to time (if any) shall remain the
property of Landlord. Such parking identification device must be displayed as requested and may not be mutilated in any manner.
The serial number of the parking identification device may not be obliterated. Devices are not transferable, and any device may
not be obliterated. Devices are not transferable and any device in possession of any unauthorized holder will be void. There will
be a replacement charge payable by the parker and such parker’s appropriate tenant equal to the amount posted from time
to time by Landlord for loss of any magnetic parking card or any parking sticker.

 

     

     

    

 

7.         
Every parker is required to park and lock his or her own car. All responsibility for damage to cars or persons is assumed by the
parker.

 

8.         
Loss or theft of parking identification devices must be reported to Landlord, and a report of such loss or theft must be filed
by the parker at that time. Any parking identification devices reported lost or stolen found on any unauthorized car will be confiscated
and the illegal holder will be subject to prosecution. Lost or stolen devices found by the parker must be reported to Landlord
immediately to avoid confusion.

 

9.         
Parking spaces are for the express purpose of parking one automobile per space. Washing, waxing, cleaning, or servicing of any
vehicle by the parker and/or such person’s agents is prohibited. The parking areas shall not be used for overnight or other
storage for vehicles of any type.

 

10.        Landlord reserves the right to refuse the issuance of parking identification or access devices to any tenant and/or such tenant’s
employees, agents, visitors or representatives who willfully refuse to comply with the Parking Rules and Regulations and/or all
applicable governmental ordinances, laws, or agreements.

 

11.        Tenant shall acquaint its employees, agents, visitors or representatives with the Parking Rules and Regulations, as they may be
in effect from time to time.

 

12.        Any monthly rental for parking shall be paid one month in advance prior to the first day of such month. Failure to do so will automatically
cancel parking privileges, and a charge of the prevailing daily rate will be due. No deductions or allowances from the monthly
rental for parking will be made for days a parker does not use the parking facilities.

 

13.        Each parker shall pay a reasonable deposit for any parking card issued to such a person. Such deposit shall be paid at the time
the parking card is issued and shall be forfeited if the parking card is lost. Such deposit shall be returned without interest,
at the time such person ceases to utilize the parking facilities, upon surrender of the parking card. A reasonable replacement
charge shall be paid to replace a lost card and an amount in excess of the initial deposit may be charged as the replacement fee.

 

     

     

    

 

14.        Vehicles
parked in public parking areas will be no larger than full-sized passenger automobiles or standard pick-up trucks. Landlord
reserves the right, without notice to Tenant, to tow away at Tenant’s sole cost and expense any vehicles parked in any
parking area for any continuous period of 24 hours or more, or earlier if Landlord, in its sole discretion, determines such
parking to be a hazard or inconvenience to other tenants or Landlord, or violates any rules or regulations or posted notices
related to parking. Landlord shall not be responsible for enforcing Tenant’s parking rights against third parties. From
time to time, Landlord reserves the right, upon written notice to Tenant, to change the location, the availability and nature
of parking spaces, establish reasonable time limits on parking, and, on an equitable basis, to assign specific spaces with or
without charge to Tenant as Additional Rent.

 

15.        Tenant shall at all times comply with all applicable Laws (as defined in the Lease) respecting the use of the parking facility
serving the Building.

 

16.        LANDLORD
SHALL NOT BE LIABLE FOR ANY LOSS, INJURY OR DAMAGE TO PERSONS USING THE PARKING FACILITY OR AUTOMOBILES OR OTHER PROPERTY THEREIN,
IT BEING AGREED THAT, TO THE FULLEST EXTENT PERMITTED BY LAW, THE USE OF THE SPACES SHALL BE AT THE SOLE RISK OF TENANT AND ITS
EMPLOYEES. WITHOUT LIMITING THE FOREGOING, TENANT HEREBY VOLUNTARILY RELEASES, DISCHARGES, WAIVES AND RELINQUISHES ANY AND ALL
ACTIONS OR CAUSES OF ACTION FOR PERSONAL INJURY OR PROPERTY DAMAGE OCCURRING TO TENANT ARISING AS A RESULT OF PARKING IN THE PARKING
FACILITY, OR ANY ACTIVITIES INCIDENTAL THERETO, WHEREVER OR HOWEVER THE SAME MAY OCCUR, AND FURTHER AGREES THAT TENANT WILL NOT
PROSECUTE ANY CLAIM FOR PERSONAL INJURY OR PROPERTY DAMAGE AGAINST LANDLORD OR ANY OF THE LANDLORD RELATED PARTIES FOR ANY SAID
CAUSES OF ACTION. IN ALL EVENTS, TENANT AGREES TO LOOK FIRST TO ITS INSURANCE CARRIER AND TO REQUIRE THAT TENANT'S EMPLOYEES LOOK
FIRST TO THEIR RESPECTIVE INSURANCE CARRIERS FOR PAYMENT OF ANY LOSSES SUSTAINED IN CONNECTION WITH ANY USE OF THE PARKING FACILITY.
TENANT HEREBY WAIVES ON BEHALF OF ITS INSURANCE CARRIERS ALL RIGHTS OF SUBROGATION AGAINST LANDLORD OR LANDLORD RELATED PARTIES.

 

17.       Landlord hereby reserves the right
to enter into a management agreement or lease with another entity for the operation of the Parking Facility (“Operator”).
In such event, Tenant, upon request of Landlord, shall enter into a parking agreement upon substantially the same terms hereunder
with the Operator and pay the Operator the monthly charge established hereunder (if any), and Landlord shall have no liability
for claims arising through acts or omissions of the Operator. It is understood and agreed that the identity of the Operator may
change from time to time during the Term. In connection therewith, any parking lease or agreement entered into between Tenant and
any Operator shall be freely assignable by such Operator or any successors thereto.

 

     

     

    

 

18.       If Tenant defaults with respect to
the same term or condition under these Parking Rules and Regulations more than 3 times during any 12-month period, and Landlord
notifies Tenant thereof promptly after each such default, the next default of such term or condition during the succeeding 12-month
period, shall, at Landlord's election, constitute an incurable default and permit the Landlord to cancel the Tenant’s parking
privileges. Such cancellation right shall be cumulative and in addition to any other rights or remedies available to Landlord at
law or equity, or provided under the Lease (all of which rights and remedies under the Lease are hereby incorporated herein, as
though fully set forth). Any default by Tenant under these Parking Rules and Regulations shall be a default under the Lease.

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