Document:

EX-10.7

 Exhibit 10.7 

SUBORDINATED NOTE PURCHASE AGREEMENT 

$2.0 Million Subordinated Promissory Notes 

This Subordinated Note Purchase Agreement (this “Agreement”), dated as of September 27, 2020, is entered into by and
among Third Coast Bancshares, Inc., a Texas corporation (the “Company”), and Carl A. Davis (the “Purchaser’’). 

WHEREAS, subject to the terms and conditions set forth herein, the Company wishes to issue and sell to the Purchaser, and the Purchaser
wishes to purchase from the Company, one or more subordinated promissory notes in exchange for the consideration (the “Consideration”) set forth opposite the Purchaser’s name on the signature page hereto. 

NOW, THEREFORE, in consideration of the mutual covenants and agreements hereinafter set forth and for other good and valuable
consideration, the receipt and sufficiency of which is hereby acknowledged, the parties hereto agree as follows: 

1.     Definitions. Capitalized terms not otherwise defined in this Agreement will have the meanings set forth in
this Section l. 
 1.1     “Affiliate” means, (i) with respect to any Person, such
Person’s immediate family members, partners, members or parent and subsidiary corporations, and any other Person directly or indirectly controlling, controlled by, or under common control with said Person and their respective Affiliates, and
(ii) with respect to the Company, shall include any Person beneficially owning or holding, directly or indirectly, ten percent (10%) or more of any class of voting or equity interest of the Company or any Subsidiary of the Company or any Person
of which the Company and its Subsidiaries beneficially own or sold, in the aggregate, directly or indirectly, ten percent (10%) or more of any class of voting or equity interests. 

1.2     “Business Day” means any day that is not a Saturday or Sunday and that is not a day on which
banks in the State of Texas are generally authorized or required by law or executive order to be closed. 
 1.3
    “Commission” means the Securities and Exchange Commission. 
 1.4
    “Exchange Act” means the Securities Exchange Act of 1934, as amended. 
 1.5
    “Maturity Date” means, with respect to each Note issued under this Agreement, the date set forth in Section 2.2 of this Agreement. 

1.6     “Noteholder” means the registered holder of the Note from time to time. 

1.7     “Notes” means the one or more subordinated promissory notes issued to the Purchaser pursuant to
Section 2, the form of which is attached hereto as Exhibit A. 
 1.8     “Person”
means an individual, a corporation (whether or not for profit), a partnership, a limited liability company, a joint venture, an association, a trust, an unincorporated organization, a government or any department or agency thereof or any other
entity or organization. 

  
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 1.9     “Record Noteholder” means the Noteholder
holding the Note at the close of business on the Business Day preceding the applicable interest payment date. 

1.10     “Requisite Noteholders” means the holders of a majority-in-interest of the aggregate principal amount of the Notes. 

1.11     “Subsidiary” means any corporation or entity which would be a “significant subsidiary”
(as defined in Article 1, Rule 1-02 of Regulation S-X promulgated pursuant to the Securities Act) of the Company. 

1.12     “Securities Act” means the Securities Act of 1933, as amended. 

2.     Purchase and Sale of Notes. 

2.1     Notes and Consideration. In exchange for the Consideration paid by the Purchaser, the Company will sell and
issue to the Purchaser one or more Notes. Each Note will have a principal balance equal to that portion of the Consideration paid by the Purchaser for such Note, as set forth opposite the Purchaser’s name on the signature page hereto. 

2.2     Maturity. Unless sooner paid in accordance with the terms hereof, the entire unpaid principal amount and
all unpaid accrued interest shall become fully due and payable on October 15, 2020. 
 2.3     Interest Rate. The
Notes shall bear interest at a rate equal to six percent (6.00%) per annum, payable on a quarterly basis. 
 2.4    
Interest Payment Dates. The Company will pay to each Record Noteholder interest on the principal amount of the Notes quarterly in arrears on December 27, March 27, June 27 and September 27, of each year, beginning on December 27, 2020. 

3.     Closing. 

3.1     Closing. The closing of the sale of the Notes in return for the Consideration paid by the Purchaser (the
“Closing”) will take place remotely via the exchange of documents and signatures on the date of this Agreement, or at such other time and place as the Company may determine in its sole discretion. At the Closing, the Purchaser will
deliver the Consideration to the Company and the Company will deliver to the Purchaser one or more executed Notes in return for the respective Consideration provided to the Company. 

4.     Subordination. 

4.1     The indebtedness of the Company evidenced by the Notes shall be subordinate and junior in right of payment to the
prior payment in full of all existing claims of creditors and depositors of the Company, whether now outstanding or subsequently created, assumed or incurred (collectively, “Senior Indebtedness”), which shall consist of principal of
(and premium, if any) and interest, if any, on: (a) all indebtedness of the Company for money borrowed, whether or not evidenced by bonds, debentures, securities, notes or other written instruments, and including, but not limited to, deposits
of the Company, and all obligations to the Company’s general and secured creditors; (b) any deferred obligations of the Company for the payment of the purchase price of property or assets 

  
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acquired other than in the ordinary course of business; (c) all obligations, contingent or otherwise, of the Company in respect of any letters of credit, bankers’ acceptances, security
purchase facilities and similar credit transactions; (d) any capital lease obligations of the Company; (e) all obligations of the Company in respect of interest rate swap, cap or other agreements, interest rate future or option contracts,
currency swap agreements, currency future or option contacts, commodity contracts and other similar arrangements; (f) all obligations of the type referred to in clauses (a) through (e) of other persons for the payment of which the Company
is responsible or liable as obligor, guarantor or otherwise; and (g) all obligations of the types referred to in clauses (a) through (f) of other persons secured by a lien on any property or asset of the Company; except “Senior
Indebtedness” does not include (i) the Notes, (ii) any obligation that by its terms expressly is junior to, or ranks equally in right of payment with, the Notes, (iii) any indebtedness between the Company and any of its
Subsidiaries or Affiliates, or (iv) the Junior Indebtedness (as defined below). The Notes are not secured by any assets of the Company and not covered by a guarantee of the Company or of an Affiliate of the Company. 

4.2     In the event of liquidation of the Company, holders of Senior Indebtedness of the Company shall be entitled to be
paid in full with such interest as may be provided by law before any payment shall be made on account of principal of or interest on the Notes. Additionally, in the event of any insolvency, dissolution, assignment for the benefit of creditors,
reorganization, restructuring of debt, marshaling of assets and liabilities or similar proceedings or any liquidation or winding up of or relating to the Company, whether voluntary or involuntary, holders of Senior Indebtedness shall be entitled to
be paid in full before any payment shall be made on account of the principal of or interest on the Notes. In the event of any such proceeding, after payment in full of all sums owing with respect to the Senior Indebtedness, the Noteholders, together
with the holders of any obligations of the Company ranking on a parity with the Notes, shall be entitled to be paid from the remaining assets of the Company the unpaid principal thereof, and the unpaid interest thereon before any payment or other
distribution, whether in cash, property or otherwise, shall be made on account of any capital stock or any present or future obligations of the Company ranking junior to the Notes (collectively, “Junior Indebtedness”). 

4.3     If there shall have occurred and be continuing (a) a default in any payment with respect to any Senior
Indebtedness or (b) an event of default with respect to any Senior Indebtedness as a result of which the maturity thereof is accelerated, unless and until such payment default or event of default shall have been cured or waived or shall have
ceased to exist, no payments shall be made by the Company with respect to the Notes. 
 4.4     Nothing herein shall
impair the obligation of the Company, which is absolute and unconditional, to pay the principal of and interest on each of the Notes in accordance with its terms. Nothing herein shall act to prohibit, limit or impede the Company from issuing
additional debt of the Company having the same rank as the Notes or which may be junior or senior in rank to the Notes. 

5.     Representations and Warranties of the Company. In connection with the transactions contemplated by this
Agreement, the Company hereby represents and warrants to the Purchaser as follows: 
 5.1     Due Organization;
Qualification and Good Standing. The Company is a corporation duly organized, validly existing and in good standing under the laws of the State of Texas and has all requisite corporate power and authority to carry on its business as now
conducted. The Company is duly qualified to transact business and is in good standing in each jurisdiction in which the failure to so qualify or to be in good standing would have a material adverse effect on the Company. 

  
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 5.2     Authorization and Enforceability. All corporate action
has been taken on the part of the Company and its officers, directors and stockholders necessary for the authorization, execution and delivery of this Agreement and the Notes. Except as may be limited by applicable bankruptcy, insolvency,
reorganization or similar laws relating to or affecting the enforcement of creditors’ rights, the Company has taken all corporate action required to make all of the obligations of the Company reflected in the provisions of this Agreement and
the Notes valid and enforceable in accordance with their terms. 
 6.     Representations and Warranties of the
Purchaser. In connection with the transactions contemplated by this Agreement, the Purchaser hereby represents and warrants to the Company as follows: 

6.1     Authorization. The Purchaser has full power and authority (and, if the Purchaser is an individual, the
capacity) to enter into this Agreement and to perform all obligations required to be performed by it hereunder. This Agreement, when executed and delivered by the Purchaser, will constitute the Purchaser’s valid and legally binding obligation,
enforceable in accordance with its terms, except (a) as limited by applicable bankruptcy, insolvency, reorganization, moratorium, fraudulent conveyance and any other laws of general application affecting enforcement of creditors’ rights
generally, and (b) as limited by laws relating to the availability of specific performance, injunctive relief or other equitable remedies. 

6.2     Purchase Entirely for Own Account. The Purchaser acknowledges that this Agreement is made with the
Purchaser in reliance upon the Purchaser’s representation to the Company, which the Purchaser confirms by executing this Agreement, that the Notes will be acquired for investment for the Purchaser’s own account, not as a nominee or agent
(unless otherwise specified on the Purchaser’s signature page hereto), and not with a view to the resale or distribution of any part thereof, and that the Purchaser has no present intention of selling, granting any participation in, or
otherwise distributing the same. By executing this Agreement, the Purchaser further represents that the Purchaser does not have any contract, undertaking, agreement or arrangement with any person to sell, transfer or grant participations to such
person or to any third person, with respect to the Notes. If other than an individual, the Purchaser also represents it has not been organized solely for the purpose of acquiring the Notes. 

6.3     Disclosure of Information; Non-Reliance. The Purchaser acknowledges
that it has received all the information it considers necessary or appropriate to enable it to make an informed decision concerning an investment in the Notes. The Purchaser further represents that it has had an opportunity to ask questions and
receive answers from the Company regarding the terms and conditions of the offering of the Notes. The Purchaser confirms that the Company has not given any guarantee or representation as to the potential success, return, effect or benefit (either
legal, regulatory, tax, financial, accounting or otherwise) of an investment in the Notes. In deciding to purchase the Notes, the Purchaser is not relying on the advice or recommendations of the Company and the Purchaser has made its own independent
decision that the investment in the Notes is suitable and appropriate for the Purchaser. The Purchaser understands that no federal or state agency has passed upon the merits or risks of an investment in the Notes or made any finding or determination
concerning the fairness or advisability of this investment. 
 6.4     Investment Experience. The Purchaser is an
investor in securities of companies and acknowledges that it is able to fend for itself, can bear the economic risk of its investment and has 

  
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such knowledge and experience in financial and business matters that it is capable of evaluating the merits and risks of the investment in the Notes. 

6.5     Accredited Investor. The Purchaser is an “accredited investor’’ within the meaning of Rule
501 of Regulation D promulgated under the Securities Act. The Purchaser agrees to furnish any additional information requested by the Company to assure compliance with applicable U.S. federal and state securities laws in connection with the purchase
and sale of the Notes. 
 6.6     Restricted Securities. The Purchaser understands that the Notes have not been,
and will not be, registered under the Securities Act or any state securities laws, by reason of specific exemptions under the provisions thereof which depend upon, among other things, the bona fide nature of the investment intent and the accuracy of
the Purchaser’s representations as expressed herein. The Purchaser understands that the Notes are “restricted securities” under U.S. federal and applicable state securities laws and that, pursuant to these laws, the Purchaser may not
sell, pledge or otherwise transfer the Notes unless they are registered with the Commission and registered or qualified by state authorities, or an exemption from such registration and qualification requirements is available. The Purchaser
acknowledges that the Company has no obligation to register or qualify the Notes under the Securities Act or the Exchange Act or under any state securities laws. The Purchaser understands that the Company has not made and is not making any
representation, warrant or covenant, express or implied, as to the availability of any exemption from registration under the Securities Act or any applicable state securities law, for the resale, pledge or other transfer of the Notes. The Purchaser
further acknowledges that, if an exemption from registration or qualification is available, it may be conditioned on various requirements including, but not limited to, the time and manner of sale, the holding period for the Notes, and on
requirements relating to the Company which are outside of the Purchaser’s control, and which the Company is under no obligation, and may not be able, to satisfy. 

6.7     No Public Market. The Purchaser understands that no public market now exists for the Notes and that the
Company has made no assurances that a public market will ever exist for the Notes. 
 6.8     No General
Solicitation. The Purchaser, and its officers, directors, employees, agents, stockholders or partners have not either directly or indirectly, including through a broker or finder solicited offers for or offered or sold the Notes by means of any
form of general solicitation or general advertising within the meaning of Rule 502 of Regulation D under the Securities Act or in any manner involving a public offering within the meaning of Section 4(a)(2) of the Securities Act. The Purchaser
acknowledges that neither the Company nor any other person offered to sell the Notes to it by means of any form of general solicitation or advertising within the meaning of Rule 502 of Regulation D under the Securities Act or in any manner involving
a public offering within the meaning of Section 4(a)(2) of the Securities Act. 
 6.9     Residence. If the
Purchaser is an individual, the Purchaser resides in the state or province identified in the address shown on the Purchaser’s signature page hereto. If the Purchaser is a partnership, corporation, limited liability company or other entity, the
Purchaser’s principal place of business is located in the state or province identified in the address shown on the Purchaser’s signature page hereto. 

6.10     Not an Insured Deposit. The Purchaser understands that the indebtedness provided by the Notes is not a
deposit, savings account or other obligation of any bank or savings 

  
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association and is not insured by the Federal Deposit Insurance Corporation or any governmental agency or fund. 

6.11     Foreign Investors. If a Purchaser is not a United States person (as defined by Section 7701(a)(30) of
the Internal Revenue Code of 1986, as amended), the Purchaser hereby represents that it has satisfied itself as to the full observance of the laws of its jurisdiction in connection with any invitation to subscribe for the Notes or any use of this
Agreement, including (a) the legal requirements within its jurisdiction for the purchase of the Notes; (b) any foreign exchange restrictions applicable to such purchase; (c) any governmental or other consents that may need to be
obtained; and (d) the income tax and other tax consequences, if any, that may be relevant to the purchase, holding, redemption, sale, or transfer of the Notes. Each the Purchaser’s subscription and payment for and continued beneficial
ownership of the Notes will not violate any applicable securities or other laws of the Purchaser’s jurisdiction. Each the Purchaser acknowledges that the Company has taken no action in foreign jurisdictions with respect to the Notes. 

7.     Miscellaneous. 

7.1     Successors and Assigns. Except as otherwise provided herein, the terms and conditions of this Agreement
will inure to the benefit of, and be binding upon, the respective successors and assigns of the parties; provided, however, that the Company may not assign, other than by operation of law, its obligations under this Agreement without the written
consent of the Requisite Noteholders. This Agreement is for the sole benefit of the parties hereto and their respective successors and permitted assigns, and nothing herein, express or implied, is intended to or will confer upon any other person or
entity any legal or equitable right, benefit or remedy of any nature whatsoever under or by reason of this Agreement. 

7.2     Governing Law. This Agreement and the Notes will be governed by and construed in accordance with the
internal laws of the State of Texas without giving effect to any choice or conflict of law provision or rule (whether of the State of Texas or any other jurisdiction) that would apply the law of a different jurisdiction. 

7.3     Counterparts. This Agreement may be executed in counterparts, each of which will be deemed an original, but
all of which together will be deemed to be one and the same agreement. Counterparts may be delivered via facsimile, email (including PDF or any electronic signature complying with the U.S. federal ESIGN Act of 2000, e.g., www.docusign.com) or
other transmission method, and any counterpart so delivered will be deemed to have been duly and validly delivered and be valid and effective for all purposes. 

7.4     Titles and Subtitles. The titles and subtitles used in this Agreement are included for convenience only and
are not to be considered in construing or interpreting this Agreement. 
 7.5     Notices. All notices and other
communications given or made pursuant hereto will be in writing and will be deemed effectively given: (a) upon personal delivery to the party to be notified; (b) when sent by email or confirmed facsimile; (c) five (5) days after
having been sent by registered or certified mail, return receipt requested, postage prepaid; or (d) one (1) day after deposit with a nationally recognized overnight courier, specifying next day delivery, with written verification of receipt.
All communications will be sent to the respective parties at the addresses shown on the 

  
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signature pages hereto (or to such email address, facsimile number or other address as subsequently modified by written notice given in accordance with this Section 7.5). 

7.6     No Finder’s Fee. Each party represents that it neither is nor will be obligated to pay any
finder’s fee, broker’s fee or commission in connection with the transactions contemplated by this Agreement. The Purchaser agrees to indemnify and to hold the Company harmless from any liability for any commission or compensation in the
nature of a finder’s or broker’s fee arising out of the transactions contemplated by this Agreement (and the costs and expenses of defending against such liability or asserted liability) for which the Purchaser or any of its officers,
employees or representatives is responsible. The Company agrees to indemnify and hold the Purchaser harmless from any liability for any commission or compensation in the nature of a finder’s or broker’s fee arising out of the transactions
contemplated by this Agreement (and the costs and expenses of defending against such liability or asserted liability) for which the Company or any of its officers, employees or representatives is responsible. 

7.7     Expenses. Each party will pay all costs and expenses that it incurs with respect to the negotiation,
execution, delivery and performance of this Agreement. 
 7.8     Attorneys’ Fees. If any action at law or
in equity is necessary to enforce or interpret the terms of this Agreement, the prevailing party will be entitled to reasonable attorneys’ fees, costs and necessary disbursements in addition to any other relief to which such party may be
entitled. 
 7.9     Entire Agreement; Amendments and Waivers. This Agreement, the Notes and the other documents
delivered pursuant hereto constitute the full and entire understanding and agreement between the parties with regard to the subjects hereof and thereof. The Company’s agreements with any other purchaser of Notes constitute separate agreements,
and the sale of the Notes to any other purchaser of Notes are separate sales. Notwithstanding the foregoing, any term of this Agreement or the Notes may be amended and the observance of any term of this Agreement or the Notes may be waived (either
generally or in a particular instance and either retroactively or prospectively) with the written consent of the Company and the Requisite Noteholders. Any waiver or amendment effected in accordance with this Section 7.9 will be binding
upon each party to this Agreement and each holder of a Note purchased under this Agreement then outstanding and each future holder of all such Notes. 

7.10     Effect of Amendment or Waiver. The Purchaser acknowledges and agrees that by the operation of
Section 7.9 hereof, the Requisite Noteholders will have the right and power to diminish or eliminate all rights of the Purchaser under this Agreement and each Note issued to the Purchaser. 

7.11     Severability. If one or more provisions of this Agreement are held to be unenforceable under applicable
law, such provisions will be excluded from this Agreement and the balance of the Agreement will be interpreted as if such provisions were so excluded and this Agreement will be enforceable in accordance with its terms. 

7.12     Limitations on Dispositions. Without in any way limiting the representations and warranties set forth in
this Agreement, the Purchaser agrees not to make any disposition of all or any portion of the Notes unless and until the transferee has agreed in writing for the benefit of the Company to make the representations and warranties set out in
Section 7 of this Agreement and: 

  
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 (a)     there is then in effect a registration statement
under the Securities Act covering such proposed disposition, and such disposition is made in connection with such registration statement; or 

(b)     the Purchaser has (A) notified the Company of the proposed disposition; (B) furnished the
Company with a detailed statement of the circumstances surrounding the proposed disposition; and (C) if requested by the Company, furnished the Company with an opinion of counsel reasonably satisfactory to the Company that such disposition will
not require registration under the Securities Act. 
 The Purchaser agrees that it will not make any disposition of any of
the Notes to the Company’s competitors, as determined in good faith by the Company. 
 (c)    
Legends. The Purchaser understands and acknowledges that the Notes may bear the following legend(s): 
 THE INDEBTEDNESS EVIDENCED BY
THIS SUBORDINATED NOTE (THIS “NOTE’’) IS NOT A DEPOSIT, SAVINGS ACCOUNT OR OTHER OBLIGATION OF ANY BANK OR SAVINGS ASSOCIATION AND IS NOT INSURED BY THE FEDERAL DEPOSIT INSURANCE CORPORATION OR ANY OTHER GOVERNMENT AGENCY OR FUND.
SECURITIES ARE SUBJECT TO INVESTMENT RISKS, INCLUDING LOSS OF VALUE. 
 THE INDEBTEDNESS EVIDENCED BY THIS NOTE IS SUBORDINATED AND JUNIOR IN
RIGHT OF PAYMENT TO THE CLAIMS OF CREDITORS (OTHER THAN CREDITORS OF EXISTING SUBORDINATED DEBT) OF AND DEPOSITORS OF THIRD COAST BANCSHARES, INC. (THE “COMPANY’’), INCLUDING OBLIGATIONS OF THE COMPANY TO ITS GENERAL AND SECURED
CREDITORS AND IS UNSECURED. IT IS INELIGIBLE AS COLLATERAL FOR ANY EXTENSION OF CREDIT BY THE COMPANY OR ANY OF ITS SUBSIDIARIES. IN THE EVENT OF LIQUIDATION OF THE COMPANY ALL DEPOSITORS AND OTHER CREDITORS OF THE COMPANY SHALL BE ENTITLED TO BE
PAID IN FULL WITH SUCH INTEREST AS MAY BE PROVIDED BY LAW BEFORE ANY PAYMENT SHALL BE MADE ON ACCOUNT OF PRINCIPAL OF OR INTEREST ON THIS NOTE. AFTER PAYMENT IN FULL OF ALL SUMS OWING TO SUCH DEPOSITORS AND CREDITORS, THE HOLDER OF THIS NOTE SHALL
BE ENTITLED TO BE PAID FROM THE REMAINING ASSETS OF THE COMPANY THE UNPAID PRINCIPAL AMOUNT OF THIS NOTE PLUS ACCRUED AND UNPAID INTEREST THEREON BEFORE ANY PAYMENT OR OTHER DISTRIBUTION, WHETHER IN CASH, PROPERTY OR OTHERWISE, SHALL BE MADE ON
ACCOUNT OF ANY SHARES OF CAPITAL STOCK OF THE COMPANY. 
 THIS NOTE WILL BE ISSUED AND MAY BE TRANSFERRED ONLY IN MINIMUM DENOMINATIONS OF
$500,000 AND MULTIPLES OF $100,000 IN EXCESS THEREOF. ANY ATTEMPTED TRANSFER OF 

  
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 THIS NOTE IN A DENOMINATION OF LESS THAN $250,000 SHALL BE DEEMED TO BE VOID AND OF NO LEGAL
EFFECT WHATSOEVER. ANY SUCH PURPORTED TRANSFEREE SHALL BE DEEMED NOT TO BE THE HOLDER OF THIS NOTE FOR ANY PURPOSE, INCLUDING, BUT NOT LIMITED TO, THE RECEIPT OF PAYMENTS ON THIS NOTE, AND SUCH PURPORTED TRANSFEREE SHALL BE DEEMED TO HAVE NO
INTEREST WHATSOEVER IN THIS NOTE. 
 THIS NOTE MAY BE SOLD ONLY IN COMPLIANCE WITH APPLICABLE FEDERAL AND STATE SECURITIES LAWS. THIS NOTE
HAS NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED (THE “SECURITIES ACT’’), OR ANY STATE SECURITIES LAWS OR ANY OTHER APPLICABLE SECURITIES LAWS. NEITHER THIS NOTE NOR ANY INTEREST OR PARTICIPATION HEREIN MAY BE
REOFFERED, SOLD, ASSIGNED, TRANSFERRED, PLEDGED, ENCUMBERED OR OTHERWISE DISPOSED OF IN THE ABSENCE OF SUCH REGISTRATION OR UNLESS SUCH TRANSACTION IS EXEMPT FROM, OR NOT SUBJECT TO, THE REGISTRATION REQUIREMENTS OF THE SECURITIES ACT. THIS NOTE IS
ISSUED SUBJECT TO THE RESTRICTIONS ON TRANSFER AND OTHER PROVISIONS OF A SUBORDINATED NOTE PURCHASE AGREEMENT DATED SEPTEMBER 27, 2018 BETWEEN THE COMPANY AND THE PURCHASER REFERRED TO THEREIN (THE “PURCHASE AGREEMENT”), A COPY OF WHICH IS
ON FILE WITH THE COMPANY. THE NOTE REPRESENTED BY THIS INSTRUMENT MAY NOT BE TRANSFERRED EXCEPT IN COMPLIANCE WITH THE PURCHASE AGREEMENT. ANY SALE OR OTHER TRANSFER NOT IN COMPLIANCE WITH THE PURCHASE AGREEMENT WILL BE VOID. 

7.13     Exculpation. The Purchaser acknowledges that it is not relying upon any person, firm, corporation or
stockholder, other than the Company and its officers and directors in their capacities as such, in making its investment or decision to invest in the Company. The Purchaser agrees that no other purchaser of the Notes, nor the controlling persons,
officers, directors, partners, agents, stockholders or employees of any other purchaser of the Notes, will be liable for any action heretofore or hereafter taken or not taken by any of them in connection with the purchase and sale of the Notes. 

7.14     Further Assurances. From time to time, the parties will execute and deliver such additional documents and
will provide such additional information as may reasonably be required to carry out the terms of this Agreement and the Notes and any agreements executed in connection herewith or therewith. 

7.15     Waiver of Jury Trial. EACH PARTY HEREBY WAIVES ITS RIGHTS TO A JURY TRIAL OF ANY CLAIM OR CAUSE OF ACTION
BASED UPON OR ARISING OUT OF THIS AGREEMENT, THE SECURITIES OR THE SUBJECT MATTER HEREOF OR THEREOF. THE SCOPE OF THIS WAIVER IS INTENDED TO BE ALL-ENCOMPASSING OF ANY AND ALL DISPUTES THAT MAY BE FILED IN ANY
COURT AND THAT RELATE TO THE SUBJECT MATTER OF THIS TRANSACTION, INCLUDING, WITHOUT LIMITATION, CONTRACT CLAIMS, TORT CLAIMS (INCLUDING NEGLIGENCE), BREACH OF DUTY 

  
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 CLAIMS, AND ALL OTHER COMMON LAW AND STATUTORY CLAIMS. THIS SECTION 7.15 HAS BEEN FULLY DISCUSSED BY
EACH OF THE PARTIES HERETO AND THESE PROVISIONS WILL NOT BE SUBJECT TO ANY EXCEPTIONS. EACH PARTY HERETO HEREBY FURTHER REPRESENTS AND WARRANTS THAT SUCH PARTY HAS REVIEWED THIS WAIVER WITH ITS LEGAL COUNSEL, AND THAT SUCH PARTY KNOWINGLY AND
VOLUNTARILY WAIVES ITS JURY TRIAL RIGHTS FOLLOWING CONSULTATION WITH LEGAL COUNSEL. 
 [Signature Pages Follow] 

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

			
	THIRD COAST BANCSHARES, INC.
		
	By:	 	/s/ John
McWhorter                                    
	Name:	 	John McWhorter
	Title:	 	Chief Financial Officer

 
			
		
	Address:	 	
	 20202 HWY 59 North, Suite 190

Humble, Texas 77338
 Email Address: 

 [Signature Page to Subordinated Note Purchase Agreement] 

 
			
	 PURCHASER

	
	/s/ Carl A.
Davis                                        
        
	Name:	 	Carl A. Davis

 
			
		
	Address:
	 	
	                     

                        

		
	Consideration and Principal Balance of Subordinated Promissory Note:	 	        $2,000,000.00

 [Signature Page to Subordinated Note Purchase Agreement] 

 EXHIBIT A 

Form of Subordinated Promissory Note 

  
 Exhibit A 

 THE INDEBTEDNESS EVIDENCED BY THIS SUBORDINATED NOTE (THIS “NOTE”) IS NOT A DEPOSIT, SAVINGS
ACCOUNT OR OTHER OBLIGATION OF ANY BANK OR SAVINGS ASSOCIATION AND IS NOT INSURED BY THE FEDERAL DEPOSIT INSURANCE CORPORATION OR ANY OTHER GOVERNMENT AGENCY OR FUND. SECURITIES ARE SUBJECT TO INVESTMENT RISKS, INCLUDING LOSS OF VALUE. 

THE INDEBTEDNESS EVIDENCED BY THIS NOTE IS SUBORDINATED AND JUNIOR IN RIGHT OF PAYMENT TO THE CLAIMS OF CREDITORS (OTHER THAN CREDITORS OF EXISTING
SUBORDINATED DEBT) OF AND DEPOSITORS OF THIRD COAST BANCSHARES, INC. (THE “COMPANY”), INCLUDING OBLIGATIONS OF THE COMPANY TO ITS GENERAL AND SECURED CREDITORS AND IS UNSECURED. IT IS INELIGIBLE AS COLLATERAL FOR ANY EXTENSION OF CREDIT BY
THE COMPANY OR ANY OF ITS SUBSIDIARIES. IN THE EVENT OF LIQUIDATION OF THE COMPANY ALL DEPOSITORS AND OTHER CREDITORS OF THE COMPANY SHALL BE ENTITLED TO BE PAID IN FULL WITH SUCH INTEREST AS MAY BE PROVIDED BY LAW BEFORE ANY PAYMENT SHALL BE MADE
ON ACCOUNT OF PRINCIPAL OF OR INTEREST ON THIS NOTE. AFTER PAYMENT IN FULL OF ALL SUMS OWING TO SUCH DEPOSITORS AND CREDITORS, THE HOLDER OF THIS NOTE SHALL BE ENTITLED TO BE PAID FROM THE REMAINING ASSETS OF THE COMPANY THE UNPAID PRINCIPAL AMOUNT
OF THIS NOTE PLUS ACCRUED AND UNPAID INTEREST THEREON BEFORE ANY PAYMENT OR OTHER DISTRIBUTION, WHETHER IN CASH, PROPERTY OR OTHERWISE SHALL BE MADE ON ACCOUNT OF ANY SHARES OF CAPITAL STOCK OF THE COMPANY. 

THIS NOTE WILL BE ISSUED AND MAY BE TRANSFERRED ONLY IN MINIMUM DENOMINATIONS OF $500,000 AND MULTIPLES OF $100,000 IN EXCESS THEREOF. ANY ATTEMPTED
TRANSFER OF THIS NOTE IN A DENOMINATION OF LESS THAN $250,000 SHALL BE DEEMED TO BE VOID AND OF NO LEGAL EFFECT WHATSOEVER. ANY SUCH PURPORTED TRANSFEREE SHALL BE DEEMED NOT TO BE THE HOLDER OF THIS NOTE FOR ANY PURPOSE, INCLUDING, BUT NOT LIMITED
TO, THE RECEIPT OF PAYMENTS ON THIS NOTE, AND SUCH PURPORTED TRANSFEREE SHALL BE DEEMED TO HAVE NO INTEREST WHATSOEVER IN THIS NOTE. 
 THIS NOTE MAY
BE SOLD ONLY IN COMPLIANCE WITH APPLICABLE FEDERAL AND STATE SECURITIES LAWS. THIS NOTE HAS NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED (THE “SECURITIES ACT”), OR ANY STATE SECURITIES LAWS OR ANY OTHER APPLICABLE
SECURITIES LAWS. NEITHER THIS NOTE NOR ANY INTEREST OR PARTICIPATION HEREIN MAY BE 

 REOFFERED, SOLD, ASSIGNED, TRANSFERRED, PLEDGED, ENCUMBERED OR OTHERWISE DISPOSED OF IN THE ABSENCE OF
SUCH REGISTRATION OR UNLESS SUCH TRANSACTION IS EXEMPT FROM, OR NOT SUBJECT TO, THE REGISTRATION REQUIREMENTS OF THE SECURITIES ACT. THIS NOTE IS ISSUED SUBJECT TO THE RESTRICTIONS ON TRANSFER AND OTHER PROVISIONS OF A SUBORDINATED NOTE PURCHASE
AGREEMENT DATED SEPTEMBER 27, 2020 BETWEEN THE COMPANY AND THE PURCHASER REFERRED TO THEREIN (THE “PURCHASE AGREEMENT”), A COPY OF WHICH IS ON FILE WITH THE COMPANY. THE NOTE REPRESENTED BY THIS INSTRUMENT MAY NOT BE TRANSFERRED EXCEPT IN
COMPLIANCE WITH THE PURCHASE AGREEMENT. ANY SALE OR OTHER TRANSFER NOT IN COMPLIANCE WITH THE PURCHASE AGREEMENT WILL BE VOID. 

  
 2 

 THIRD COAST BANCSHARES, INC. 

SUBORDINATED PROMISSORY NOTE 

$2,000,000.00 
 September 27, 2020 

Registered: Carl A. Davis 
 FOR VALUE
RECEIVED, Third Coast Bancshares, Inc., a Texas corporation (the “Company”), promises to pay to the order of Carl A. Davis, or his assigns (the “Holder”), the principal sum of $2,000,000.00 with interest on the
outstanding principal amount accruing quarterly at the rate of 6.00% per annum. Interest shall commence with the date hereof and shall continue on the outstanding principal until paid in accordance with the provisions hereof. In the event that any
interest is paid on this Subordinated Promissory Note (this “Note”) which is deemed to be in excess of the then legal maximum rate, then that portion of the interest payment representing an amount in excess of the then legal maximum
rate shall be deemed a payment of principal and applied against the principal of this Note. 
 1.     Note Purchase
Agreement. This Note is issued pursuant to the terms of that certain Subordinated Note Purchase Agreement, dated as of September 27, 2020, as the same may be amended from time to time (the “Purchase Agreement”), by and
among the Company and the Holder. This Note is one of a series of Notes having like tenor and effect (except for variations necessary to express the name of the Holder, the principal amount of each of the Notes and the date on which each Note is
issued) issued or to be issued by the Company in accordance with the terms of the Purchase Agreement. The Notes shall rank equally without preference or priority of any kind over one another, and all payments on account of principal and interest
with respect to any of the Notes shall be applied ratably and proportionately on the outstanding Notes on the basis of the principal amount of the outstanding indebtedness represented thereby. 

2.     Payments. 

(a)     Maturity. Unless sooner paid in accordance with the terms hereof, the entire unpaid principal amount and
all unpaid accrued interest shall become fully due and payable on September 27, 2022 (the “Stated Maturity Date”). 

(b)     Principal and Interest. The Company will pay interest on the principal amount of this Note quarterly in
arrears on December 27, March 27, June 27 and September 27 of each year, beginning on December 27, 2020 (each, an “Interest Payment Date”), to the record Holders at the close of business on the Business Bay preceding the applicable
Interest Payment Date. The term “Business Day” means any day that is not a Saturday or Sunday and that is not a day on which banks in the State of Texas are generally authorized or required by law or executive order to be closed.

 (c)     Form of Payment. All payments of interest and principal shall be in lawful money of the United States
of America to the Holder, at the address specified in the Purchase Agreement. or at such other address as may be specified from time to time by the Holder in a 

  
 3 

 
written notice delivered to the Company. All payments shall be applied first to accrued interest, and thereafter to principal. 

(d)    Redemption. 

(i)     The principal or interest under this Note may be redeemed by the Company without a prepayment fee or premium, in
whole at any time, or in part from time to time. 
 (ii)     Any such redemption or prepayment shall occur on an
Interest Payment Date at a price equal to 100% of the outstanding principal amount of the Note to be redeemed, plus accrued but unpaid interest thereon to but excluding the redemption date. 

(iii)     Any such redemption or prepayment shall be subject to receipt of any and all required federal and state
regulatory approvals. 
 (iv)     Notices of redemption will be mailed by first class mail, postage prepaid, or emailed
(with delivery receipt requested) at least twenty (20) days but not more than sixty (60) days before the redemption date, which notice may be conditional, to each holder of the Notes at such holder’s registered mailing address or
email address. The principal amount of this Note to be paid shall mature and become due and payable (unless any condition specified in the applicable notice of redemption has occurred) on the date fixed for such payment, together with accrued but
unpaid interest on such principal amount accrued to such date. 
 (v)     Subject to any required federal and state
regulatory approvals and the provisions of this Note, the Company shall have the right to purchase any of the Notes at any time in the open market, private transactions or otherwise. If the Company purchases any Notes, it may, in its discretion,
hold, resell or cancel any of the purchased Notes. 
 3.     Subordination. 

(a)     The indebtedness of the Company evidenced by the Notes, including the principal and interest on this Note, shall
be subordinate and junior in right of payment to the prior payment in full of all existing claims of creditors and depositors of the Company, whether now outstanding or subsequently created, assumed or incurred (collectively, “Senior
Indebtedness”), which shall consist of principal of (and premium, if any) and interest, if any, on: (a) all indebtedness of the Company for money borrowed, whether or not evidenced by bonds, debentures, securities, notes or other
written instruments, and including, but not limited to, deposits of the Company, and all obligations to the Company’s general and secured creditors; (b) any deferred obligations of the Company for the payment of the purchase price of
property or assets acquired other than in the ordinary course of business; (c) all obligations, contingent or otherwise, of the Company in respect of any letters of credit, bankers’ acceptances, security purchase facilities and similar
credit transactions; (d) any capital lease obligations of the Company; (e) all obligations of the Company in respect of interest rate swap, cap or other agreements, interest rate future or option contracts, currency swap agreements,
currency future or option contacts, commodity contracts and other similar arrangements; (f) all obligations of the type referred to in clauses (a) through (e) of other persons for the payment of which the Company is responsible or liable
as obligor, guarantor or otherwise; and (g) all obligations of the types referred to in clauses (a) through (f) of other persons secured by a lien on any property or asset of the Company; except

  
 4 

 
“Senior Indebtedness” does not include (i) the Notes, (ii) any obligation that by its terms expressly is junior to, or ranks equally in right of payment with, the Notes,
(iii) any indebtedness between the Company and any of its subsidiaries or Affiliates (as the term “Affiliate” is defined in the Purchase Agreement), or (iv) the Junior Indebtedness (as defined below). This Note is not
secured by any assets of the Company and not covered by a guarantee of the Company or of an Affiliate of the Company. 

(b)     In the event of liquidation of the Company, holders of Senior Indebtedness of the Company shall be entitled to be
paid in full with such interest as may be provided by law before any payment shall be made on account of principal of or interest on the Notes, including this Note. Additionally, in the event of any insolvency, dissolution, assignment for the
benefit of creditors, reorganization, restructuring of debt, marshaling of assets and liabilities or similar proceedings or any liquidation or winding up of or relating to the Company, whether voluntary or involuntary, holders of Senior Indebtedness
shall be entitled to be paid in full before any payment shall be made on account of the principal of or interest on the Notes, including this Note. In the event of any such proceeding, after payment in full of all sums owing with respect to the
Senior Indebtedness, the Noteholders, together with the holders of any obligations of the Company ranking on a parity with the Notes, shall be entitled to be paid from the remaining assets of the Company the unpaid principal thereof, and the unpaid
interest thereon before any payment or other distribution, whether in cash, property or otherwise, shall be made on account of any capital stock or any present or future obligations of the Company ranking junior to the Notes (collectively,
“Junior Indebtedness”). 
 (c)     If there shall have occurred and be continuing (a) a default in
any payment with respect to any Senior Indebtedness or (b) an event of default with respect to any Senior Indebtedness as a result of which the maturity thereof is accelerated, unless and until such payment default or event of default shall
have been cured or waived or shall have ceased to exist, no payments shall be made by the Company with respect to the Notes. 

(d)     Nothing herein shall impair the obligation of the Company, which is absolute and unconditional, to pay the
principal of and interest on this Note in accordance with its terms. Nothing herein shall act to prohibit, limit or impede the Company from issuing additional debt of the Company having the same rank as the Notes or which may be junior or senior in
rank to the Notes. 
 4.     Events of Default. 

(a)     Definition.     For purposes of this Note, an “Event of Default” shall
be deemed to have occurred if: 
 (i)     Failure to Pay. Any indebtedness under this Note is not paid when and
as the same shall become due and payable, whether at maturity, by acceleration, or otherwise; 
 (ii)     Breaches
of Covenants. A material default shall occur in the observance or performance of any covenant, obligation or agreement of the Company under this Note or the Purchase Agreement. and such default shall continue for thirty
(30) Business Days after the Company’s receipt of written notice from the Holder to the Company of such default; 

  
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 (iii)     Breaches of Representations. Any material
representation, warranty or certification made by the Company herein or in the Purchase Agreement or in any certificate, report, document, agreement or instrument delivered pursuant to any provision hereof or thereof shall prove to have been false
or materially incorrect on the date or dates as of which made; or 
 (iv)     Bankruptcy or Insolvency Proceedings.
The Company shall (A) apply for or consent to the appointment of a receiver, trustee, custodian or liquidator for itself or any part of its property, (B) become subject to the appointment of a receiver, trustee, custodian or liquidator
for itself or any part of its property, (C) make a general assignment for the benefit of creditors, (D) institute any proceedings under the United States Bankruptcy Code or any other federal or state bankruptcy, reorganization,
receivership, insolvency or other similar law affecting the rights of creditors generally, or file a petition or answer seeking reorganization or an arrangement with creditors to take advantage of any insolvency law, or file an answer admitting the
material allegations of a bankruptcy, reorganization or insolvency petition filed against it, or (E) become subject to any proceedings under the United States Bankruptcy Code or any other federal or state bankruptcy, reorganization,
receivership, insolvency or other similar law affecting the rights of creditors generally which is not discharged or dismissed within sixty (60) days, or have an order for relief entered against it in any proceeding under the United States
Bankruptcy Code. 
 (b)     Consequences of Events of Default. 

(i)     If an Event of Default (other than an Event of Default described in Subsection 4(a)(iv)) occurs, all
indebtedness under this Note shall become immediately due and payable upon written notice by the Holders of a majority of the aggregate principal amount of (x) the Notes then outstanding together with (y) all Notes of even date herewith
issued by the Company (the “Requisite Holders”). Upon the occurrence of any Event of Default described in Subsection 4(a)(iv), immediately and without notice, all outstanding obligations payable by the Company under the Notes
shall automatically become immediately due and payable. The Company agrees to pay the Holder all reasonable out-of-pocket costs and expenses incurred by the Holder in
any effort to collect indebtedness under this Note, including reasonable attorney fees. 
 (ii)     The Holder shall
also have any other rights which the Holder may have been afforded under any contract or agreement at any time and any other rights which the Holder may have pursuant to applicable law. 

5.     Miscellaneous. 

(a)    Registration of Transfer, Security Register. Except as otherwise provided herein, this Note is transferable
in whole or in part, and may be exchanged for a like aggregate principal amount of Notes of other authorized denominations, by the Holder in person, or by his attorney duly authorized in writing, at 20202 HWY 59 North, Suite 190, Humble, Texas
77338. The Company shall maintain a register providing for the registration of the Notes and any exchange or transfer thereof (the “Security Register”). Upon surrender or presentation of this Note for exchange or registration of
transfer, the Company shall execute and deliver in exchange therefor a Note (or Notes) of like aggregate principal amount, each in a minimum denomination of $250,000 or any amount in excess thereof which is an integral multiple of $50,000 (and, in
the absence of 

  
 6 

 
an opinion of counsel satisfactory to the Company to the contrary, bearing the restrictive legend(s) set forth hereinabove) and that is or are registered in such name or names requested by the
Holder. Any Note presented or surrendered for registration of transfer or for exchange shall be duly endorsed, duly executed by the Holder or his attorney duly authorized in writing, with such tax identification number or other information for each
person in whose name a Note is to be issued, and accompanied by evidence of compliance with any restrictive legend(s) appearing on such Note (or Notes) as the Company may reasonably request to comply with applicable law. No exchange or registration
of transfer of this Note shall be made on or after the fifteenth day immediately preceding the Stated Maturity Date. This Note is subject to the restrictions on transfer of the Purchase Agreement between the Company and the Holder, a copy of which
is on file with the Company. 
 (b)     Charges and Transfer Taxes. No service charge (other than any cost of
delivery) shall be imposed for any exchange or registration of transfer of this Note, but the Company may require the payment of a sum sufficient to cover any stamp or other tax or governmental fee or charge that may be imposed in connection
therewith (or presentation of evidence that such tax, charge or fee has been paid). 
 (c)     Lost, Stolen,
Destroyed or Mutilated Notes. In case any Note shall be mutilated, lost, stolen or destroyed, the Company shall, upon receipt of an affidavit and indemnity reasonably satisfactory to the Company, issue a new Note of like date, tenor and
denomination and deliver the same in exchange and substitution for and upon surrender and cancellation of any mutilated Note, or in lieu of any Note lost, stolen or destroyed, upon receipt of evidence satisfactory to the Company of the loss, theft
or destruction of such Note. 
 (d)     Governing Law. This Note will be governed by and construed in accordance
with the internal laws of the State of Texas without giving effect to any choice or conflict of law provision or rule (whether of the State of Texas or any other jurisdiction) that would apply the law of a different jurisdiction. 

(e)     Amendment. Any term of this Note and all Notes issued pursuant to the Purchase Agreement may be amended and
the observance of any term of this Note and all Notes issued pursuant to the Purchase Agreement may be waived (either generally or in a particular instance and either retroactively or prospectively), only with the written consent of the Company and
the Requisite Holders; provided, however, that any amendment to this Note that would reduce the repayment amount of this Note shall require the written consent of the Company and the Holder. Any amendment or waiver effected in
accordance with this paragraph shall be binding upon the Company, the Holder and the holders of all Notes issued pursuant to the Purchase Agreement as well as all Notes of even date herewith issued by, the Company. 

(f)     Notices. Except as may be otherwise provided herein, all notices, requests, waivers and other
communications made pursuant to this Note shall be made in accordance with the Purchase Agreement. 
 (g)    
Severability. If one or more provisions of this Note are held to be unenforceable under applicable law, such provision shall be excluded from this Note and the 

  
 7 

 
balance of the Note shall be interpreted as if such provision were so excluded and shall be enforceable in accordance with its terms. 

(h)     No Voting or Dividend Rights. Nothing contained in this Note shall be construed as conferring upon the
Holder hereof the right to vote or to consent to receive notice as a member of the Company or any other matters or any rights whatsoever as a member of the Company. 

(i)     Counterparts. This Note may be executed via facsimile, email (including PDF or any electronic signature
complying with the U.S. federal ESIGN Act of 2000, e.g., www.docusign.com) or other transmission method. Photocopies and any versions of this Note so executed shall be duly and validly delivered and be valid and effective for all purposes. 

[Remainder of this page intentionally left blank] 

  
 8 

 IN WITNESS WHEREOF, the Company has caused this Note to be issued as of the
date first above written. 
  

			
	THIRD COAST BANCSHARES, INC.
		
	By:	 	 
	Name:	 	John McWhorter
	Title:	 	Chief Financial Officer

 [Signature Page to Subordinated Promissory Note]EX-10.8

 Exhibit 10.8 

SHOPPING CENTER LEASE AGREEMENT 
 THE
STATE OF TEXAS     § 
 COUNTY OF JEFFERSON § 

This Lease Agreement is made and entered into this the 20th day of March 2009, by and
between Oaks Shopping Center Venture, LP – a Texas limited partnership, hereinafter called Owner, and Third Coast Bank, SSB, hereinafter called Tenant. 

In consideration of the mutual covenants and agreements herein set forth, and other good and valuable consideration, Owner does hereby demise
and lease to Tenant, and Tenant does hereby lease from Owner, the premises at The Oaks Shopping Center, 229 Dowlen Road, Suite C, Beaumont, Jefferson County, Texas further described in Exhibit A attached hereto and hereinafter called the
“Leased Premises”, and being part of the Shopping Center situated on the property described in Exhibit B attached hereto (“Shopping Center” shall refer only to the property described in the attached Exhibit B together with such
additions and other changes as Owner from time to time may expressly designate as included within the Shopping Center), under the terms and conditions hereinafter contained, on a
“net-net-net lease” basis, with Tenant obligated to pay all rentals, plus insurance, taxes, and maintenance, as hereinafter provided. 

ARTICLE 1. TERM 
 Term of
Lease 
 1.01 The term of this Lease shall be five (5) years commencing on the earlier to occur of (i) the date that Tenant
opens for business or (ii) June 1, 2009, and ending on sixty (60) full months thereafter, unless sooner terminated as herein provided. 

Prorated Rent for Partial Month 

1.02 In the event said commencement falls on a day other than the first day of a month, then the Tenant shall pay a prorated rent for said
partial month and the term of the Lease shall be adjusted to run from the first day of the following month. 
 Lease Year Defined 

1.03 The term “lease year,” as used herein, shall mean a period of twelve (12) consecutive full calendar months beginning on
the commencement date if said day is the first day of a month, or beginning on the first day of the following month if the commencement date is other than the first day of a month. Each succeeding lease year shall commence on the anniversary date of
the first lease year. 
 ARTICLE 2. RENT 

Guaranteed Minimum Rent 

2.01 (a) Tenant agrees to pay to Owner without any prior demand therefor and without any deduction or set off whatsoever, and as a Guaranteed
Minimum Rent, the sum Four thousand six hundred sixty-six dollars and 67/00 ($4,666.67) in advance on the first day of each calendar month of each lease year. If the term shall commence on a day other than the
first day of a calendar month, then Tenant shall pay, on the commencement date of the term, a pro rata portion of the Guaranteed Minimum Rent described above, prorated on a per diem basis with respect to such fractional calendar month. 

(b) In addition, the Guaranteed Minimum Rent as set forth in 2.01(a) above shall be subject to being increased by the percentage of increase,
if any, in the Consumer Price Index - U.S. Average - All Items, as published by the United States Department of Labor’s Bureau of Labor 

  
 1 

 
Statistics. The base period, for purposes of such adjustment, shall be September of the year in which this Lease is executed. Each September following the commencement of rentals shall then be
used for comparison purposes with any adjustment in Guaranteed Minimum Rent to be effective as of the next succeeding January 1. In no event shall the Guaranteed Minimum Rent be less than the sum or sums as specified in (a) above. Should the
aforementioned index be discontinued, the parties shall select another similar index which reflects consumer prices and if the parties cannot agree on another index it shall be selected by binding arbitration. (By way of illustration only, if the
September figure in which this Lease is executed is 120 and the September figure following commencement of rentals is 125 then the Guaranteed Minimum Rent for the ensuing calendar year shall be increased by 4.17%). 

2.02 This section is intentionally left blank. 

ARTICLE 3. USE AND CARE OF LEASED PREMISES 

3.01 Tenant shall operate the Leased Premises for the use and purposes for which it is let, to-wit:
bank, under the trade name: Third Coast Bank, SSB, continuously during the term of this Agreement and shall not use or permit the Leased Premises to be used for any other reason or under any other name without the prior written consent of Owner.
Tenant shall not at any time leave the Leased Premises vacant, but shall in good faith continuously throughout the term of the Lease conduct and carry on in the entire Leased Premises the type of business for which the Leased Premises are leased.
Tenant shall keep the Leased Premises reasonably stocked with merchandise, and reasonably staffed to serve the patrons thereof, comparable to stores doing a similar business in the trade area of the Leased Premises. Tenant is not required to operate
its business on Saturdays, Sundays or legal holidays, nor during any time when such operations must be suspended because of casualty loss to the building, strike, insurrection, or other cause beyond the control of Tenant. 

In the event of breach by the Tenant of any of the conditions in this Article 3.01 herein contained, Owner shall have, in addition to all
remedies herein provided, the right at its option to collect not only the Guaranteed Minimum Rent herein provided, but additional rent at the rate of one-thirtieth (1/30) of the Guaranteed Minimum Rent herein
provided for each and every day that the Tenant shall fail to conduct its business as herein provided; said additional rent shall be deemed to be in lien of any percentage rent that might have been earned during such period of the Tenant’s
failure to conduct its business as herein provided. 
 3.02 Tenant will comply, and will cause its employees, agents, and invitees to comply
with all applicable laws and ordinances, and with all rules and regulations of governmental agencies. Tenant shall procure at its sole expense any permits and licenses required for the transaction of business in the Leased Premises. 

3.03 Tenant shall not do or permit anything to be done in or about the Leased Premises nor bring or keep anything therein which will in any
way increase the existing rate of or affect any fire or other insurance upon the Shopping Center or any of its contents, or cause a cancellation of any insurance policy covering said Shopping Center or any part thereof or any of its contents. 

3.04 Tenant shall take good care of the Leased Premises and shall keep the same free from waste at all times. Tenant shall keep the Leased
Premises and sidewalks, service-ways, and loading areas adjacent to the Leased Premises neat, clean, and free from dirt, rubbish, insects, and pests at all times, and shall store all trash and garbage within the Leased Premises, arranging for the
regular pickup of such trash and garbage at Tenant’s expense. Tenant will store all trash and garbage within the area designated by Owner for such trash pickup and removal and only in receptacles of the size, design, and color form time to time
prescribed by Owner. Receiving and delivery of goods and merchandise and removal of garbage and trash shall be only in the manner and areas from time to time prescribed by Owner. Owner may, at its sole option, arrange for the collection of all trash
and garbage and, should Owner exercise such election, Tenant’s proportionate share of the cost thereof will be part of its Common Area Maintenance charge. Tenant shall not operate an incinerator or burn trash or garbage within the Shopping
Center. 
 3.05 Tenant shall not do or permit anything to be done in or about the Leased Premises which will in any way obstruct or
interfere with the rights of other tenants or occupants of the Shopping Center or injure or annoy them or use or allow the Leased Premises to be used for any improper, immoral, unlawful or objectionable purpose, nor shall Tenant cause, maintain or
permit any nuisance in, on or about the Leased Premises. Tenant shall not commit or allow to be committed any waste in or upon the Leased Premises. Tenant shall not do anything that would tend to injure the reputation of the Shopping Center. 

3.06 Tenant will not conduct any auction or bankruptcy or fire or “lost our lease” or “going out of business” or similar
sale or operate within the Leased Premises a “wholesale” or “factory outlet” store, a cooperative store, a “second hand” store, a “surplus” store, or a store commonly refereed to as a “discount
house”. Tenant shall not advertise its products or services at “discount”, “cut price”, or “cut-rate” prices 

  
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 3.07 Tenant may not display or sell merchandise or allow grocery carts or other similar
devices within the control of Tenant to be stored or to remain outside the defined exterior walls and permanent doorways of the Leased Premises. Tenant further agrees not to permit any objectable or unpleasant odors to emanate from the Leased
Premises nor place or permit any exterior lighting, awning, antenna, amplifiers or similar devices or use in or about the Leased Premises any advertising medium which may be heard or seen outside the Leased Premises, such as flashing lights,
searchlights, loudspeakers, phonographs or radio broadcasts. 
 3.08 Tenant shall include the name and address of the Shopping Center and
identity of its business activities in the Leased Premises in all advertisements made by Tenant in which the address and identity of any similar local business activity of Tenant is mentioned. 

ARTICLE 4. COMMON AREAS 

4.01 The “Common Area” is the part of the Shopping Center designated by Owner from time to time for the common use of all tenants,
including among other facilities, parking areas, sidewalks, landscaping, curbs, loading areas, private streets and alleys, lighting facilities, hallways, malls, restrooms, and other areas and improvements provided by Owner for the common use of all
tenants, all of which shall be subject to Owner’s sole management and control and shall be operated and maintained in such manner as Owner, in its discretion, shall determine. Owner reserves the right to change from time to time the size,
dimensions, and location of the Common Area, as well as the size, dimensions, location, identity, and type of any buildings that are a part of the Shopping Center, and to construct additional buildings or additional stories on existing buildings, or
other improvements in the Shopping Center, and to eliminate buildings that are currently part of the Shopping Center. Tenant and its employees, customers, subtenants, licensees, and concessionaires shall have the
non-exclusive right and license to use the Common Area as constituted from time to time, such use to be in common with Owner, other tenants of the Shopping Center, and other persons permitted by Owner to use
the same, and subject to such rules and regulations governing use as Owner may from time to time prescribe, including but not limited to, specific areas within the Shopping Center or in proximity thereto in which automobiles owned by Tenant, its
employees, customers, subtenants, licensees, and concessionaires shall be parked. Owner shall have at all times the right to change such rules and regulations or to promulgate other rules and regulations in such manner as may be deemed advisable for
safety, care of cleanliness of the Shopping Center and for preservation of good order therein, all of such rules and regulations, changes and amendments will be forwarded to Tenant and shall be carried out and observed by Tenant. Tenant shall
further be responsible for the compliance with such rules and regulations by the employees, servants, agents, visitors, and invitees of Tenant. Owner may close any part of the Common Area as may be necessary to prevent the public from obtaining
prescriptive rights or to make repairs or alterations. 
 4.02 Nothing in this Article shall or elsewhere in this Lease shall be construed
as constituting the Common Area, or any part thereof, as any part of the Leased Premises. 
 ARTICLE 5. ADDITIONAL RENT 

5.01 In addition to and separate from the Guaranteed Minimum Rent and Percentage Rent, Tenant shall pay to Owner as additional rent a
“Common Area Maintenance, Tax, and Insurance Payment”, (as such quoted terms are hereinafter defined). The Common Area Maintenance, Tax, and Insurance Payment may sometimes also be referred to as “Additional Rent”. For purposes
of this Lease, the following terms shall have the hereinafter indicated meaning: 
 A.    The phrase “Common Area
Operating Costs” shall mean, for each calendar year (or portion thereof) during the term of this Lease, the aggregate of all costs, expenses and liabilities of every kind or nature paid or incurred by Owner (to the extent that Owner, in its
good faith and judgment, regards it as reasonably necessary or appropriate to provide the services and materials hereafter referred to and to pay and incur the costs, expenses and liabilities hereafter referred to) in connection with: sweeping,
cleaning, removing debris from, maintaining, restriping and repairing the Common Area; lighting the Common Area (including replacement of bulbs and ballasts, and painting, repairing, replacing and maintaining of light standards); providing project
identification signs; providing signs and/or personnel for assisting in traffic control and management at the Common Area; constructing, operating and repairing, replacing and maintaining any on-site or off-site utilities necessary or appropriate for the operation of the Common Area; constructing, operating, repairing, replacing and maintaining any equipment and electric service facilities necessary or appropriate
for the operation of the Common Area; constructing, operating, repairing, replacing and maintaining any HVAC, electric and roof chases; providing and maintaining planting 

  
 3 

 
and landscaping with respect to the Common Area; providing security services with respect to the Common Area (if such is provided by Owner, otherwise, Tenant is responsible for providing its own
security); operating any loudspeakers or other equipment supplying music; utilities charges for any services to the Common Area; repairing, replacing and maintaining the roof of the Shopping Center and the buildings of which they are a part
(including repairs and replacements to provide for adequate drainage and to gutters and downspouts); repairing, replacing and maintaining the structural portions of the Shopping Center and the building of which they are a part; repairing, replacing
and maintaining utility lines located in the Common Area which do not exclusively serve one tenant in the Shopping Center; exterminating and post control in and about the Leased Premises and Shopping Center; periodic repainting of exterior walls,
covered walkways and corridors of the buildings comprising a portion of the Shopping Center (including steam cleaning or sandblasting thereof or other graffiti-removal procedures); repairing, replacing and maintaining covered walkways and overhead
canopies at the Shopping Center (including, without limitation, lighting and tile); repairing, replacing and maintaining sprinklers and sprinkler-risers serving the Shopping Center and the buildings of which they are a part; repairing, replacing and
maintaining sidewalks and corridors in the Common Area (including, without limitation, periodic steam cleaning thereof); plus all other costs and expenses of every kind or nature paid or incurred by Owner relative to operating, managing and
equipping the Shopping Center including, without limitation, subdivision maintenance fees or dues; property owners association fees or dues and similar charges, annual charges for reserves established by Owner for future replacements or improvements
to the Shopping Center (inclusive of periodic new blacktopping of the parking areas and major roof repairs and major structural repairs), plus an administrative fee of fifteen percent (15%) of the aggregate of all of the aforesaid costs and expenses
and liabilities (including, without limitation, the aforesaid reserve) paid or incurred by Owner.. 
 B.    The word
“Taxes”, as used herein, shall mean all taxes, assessments, impositions, levies, charges, excises, fees, licenses and other sums levied, assessed, charged or imposed by any governmental authority or other taxing authority or which accrue
on the Shopping Center for each calendar year (or portion thereof) during the term of this Lease, including, without limitation, professional fees and expenses incurred by Owner for ad valorem tax consultants or
tax-rendering services and all penalties, interest and other charges (with respect to Taxes) payable by reason of any delay in or failure of refusal of Tenant to make timely payment as required under this
Lease, plus an administrative fee of fifteen percent (15%) of the aggregate of all of the aforesaid costs and expenses and liabilities paid or incurred by Owner.. 

C.    The phrase “Insurance Premiums” shall mean the total annual insurance premiums which accrue on all fire
and extended coverage insurance, boiler insurance, public liability and property damage insurance, rent insurance and other insurance which, from time to time, may at Owner’s election be carried by Owner with respect to the Shopping Center
during any applicable calendar year (or portion thereof) occurring during the term of this Lease plus an administrative fee of fifteen percent (15%) of the aggregate of all of the aforesaid costs and expenses and liabilities paid or incurred by
Owner.; providing, however, in the event that during any such calendar year all or any part of such coverage is written under a “blanket policy” or otherwise in such manner that Owner was not charged a specific insurance premium applicable
solely to the Shopping Center, then in such event, the amount considered to be the Insurance Premium with respect to such coverage for such calendar year shall be that amount which would have been the annual insurance premium payable under the rate
in effect on the first day of such applicable calendar year for a separate Texas Standard Form insurance policy generally providing such type and amount of coverage (without any deductible amount) with respect to the Shopping Center (considering the
type of construction and other relevant matters) irrespective of the fact that Owner did not actually carry such type policy. If the insurance policies maintained by Owner with respect to the Shopping Center contain any nature of deductible feature,
then Tenant, in the event of a loss, shall pay to Owner tenant’s pro rata share thereof, based upon the amount of such deductible feature multiplied by a fraction, the numerator of which is the number of square feet of floor area in the Leased
Premises damaged or destroyed by such casualty and the denominator of which is the aggregate number of square feet of floor area in the Shopping Center damaged or destroyed by such casualty. Tenant’s prorata share of such deductible amount
shall be payable to Owner within ten (10) days following receipt from Owner of a statement therefor and payment thereof by Tenant shall be a condition precedent to Owner’s obligations to repair or restore the Leased Premises. 

D.    The phrase “Tenant’s Share” as applied to Taxes and Insurance Premiums shall refer to a sum
calculated by multiplying the Taxes and Insurance Premiums (as the case may be) by a fraction, the numerator of which is the ground floor area (in square feet) of the Leased Premises and the denominator of which is the aggregate leasable area (in
square feet) in all 

  
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buildings in the Shopping Center (whether or not actually leased) on the first day of January for the relevant calendar year for which any calculation referred to in this Article 5 is being made.
The phrase “Tenant’s Share” as applied to Common Area Operating Costs shall refer to a sum calculated by multiplying the Common Area Operating Costs by a fraction, the numerator of which is the ground floor area (in square feet) of
the Leased Premises and the denominator of which is the aggregate leasable ground floor area (in square feet) in all buildings in the Shopping Center. Provided, however, for any period less than twelve (12) full calendar months with respect to
which such calculation is being made, a pro rata portion of the resulting product shall be calculated to determine Tenant’s Share. 

5.02 Tenant shall pay to Owner as the Common Area Maintenance, Tax, and Insurance Payment a sum of money equal to Tenant’s Share of the
Common Area Operating Costs, Taxes, and Insurance Premiums. Such Common Area Maintenance, Tax, and Insurance Payment shall be paid by Tenant in monthly installments in such amounts as are estimated and billed by Owner at the beginning of each twelve
(12) month period commencing and ending on dates designated by Owner, each installment being due on the first day of each calendar month. If at any time during such twelve (12) month period it shall appear that Owner has underestimated
Tenants proportionate share of Common Area Operating Costs, Taxes, and Insurance Premiums for such twelve (12) month period, Owner may re-estimate Tenant’s proportionate share of Common Area
Operating Costs, Taxes, and Insurance Premiums and may bill Tenant for any deficiency which may have accrued during such twelve (12) month period and thereafter the monthly installments payable by Tenant shall also be adjusted. Within one
hundred twenty (120) days or such reasonable time thereafter (in Owner’s determination) after the end of each such twelve (12) month period, Owner shall deliver to Tenant a statement of Common Area Operating Costs, Taxes, and
Insurance Premiums for such twelve (12) month period and the monthly installments paid or payable shall be adjusted between Owner and Tenant, and each party hereby agrees that Tenant shall pay Owner or Owner shall credit Tenant’s account
(or if such adjustment is at the end of the term, pay Tenant), within ten (10) days of receipt of such statement, the amount of deficiency in Tenant’s proportionate share of Common Area Operating Costs, Taxes, and Insurance Premiums paid
by Tenant to Owner during such twelve (12) month period. Failure of Owner to provide the statement called for hereunder shall not relieve Tenant from its obligations hereunder. The initial Common Area Maintenance, Tax, and Insurance Payment,
subject to adjustment as herein provided, shall be Eight hundred dollars ($800.00). 
 5.03 If there is presently in effect of hereafter
adopted any nature of sales tax or use tax or other tax on rents or other sums received by Owner under this Lease or paid by Owner pursuant to any ground lease, if any, (herein referred to as “Rent Sales Tax”), then in addition to all rent
and other payments to be made by Tenant as provided above, Tenant will also pay Owner a sum equal to the amount of such Rent Sales Tax. The term “Rent Sales Tax” shall not include any income taxes applicable to Owner. 

ARTICLE 6. MAINTENANCE, REFURBISHMENT, AND SURRENDER 

Maintenance 
 6.01 (a)
Tenant shall at its expense and risk maintain the roof, foundation, underground or otherwise concealed plumbing, and the structural soundness of the exterior walls (including all windows, window glass, plate glass, and all doors) and all other parts
of the building and other improvements on the Leased Premises in good repair and condition, including but not limited to, repairs (including all necessary replacements) to the interior plumbing, windows, window glass, plate glass, doors, electrical
wiring, hot water system, heating system, air conditioning equipment, fire protection sprinkler system, and the interior and exterior of the building in general. 

(b) Maintenance of the air-conditioning and heating equipment shall be solely the responsibility of
Tenant throughout the entire term of this Lease. Tenant shall, at its own expense, enter into a regularly scheduled preventive maintenance/service contract with a maintenance contractor for servicing all hot water, heating, and air-conditioner systems and equipment within the Leased Premises. The maintenance contractor and the contract must be approved by Owner. The service contract must include all services suggested by the equipment
manufacturer within the operation/maintenance manual and must become effective (and a copy thereof delivered to Owner) within thirty (30) days of the date Tenant takes possession of the Leased Premises. Tenant shall from time to time upon
request furnish proof reasonably satisfactory to Owner that all such systems and equipment are being serviced in accordance with the maintenance/service contract. Within the thirty (30) day period preceding
move-out by Tenant, Tenant shall have the systems and equipment checked and serviced to insure proper functioning and shall furnish Owner satisfactory proof thereof upon request. 

  
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 At Owner’s option, to protect heating and
air-conditioning (“HVAC”) equipment, Owner may enter into a service contract covering Tenant’s HVAC equipment, along with equipment of other Tenant’s in the Shopping Center, and periodic
replacements of filters or other replaceable parts. If Owner enters into such a service contract, the cost of such service will be included in Common Area Maintenance expense and will be payable by Tenant’s in the Shopping Center. 

Refurbishment 
 6.02 If
the Lease term is four (4) years or more, then upon the written request of Owner, which may be given at any time and from time to time after the earlier of the midpoint of the Lease term or the fifth (5th) anniversary of the Commencement Date,
Tenant shall, at Tenant’s sole cost and expense, refurbish all or any portion of the interior or exterior of the Leased Premises specified in such written request of Owner (which written request may be general or specific) to the end that the
furniture, furnishings, trade fixtures, partitions, ceiling, floor coverings, equipment, signs, painting, decorating and other items so specified shall be restored to substantially the same condition and appearance as at the date that Tenant opened
the Leased Premises to the public for business. Tenant shall, within thirty (30) days from the date of such written request, submit to Owner plans and specifications for such refurbishing in such detail as Owner may request. Such plans and
specifications shall comply with such requirements as Owner may from time to time prescribe for refurbishing. Tenant shall commence any such refurbishing promptly after receipt of Owner’s written approval of such plans and specifications (which
written approval may require modification thereto) and shall complete the same in a good and workmanlike manner and in accordance with such plans and specifications approved by Owner within ninety (90) thereafter. In no event shall any
refurbishing be commenced within the Leased Premises without Owner’s prior written approval of the plans and specifications therefor. Tenant shall conduct any such refurbishing in an efficient manner so as to not interfere with the operation of
its business and in a manner not inconsistent with its obligations pursuant to the Lease. 
 Surrender 

6.03 Tenant shall throughout the lease term maintain the building and other improvements constituting the Leased Premises and keep them free
from waste or nuisance, and shall deliver up the Leased Premises in a clean and sanitary condition at the termination of this Lease and in good repair and condition, reasonable wear and tear and damage by fire, tornado, or other casualty excepted
and shall surrender all keys for the Leased Premises to Owner and shall inform Owner of all combinations on locks, safes, and vaults, if any, in the Leased Premises. In the event Tenant should neglect to reasonably maintain the Leased Premises,
Owner shall have the right, but not the obligation, to cause repairs or corrections to be made, and any reasonable costs thereof plus a charge equal to fifteen percent (15%) of such cost shall be payable by Tenant to Owner as additional rental on
the next rental installment date or upon demand if said Lease has expired. 
 ARTICLE 7. ALTERATIONS, ADDITIONS, AND IMPROVEMENTS 

7.01 Tenant shall not create any openings in the roof or exterior walls, nor make any alterations, additions, or improvements to the Leased
Premises without the prior written consent of Owner. Consent for nonstructural alterations, additions, or improvements shall not be unreasonably withheld by Owner. Tenant shall have the right at all times to erect or install shelves, bins,
machinery, air conditioning or heating equipment, and trade fixtures, provided that Tenant complies with all applicable governmental laws, ordinances, and regulations. Tenant shall have the right to remove at the termination of this Lease such items
so installed (other than replacement items for air-conditioning or heating equipment or permanently installed fixtures, which shall become the property of Owner) provided Tenant is not in default; however, Tenant shall, prior to the termination of
this Lease, repair any damage caused by such removal. 
 All alterations, additions, or improvements made by Tenant, other than shelves,
bins, machinery and trade fixtures which are not actually removed from the Leased Premises by Tenant under the provisions of the preceding paragraph, shall become the property of Owner at the termination of this Lease; however, the Tenant shall
promptly remove, if Owner so elects, all alterations, additions, and improvements, and any other property placed in the premises by Tenant, and Tenant shall repair any damage caused by such removal. 

ARTICLE 8. SIGNS; STORE FRONTS 

8.01 Tenant shall not, without Owner’s prior written consent, (a) make any changes to or paint the store front, or (b) install
any exterior lighting, decorations, or paintings or (c) erect or install any signs, window or door lettering, placards, decoration, or advertising media of any type which can be viewed from the exterior of the Leased Premises, excepting only
dignified displays of customary type for its display windows. All signs, lettering, placards, decorations, and advertising media shall conform in all respects to the sign criteria established by Owner from time to time in the

  
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exercise of its sole discretion, and shall be subject to the prior written approval of Owner as to the construction, method, of attachment, size, shape, height, lighting, color, and general
appearance. All signs shall be in good repair and in proper operating order at all times. Tenant shall remove all signs at the termination of this Lease, and shall repair any damage and close any holes caused by such removal. 

In the event of Tenant’s failure to comply with the provisions of this Article or the provisions of Owner’s sign criteria, Owner
shall have the right at Owner’s option and without prior written notice to Tenant, to (a) remove any sign in violation herein and to invoice Tenant for any cost associated with said removal, and/or (b) charge the Tenant the sum of
Twenty Dollars ($20.00) per day for each such violation, and/or (c) repair or replace Tenant’s sign so displayed in violation of said criteria such that Tenant’s sign shall comply with said criteria, and to invoice Tenant for the cost
associated with said repair or replacement, and/or (d) declare Tenant in default under the terms of this Lease. In any case where Owner elects to remove Tenant’s sign, Owner shall not be liable in conversion for the cost of same and Owner
may, at its option, store Tenants’ sign for Tenant or dispose of same without notice to Tenant. In the event Owner elects to remove and store Tenant’s sign, Tenant shall be liable for any storage costs incurred by Owner and Owner shall not
be required to return said sign to Tenant unless and until Tenant reimburses Owner for said storage costs. Tenant agrees to indemnify and hold Owner harmless from all claims, suits, actions, damages, and liability (including the costs and expense of
defending against all the aforesaid) arising (or alleged to arise) as a result of the violation by Tenant of the provisions of this Article. 

ARTICLE 9. UTILITY CHARGES 

9.01 Tenant shall pay all utility charges for water, garbage collection, sewer charges, electricity, heat, gas, and power used in and about
the Leased Premises, all such charges to be paid by Tenant to the utility company or municipality furnishing the same, before the same shall become delinquent. 

ARTICLE 10. FIRE AND CASUALTY DAMAGE 

10.01 If the building or other improvements on the Leased Premises should be damaged or destroyed by fire, tornado, or other casualty, Tenant
shall give immediate written notice thereof to Owner. 
 Total Destruction 

(a) If the building on the Leased Premises should be totally destroyed by fire, tornado, or other casualty, or if it should be so damaged that
rebuilding or repairs cannot reasonably be completed within one hundred eighty (180) working days from the date of written notification by Tenant to Owner of the occurrence of the damage, this Lease shall terminate and rent shall be abated for
the unexpired portion of this Lease, effective as of the date of said written notification. The provisions of Article 26.10 hereof shall operate to extend said one hundred eighty (180) day period if rebuilding or repairs are delayed by force
majeure. 
 Partial Damage 

(b) If the building or other improvements on the Leased Premises should be damaged by fire, tornado, or other casualty, but not to such an
extent that rebuilding or repairs cannot reasonably by completed within one hundred eighty (180) working days from the date of written notification by Tenant to Owner of the occurrence of the damage, this Lease shall not terminate but Owner
shall, if the casualty has occurred prior to the final two (2) years of the lease term, at his sole cost and risk proceed forth with to rebuild or repair such building and other improvements to substantiate the condition in which they
existed prior to such damage. If the casualty occurs during the final two (2) years of the lease term, Owner shall not be required to rebuild or repair such damage. If the building and other improvements are to be rebuilt or repaired and are
untenantable in whole or in part following such damage, the rent payable hereunder during the period in which they are untenantable shall be adjusted equitably. In the event that Owner should fail to complete such rebuilding or repairs within one
hundred eighty (180) working days from the date of written notification by Tenant to Owner of the occurrence of the damage, Tenant may at its option terminate this Lease by written notification at such time to Owner, whereon all rights and
obligations hereunder shall cease. The provisions of Article 26.10 hereof shall operate to extend said one hundred eighty (180) day period if rebuilding or repairs are delayed by force majeure. 

ARTICLE 11. CONDEMNATION 

11.01 If during the term of this Lease or any extension or renewal hereof, all of the Leased Premises should be taken by right of eminent
domain, this Lease shall terminate and the rent shall be abated during the unexpired portion of this Lease, effective as of the date of the taking of said premises by the condemning authority. 

  
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 If less than all of the Leased Premises shall be taken by right of eminent domain, Owner
shall have the option to terminate this Lease on the date of taking by giving written notice to Tenant within sixty (60) days after the filing of the action in eminent domain, in which event Owner shall be entitled to all proceeds, and Tenant
shall have no claim to any part of the award in condemnation, or, in the alternative, Owner, by failing to give the above notice within the time above specified, may elect to leave the Lease in full force and effect and have the proceeds divided
according to law. 
 ARTICLE 12. SECURITY DEPOSIT 

12.01 Tenant has deposited with Owner the sum of zero dollars and no/00) ($0.00). Said Sum shall be held by Owner as security for the faithful
performance by Tenant of all the terms, covenants, and conditions of this Lease to be kept and performed by Tenant during the term hereof. If Tenant defaults with respect to any provision of this Lease, including, but not limited to the provisions
relating to the payment of rent, Owner may (but shall not be required to) use, apply or retain all or any part of this security deposit for the payment of any rent or any other sum in default, or for the payment of any amount which Owner may spend
or become obligated to spend by reason of Tenant’s default, or to compensate Owner for any other loss or damage which Owner may suffer by reason of Tenant’s default. If any portion of said deposit is so used or applied Tenant shall, within
five (5) days after written demand therefor, deposit cash with Owner in an amount sufficient enough to bring the Security Deposit described herein back to the amount first described herein. 

ARTICLE 13. INDEMNITY 

13.01 Tenant agrees to indemnify and hold Owner harmless against any and all claims, demands, damages, costs and expenses, including
reasonable attorney’s fees for the defense thereof, arising from the conduct or management of Tenant’s business in the Leased Premises or from any breach on the part of Tenant of any conditions of this Lease, or from any act or negligence
of Tenant, its agents, contractors, employees, subtenants, concessionaires, or licensees in or about the Leased Premises. In case of any action or proceeding brought against Owner by reason of any such claim, Tenant, upon notice from Owner,
covenants to defend such action or proceeding by counsel acceptable to Owner. 
 In addition to the foregoing, and not by way of limitation
thereof, Tenant agrees to indemnify and hold Owner harmless from any and all liability, damages or costs of any kind or character for injury to persons or property in the Leased Premises or about or around the Leased Premises. Tenant also agrees to
indemnify and hold Owner harmless from all liability, damages and costs of any and every kind and character, that may arise from the Tenant’s improper care of the Leased Premises, or arising out of Tenant’s use and occupancy of the Leased
Premises, it being specifically agreed that Owner shall not be liable for any damage or injury to Tenant or any other person or persons, or to his or their property, goods or chattels caused by water, rain or snow, gas, steam or electricity,
flooding, or by reason of breakage, leakage or obstruction of any pipes or leakage of any character, including roof leakage. 
 It is
expressly agreed that in the event Tenant violates any regulation, ordinance or law that results in Owner being cited by the city or any other regulatory or enforcing authority, Tenant agrees to hold Owner harmless in all respects. 

13.02 Tenant, at its own cost and expense, shall provide and maintain in force during the term of this Lease commercial general liability
insurance coverage (Owner’s, Landlord’s and Tenant’s coverage), with one or more responsible insurance companies duly authorized to transact business in Texas, in an amount of not less than One Million Dollars ($1,000,000.00) combined
single limit or such other amount that Owner, in its sole judgement, may require, which such commercial general liability policy shall include (i) coverage for bodily injury and death, property damage, and products liability coverage;
(ii) contractual liability coverage insuring the obligations of Tenant under the terms of this Lease; and (iii) fire legal liability coverage with respect to the Leased Premises and the buildings to which they are a part in the amount of
at least twenty-five thousand dollars ($25,000.00). Such policy shall name Owner (and any of its affiliates, subsidiaries, successors, and assigns designated by Owner) and Tenant as the insured. Tenant shall furnish Owner with certificates of all
insurance required by this section. If Tenant does not maintain such insurance in full force and effect, Owner may notify Tenant of such failure and if Tenant does not deliver to Owner within ten (10) days after such notice certification
showing all such insurance to be in full force and effect, Owner may, at his option, take out the necessary insurance to comply with the provisions hereof and pay the premiums on the items specified in such notice, and Tenant covenants thereupon on
demand to reimburse and pay Owner any amount so paid or expended in the payment of the insurance premiums required hereby and specified in the notice, with interest thereon at the rate of ten per cent (10%) per annum from the date of such payment by
Owner until repaid by Tenant. 

  
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 ARTICLE 14. HAZARDOUS MATERIALS 

14.01 Tenant agrees and warrants that the nature of its enterprise will not, as a result of noise, emissions, materials or substances received
at, stored upon or shipped from the Leased Premises or by virtue of any other activities of Tenant, create a nuisance upon the Leased Premises, and that no activity of Tenant shall result in the emissions or spillage of pollutants of any nature,
Tenant warrants that no hazardous substances, fluids, solvents or solid waste or other product or material subject to the Comprehensive Environmental Response, Compensation and Liability Act of 1980, the Resource Conservation and Recovery Act, the
Federal Clean Air Act, the Texas Clean Air Act, the Texas Solid Waste Disposal Act, or similar environmental act, statutes or regulations, will be received, accumulated or shipped from the Leased Premises. In the event that any spillage of any
contaminant or pollutant should occur, Tenant agrees to immediately-notify Owner and the appropriate governmental agency, and shall immediately proceed to clean and remove such contaminants or pollutants at Tenant’s sole cost and expense, to
the satisfaction of Owner and to the satisfaction of the appropriate governmental authority having jurisdiction thereof. The provisions of this paragraph shall expressly survive the termination of the lease term. 

ARTICLE 15. DEFAULT AND REMEDIES 

15.01 The following events shall be deemed to be events of default by Tenant under this Lease: 

(1) Tenant shall fail to pay any installment of rental or any other amount payable to Owner as herein provided and such failure shall continue
for a period of five (5) days. 
 (2) Tenant shall fail to comply with any term, provision or covenant of this Lease, other than the
payment of rental or any other amount payable to Owner and shall not cure such failure within ten (10) days after written notice thereof to Tenant. 

(3) Tenant or any guarantor of Tenant’s obligations under this Lease shall become insolvent, or shall make a transfer in fraud of
creditors, or shall make an assignment for the benefit of creditors. 
 (4) Tenant or any guarantor of Tenant’s obligations under this
Lease shall file a petition under any section or chapter of the National Bankruptcy Act, as amended, or under any similar law or statute of the United States or any State thereof; or Tenant or any guarantor of Tenant’s obligations under this
Lease shall be adjudged bankrupt or insolvent in proceedings filed against Tenant or any guarantor of Tenant’s obligations under this Lease. 

(5) A receiver or Trustee shall be appointed for all of the Leased Premises or for all or substantially all of the assets of Tenant or any
guarantor of Tenant’s obligations under this Lease. 
 (6) Tenant shall desert or vacate any portion of the Leased Premises. 

(7) Tenant shall do or permit to be done anything which creates a lien upon the Leased Premises. 

(8) The business operated by Tenant shall be closed for failure to pay any State sales tax as required or for any other reason. 

(9) Tenant shall fail to comply with any terms or conditions of any other contract or agreement by and between Owner and Tenant which relate
to the Leased Premises. 
 Upon the occurrence of any such event of default, Owner shall have the option to pursue any one or more of the
following remedies without any notice or demand whatsoever: 
 A. Terminate this Lease in which event Tenant shall immediately surrender the
Leased Premises to Owner, and if Tenant fails to do so, Owner may, without prejudice to any other remedy which Owner may have for possession or arrearages in rental, enter upon and take possession of the Leased Premises and expel or remove Tenant
and any other person who may be occupying said Leased Premises or any part thereof, by force if necessary, without being liable for prosecution or any claim of damages therefore. 

B. Enter upon and take possession of the Leased Premises and expel or remove Tenant and any other person who may be occupying said Leased
Premises or any part thereof, by force if necessary, without being liable for prosecution or any claim for damages therefore with or without having terminated the Lease. 

C. Do whatever Tenant is obligated to do under the terms of this Lease (and enter upon the Leased Premises in connection therewith if
necessary) without being liable for prosecution or any claim for damages therefore, and Tenant agrees to reimburse Owner on demand for any expenses which Owner may incur in thus effecting compliance with Tenant’s obligations under this

  
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Lease, plus interest thereon at the lesser of the highest rate permitted by law or eighteen percent (18%) per annum, and Tenant further agrees that Owner shall not be liable for any damages
resulting to the Tenant from such action. 
 D. Alter all locks and other security devises at the Leased Premises without terminating this
Lease. 
 E. Exclude Tenant from the Leased Premises by changing all door locks located thereon and thereafter Owner or its agent shall
place a written notice on Tenant’s front door stating the name and address or telephone number of the individual from whom a new key may be obtained and that such key may only be obtained during the hours stated. Owner shall, however, have
absolutely no obligation to furnish a new key unless and until Tenant (i) cures all existing defaults and (ii) delivers to Owner a sum of money determined by Owner in its sole discretion which shall be added to and become a part of the
security deposit of Tenant hereunder. Owner and Tenant intend that this sub-paragraph (E) expressly supersedes any conflicting provisions contained in Section 93.002 of the Texas Property Code, or
any successor statute. 
 15.02 Exercise by Owner of any one or more remedies hereunder granted or otherwise available shall not be deemed
to be an acceptance of surrender of the Leased Premises by Tenant, whether by agreement or by operation of law, it being understood that such surrender can be effected only by the written agreement of Owner and Tenant. No such alteration of locks or
other security devices and no removal or other exercise of dominion by Owner over the property of Tenant or others at the Leased Premises shall be deemed unauthorized or constitute a conversion, Tenant hereby consenting, after any event of default,
to the aforesaid exercise of dominion over Tenant’s property within the Leased Premises. All claims for damages by reason of such re-entry and/or repossession and/or alteration of locks or other security
devices are hereby waived, as are all claims for damages by reason of any distress warrant, forcible detainer proceedings, sequestration proceedings or other legal process. Tenant agrees that any re-entry by
Owner may be pursuant to judgment obtained in forcible detainer proceedings or other legal proceedings or without the necessity for any legal proceedings, as Owner may elect, and Owner shall not be liable in trespass or otherwise. 

15.03 In the event Owner elects to terminate the Lease by reason of an event of default, then notwithstanding such termination, Tenant shall
be liable for and shall pay to Owner at the address specified for notice to Owner herein the sum of all rental and other amounts payable to Owner pursuant to the terms of this Lease which have accrued to date of such termination, plus, as damages,
an amount equal to the total rental (Guaranteed Minimum and Percentage, computed as stated below) plus Tenant’s Common Area Maintenance, Tax, and Insurance Payment hereunder for the remaining portion of the lease term (had Such term not been
terminated by Owner prior to the date of expiration stated in Article 1). 
 15.04 In the event that Owner elects to repossess the Leased
Premises without terminating the Lease, then Tenant shall be liable for and shall pay to Owner at the address specified for notice to Owner herein all rental and other amounts payable to Owner pursuant to the terms of this Lease which have accrued
to the date of such repossession, plus total rental (Guaranteed Minimum and Percentage, computed as stated below) plus Tenant’s Common Area Maintenance, Tax, and Insurance Payment required to be paid by Tenant to Owner during the remainder of
the lease term until the date of expiration of the term as stated in Article 1, diminished by any net sums thereafter received by Owner through reletting the Leased Premises during said period (after deducting expenses incurred by Owner as provided
in Section 15.05 hereof). In no event shall Tenant be entitled to any excess of any rental obtained by reletting over and above the rental herein reserved. Actions to collect amounts due by Tenant to Owner as provided in this Section 15.04
may be brought from time to time, on one or more occasions, without the necessity of Owner’s waiting until expiration of the lease term. 

15.05 In case of any event of default, Tenant shall also be liable for and shall pay to Owner, in addition to any sum provided to be paid
above, broker’s fees incurred by Owner in connection with reletting the whole or any part of the Leased Premises; the costs of removing and storing Tenant’s or other occupant’s property; the cost of repairing, altering, remodeling or
otherwise putting the Leased Premises into condition acceptable to a new tenant or tenants, and all reasonable expenses incurred by Owner in enforcing or defending Owner’s rights and/or remedies including reasonable attorneys’ fees which
shall be not less than fifteen percent (15%) of all sums then owing by Tenant to Owner. 
 15.06 Owner may, but need not, relet the Leased
Premises or any part thereof for such rent and upon such terms as Owner, in its sole discretion, shall determine (including the right to relet the Leased Premises for a greater or lesser term than that remaining under this Lease, the right to relet
the Leased Premises as a part of a larger area, and the right to change the character or use of the 

  
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Leased Premises). If Owner elects to relet the Leased Premises, it shall only be required to use the same efforts it then uses to lease other space or properties which it owns or manages;
provided however that Owner shall not be required to give any preference or priority to the showing or leasing of the Leased Premises over any other space that Owner may be leasing or have available and may place a suitable prospective
tenant in any such available space regardless of when such alternative space becomes available; provided, further, the Owner shall not be required to observe any instruction given by Tenant about such reletting or accept any tenant offered by Tenant
unless such offered tenant has a credit worthiness acceptable to Owner, leases the entire Leased Premises, agrees to use the Leased Premises in a manner consistent with the Lease and leases the Leased Promises at the same rent, for no more than the
current term and on the same terms and conditions as in this Lease without any expenditure by Owner for tenant improvements or broker’s commissions. In any such case, Owner may, but shall not be required to, make repairs, alterations and
additions in or to the Leased Premises and redecorate the same to the extent Owner deems necessary or desirable. 
 15.07 In the event
Tenant is comprised of more than one person and/or entities, all such persons and/or entities shall be jointly and severally liable for all of the obligations and liabilities of Tenant under this Lease. 

15.08 Upon receipt from Tenant of the sum stated in Article 12 above, such sum shall be held by Owner without interest as security for the
performance by Tenant of Tenant’s covenants and obligations under this Lease, it being expressly understood that such deposit is not an advance payment of rental or a measure of Owner’s damages in case of default by Tenant. If at any time
during the term of this Lease any of the rental herein reserved shall be overdue and unpaid, or any other sum payable by Tenant to Owner hereunder shall be overdue and unpaid then Owner may at its option apply any portion of said deposit to the
payment of any such overdue rental or other sum. In the event of the failure of Tenant to keep and perform any of the other terms, covenants and conditions of this Lease to be kept and performed by Tenant, then the Owner at its option may apply the
security deposit, or so much thereof as may be necessary, to compensate the Owner for loss, cost or damage sustained, incurred or suffered by Owner due to such breach on the part of Tenant Should the security deposit, or any portion thereof be
applied by Owner as herein provided, Tenant shall, upon written demand of Owner, remit to Owner a sufficient amount in cash to restore the security deposit to the original sum deposited, and Tenant’s failure to do so within five days after
receipt of such demand shall constitute a default under this Lease. Any remaining balance of such deposit shall be returned by Owner to Tenant at such time after termination of this Lease and all of Tenant’s obligations under this Lease have
been fulfilled. 
 15.09 In the event of any default by Owner, Tenant will give Owner written notice specifying such default with
particularity, and Owner shall thereupon have thirty (30) days (or such longer period as may be required in the exercise of due diligence) in which to cure any such default. Unless and until Owner fails to so cure any default after such notice,
Tenant shall not have any remedy or cause of action by reason thereof. All obligations of Owner hereunder will be construed as covenants, not conditions. The term “Owner” shall mean only the Owner, for the time being, of the Shopping
Center, and in the event of the transfer by such Owner of its interest in the Shopping Center, such Owner shall thereupon be released and discharged from all covenants and obligations of the Owner thereafter accruing, but such covenants and
obligations shall be binding during the lease term upon each new owner for the duration of such ownership. Notwithstanding any other provision hereof, in the event of any breach or default by Owner in any term or provision of this Lease, Tenant
agrees to look solely to the equity or interest then owned by Owner in the land and improvements which constitute the Shopping Center; however, in no event shall any deficiency judgment or any money judgment of any kind be sought or obtained against
Owner. 
 15.10 For the purpose of computing the amount of Tenant’s liability under this Article 15 for Percentage Rental after
default, the periodic Percentage Rent for which Tenant shall be liable after termination of Tenant’s right to possession shall be the amount Tenant was obligated to pay as Percentage Rental during the most recent full Percentage Rental payment
period before such termination. Tenant will also pay a pro rata part of such periodic Percentage Rental based upon the length of time between the previous payment of Percentage Rental and the date of termination; and upon such termination Tenant
will be obligated to submit to Owner a statement accurately showing Gross Sales made since submission of its last previous statement, together with such additional supporting financial records as Owner may require. The provisions of this
Section 15.10 relating to Percentage Rental, if any, payable by Tenant hereunder are included solely for the purpose of providing for the payment of rental in excess of the Guaranteed Minimum Rental, and providing for a method whereby such
additional rental is to be measured, ascertained and paid, and shall be cumulative with and not in limitation of all other remedies provided for Owner herein. 

  
 11 

 15.11 In the event that Owner shall have taken possession of the Leased Premises pursuant to
the authority herein granted, then Owner shall have the right to keep in place and use all of the furniture, fixtures and equipment at the Leased Premises, including that which is owned by or leased to Tenant at all times prior to any foreclosure
thereon by Owner or repossession thereof by any lessor thereof or third party having a lien thereon. Owner shall also have the right to remove from the Leased Premises (without the necessity of obtaining a distress warrant, writ of sequestration or
other legal process and without being liable for prosecution or any claim for damages therefore) all or any portion of such furniture, fixtures, equipment and other property located thereon and place same in storage at any place within the County in
which, the Leased Premises is located; and in such event, Tenant shall be liable to Owner for costs incurred by Owner in connection with such removal and storage and shall indemnify and hold Owner harmless from all loss, damage, cost, expense and
liability in connection with such removal and storage. Owner shall also have the right to relinquish possession of all or any portion of such furniture, fixtures, equipment and other property to any person (“Claimant”) claiming to be
entitled to possession thereof who presents to Owner a copy of any instrument represented to Owner by Claimant to have been executed by Tenant (or any predecessor of Tenant) granting Claimant the right under various circumstances to take possession
of such furniture, fixtures, equipment or other property, without the necessity on the part of Owner to inquire into the authenticity of said instrument and without the necessity of Owner’s making any nature of investigation or inquiry as to
the validity of the factual or legal basis upon which Claimant purports to act; and Tenant agrees to indemnify and hold Owner harmless from all cost, expense. loss, damage and liability incident to Owner’s relinquishment of possession of all or
any portion of such furniture, fixtures, equipment or other property to Claimant. 
 15.12 The rights and remedies of Owner herein stated
shall be in addition to any and all other rights and remedies which Owner has or may hereafter have at law or in equity; and Tenant stipulates and agrees that the rights herein granted Owner are commercially reasonable. 

15.13 Tenant hereby expressly waives any and all rights Tenant may have under Section 93.002 and 93.003 of the Texas Property Code (as
amended or superseded from time to time), to (i) either recover possession of the Leased Premises or terminate this Lease, and (ii) recover from Owner and amount equal to the sum of its actual damages, one month’s rent, and reasonable
attorney’s fees, less any delinquent rents or other sums for which Tenant is liable. Tenant hereby waives any and all liens (whether statutory, contractual, constitutional or otherwise) it may have or acquire as a result of a breach by Owner
under this Lease. Tenant also waives and releases any statutory lien and offset rights it may have against Owner, including without limitation the rights conferred upon Tenant pursuant to Section 91.004 of the Texas Property Code, as amended or
superseded from time to time, or other applicable law. 
 ARTICLE 16. 

16.01 This section is intentionally left blank. 

ARTICLE 17. OWNER’S RIGHT TO ACCESS; USE OF ROOF; RELOCATION 

17.01 Tenant shall permit Owner and his agents to enter into and upon the Leased Premises at all reasonable times for the purpose of
inspecting the same or for the purpose of maintaining or making repairs or alterations to the building. 
 17.02 During the term of this
lease, or any renewal term, Owner may exhibit the Leased Premises to prospective tenants or purchasers, upon reasonable notice to the local manager of this office; and, during the three months prior to the expiration of the term of this lease, or
any renewal term, Owner may place upon said premises the usual notices “For Lease” or “For Sale,” which notices Tenant shall permit to remain thereon without molestation 

17.03 Owner hereby reserves the right at any time and from time to time to make alterations or additions to the building in which the Leased
Premises is located, the buildings adjoining the same and any other buildings in the Shopping Center. Owner further reserves the right at any time and from time to time to construct or permit others to construct, other buildings or improvements
within the Shopping Center. Such rights set forth in the two preceding sentences include, without limitation, the right to construct additional stories on any such building or buildings, the right to build adjoining the building or buildings, the
right to build multi-level, elevated, underground, and other parking facilities within the Shopping Center and the right to erect in connection with any such construction or building temporary scaffolds and other aids to such construction or
building. Owner shall have the right at any time and from time to time to change the street address of the Leased Premises or the Shopping Center or to change the name of the Shopping Center without incurring any liability to Tenant. 

17.04 Use of the roof above the Leased Premises is reserved to Owner. 

  
 12 

 17.05 Owner hereby reserves the right at any time and from time to time to relocate the
Leased Premises to other premises within the Shopping Center upon sixty (60) days prior written notice to Tenant. Such relocation of the Leased Premises shall be at Owner’s sole costs and expense, and in no way shall effect the obligations
of either Owner or Tenant hereunder. In the event that Tenant shall fail to promptly occupy, and open for business to the public in accordance with this Lease in the new location within the Shopping Center designated by Owner, Owner may, at its
option and in addition to any other remedies that Owner may have hereunder, at law or in equity on account of such breach by Tenant of its obligations hereunder, terminate this Lease upon thirty (30) days prior written notice to Tenant. 

ARTICLE 18. ASSIGNMENT AND SUBLEASE 

Assignment and Subletting by Tenant 

18.01 Neither Tenant nor Tenant’s legal representative or successor in interest by operation or law or otherwise shall assign this Lease,
and any interest therein, or sublet the Leased Premises, or any part thereof, or right or privilege pertinent thereto, without the prior written consent of Owner. Any assignee approved by Owner must assume in writing all of Tenant’s obligations
under this Lease, and Tenant (and any Guarantor(s), if any) shall remain liable for each and every obligation under this Lease. The Owner will be paid by each Tenant a minimum charge of $100.00 for each assignment or subletting. 

Assignment by Owner 

18.02 Owner is expressly given the right to assign any or all of its interest under the terms of this Lease. 

ARTICLE 19. RULES AND REGULATIONS. 

19.01 Tenant shall faithfully observe and comply with the rules and regulations that Owner shall from time to time promulgate and/or modify.
The rules and regulations shall be binding upon the Tenant upon delivery of a copy of them to Tenant. Owner shall not be responsible to Tenant for the nonperformance of any said rules and regulations by any other tenants or occupants. 

ARTICLE 20. HOLDING OVER. 

20.01 If Tenant remains in possession of the Premises or any part thereof after the expiration of the term hereof, without the execution of a
new lease, such occupancy shall be a tenancy from month-to-month. The monthly Guaranteed Minimum Rent for such holdover period shall be an amount equal to twice the
monthly Guaranteed Minimum Rent of the final month prior to such holdover, plus all other charges payable hereunder, and upon all the terms hereof applicable to a month to month tenancy. 

20.02 The above described tenancy from month-to-month may be
terminated by either party upon thirty (30) days notice to the other. 
 ARTICLE 21. LIENS. 

21.01 Tenant shall keep the Leased Premises and the property in which the Leased Premises are situated free from any liens arising out of any
work performed, materials furnished or obligations incurred by Tenant. Owner may require, at Owner’s sole option, that Tenant shall provide to Owner, at Tenants sole cost and expense, a lien and completion bond in an amount equal to one and one-half (1.5) times the estimated cost of any improvements, additions, or alterations in the Leased Premises which the Tenant desires to make, to insure Owner against any liability for mechanics’ and
materialmen’s lien and to insure completion of the work. 
 ARTICLE 22. BROKERS 

22.01 Tenant warrants that it has had no dealings with any real estate broker or agents in connection with the negotiation of this Lease and
it knows of no real estate broker or agent who is entitled to a commission in connection with this Lease. 
 ARTICLE 23. PARKING 

23.01 Owner may designate parking areas for tenant employees parking. 

ARTICLE 24. 
 24.01 This
section is intentionally left blank. 

  
 13 

 ARTICLE 25. LATE CHARGES 

25.01 In the event Tenant fails to pay to Owner when due any installment of rental or other sum to be paid to Owner which may become due
hereunder, Owner will incur additional expenses in an amount not readily ascertainable and has not been elsewhere provided for between Owner and Tenant. If Tenant shall fail to pay to Owner when due any installment of rental or other sum to be paid
hereunder, Tenant will pay Owner on demand a late charge equal to the greater of (i) one hundred dollars ($100.00), or (ii) ten percent (10%) of the past due amount. Failure to pay such late charge upon demand therefore shall be an event of
default hereunder. Provision for such late charge shall be in addition to all other rights and remedies available to Owner hereunder or at law or in equity and shall not be construed as liquidated damages or limiting Owner’s remedies in any
manner. 
 25.02 If Tenant pays any installment of the Guaranteed Minimum Rent or any other sum by check and such check is returned for
insufficient funds or other reason not the fault of Owner, then Tenant shall pay to Owner on demand a processing fee of fifty dollars ($50.00) per returned check. 

ARTICLE 26. MISCELLANEOUS 

Notices and Addresses 

26.01 All notices provided to be given under this Agreement shall be given by certified mail or registered mail, addressed to the proper
party, at the following address: 
  

			
	Owner:	  	Tenant:
	Oaks Shopping, Center Venture, LP	  	Third Coast Bank, SSB
	P.O. Box 1390	  	20202 Highway 59 North, Suite 190
	Beaumont, Texas 77704	  	Humble, Texas 77338

 Parties Bound 

26.02 This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective heirs, executors,
administrators, legal representatives, successors, and assigns where permitted by this Agreement. 
 Texas Law to Apply 

26.03 This Agreement shall be construed under and in accordance with the laws of the State of Texas, and all obligations of the parties
created hereunder are performable in Jefferson County, Texas. 
 Legal Construction 

26.04 In case any one or more of the provisions contained in this Agreement shall for any reason be held to be invalid, illegal, or
unenforceable in any respect, such invalidity, illegality, or unenforceability shall not affect any other provision thereof and this Agreement shall be construed as if such invalid, illegal, or unenforceable provision had never been contained
herein. 
 Landlord and Tenant Relationship 

26.05 Nothing in this Lease shall be deemed or construed by the parties hereto, nor by any third party, as creating the relationship as
principle and agent or of partnership or of joint venture between the parties hereto, it being understood and agreed that neither the method of computation of rent; nor any other provision contained herein, nor any acts of the parties hereto, shall
be deemed to create any relationship between the parties hereto other than the relationship of landlord and tenant. 
 Amendment 

26.06 No amendment, modification, or alteration of the terms hereof shall be binding unless the same be in writing, dated subsequent to the
date hereof and duly executed by the parties hereto. 
 Rights and Remedies Cumulative 

26.07 The rights and remedies provided by this Lease Agreement are cumulative and the use of any one right or remedy by either party shall not
preclude or waive its right to use any or all other remedies. Said rights and remedies are given in addition to any other rights the parties may have by law, statute, ordinance, or otherwise. 

Waiver of Default 
 26.08
No waiver by the parties hereto of any default or breach of any term, condition, or covenant of this Lease shall be deemed to be waiver of any other breach of the same or any other term, condition, or covenant contained herein. 

Attorneys’ Fees 

26.09 In the event Owner or Tenant breaches any of the terms of this Agreement whereby the party not in default employs attorneys to protect
or enforce its rights hereunder and prevails, then the defaulting party agrees to pay the other party reasonable attorneys’ fees so incurred by such other part. 

Force Majeure 
 26.10
Owner shall not be required to perform any term, condition, or covenant in this Lease so long as such performance is delayed or prevented by force majeure, which shall mean acts of God, strikes, lockouts, material or labor restrictions by any
governmental authority, shortage or 

  
 14 

 
unavailability of labor or materials, civil riot, floods, and any other cause not reasonably within the control of Owner and which by the exercise of due diligence Owner is unable, wholly or in
part, to prevent or overcome. 
 Time of Essence 

26.11 Time is of the essence of this Agreement. 

Condition of Premises 

26.12 The premises and improvements have been examined by Tenant, or accepted by Tenant in “as is” condition, and are accepted by
Tenant as being fit for the purposes for which such premises are leased. 
 Subordination to Existing and Future Mortgages 

26.13 This Lease shall be subject and subordinate at all times to the lien of existing mortgages and of mortgages which hereafter may be made
a lien on the leased property. Although no instrument or act on the part of the Tenant shall be necessary to effectuate such subordination, the Tenant will, nevertheless, execute and deliver such further instruments subordinating this Lease to the
lien of any such mortgages as may be desired by the mortgagee. The Tenant hereby appoints the Owner his attorney-in-fact, irrevocably, to execute and deliver any such
instrument for the Tenant. 
 Estoppel Certificates 

26.14 (a) Tenant shall from time to time, upon written request by Owner or Owner’s lender, deliver to Owner of Owner’s lender,
within ten (10) days after receipt of such request, a statement in writing certifying: (i) that this Lease is unmodified and in full force and effect (or if there have been modifications, identifying such modifications and certifying that
the Lease, as modified, is in full force and effect); (ii) the dates to which any rent or other payments have been paid; (iii) that Owner is not in default under any provision of this Lease (or if Owner is in default, specifying each such
default); and, (iv) the address to which notices to Tenant shall be sent; it being understood that any such statement so delivered may be relied upon in connection with any lease, mortgage or transfer. 

(b) Tenant’s failure to deliver such statement within such time shall be conclusive upon Tenant that: (i) this Lease is in full
force and effect and not modified except as Owner may represent; (ii) not more than one month’s rent or other payments have been paid in advance; (iii) there are no defaults by Owner; and, (iv) notices to Tenant shall be sent to
Tenant’s Address as set forth in Article 26.01 of this Lease. Notwithstanding the presumptions of this Article, Tenant shall not be relieved of its obligation to deliver said statement. 

Security 
 26.15 Tenant
specifically acknowledges that Owner has no duty whatsoever to provide security for any portion of the Shopping Center including, including without limitation, the Leased Premises and the Common Areas, and Tenant has assumed sole responsibility for
the security of itself, its Permittees and their respective property, in or about the Shopping Center including, including without limitation, the Leased Premises and the Common Areas. 

Financial Data 
 26.16
Tenant warrants and represents that (a) all financial statements, operating statements and other financial data at any time given to Owner by or on behalf of Tenant or any Guarantor are, or will be, as of their respective dates, true and
correct in all material respects and do not (or will not) omit any material liability, direct or contingent; and (b) there have been no material changes in any financial statements, operating statements or other financial data given to Owner by
or on behalf of Tenant or any Guarantor prior to the Effective Date of this Lease between the respective dated thereof and the Effective date of the Lease. A breach of any of the foregoing warranties and representations shall, at the election Owner,
be deemed an event of Default of this Lease. 
 Prior Agreements Superseded 

26.17 This agreement constitutes the sole and only agreement of the parties hereto and supersedes any prior understandings or written or oral
agreements between the parties respecting the within subject matter. 
 

Arbitration 
 26.18 ANY
CONTROVERSY OR CLAIM BETWEEN OR AMONG THE PARTIES HERETO ARISING OUT OF OR RELATING TO THIS LEASE, INCLUDING ANY CLAIM BASED ON OR ARISING FROM AN ALLEGED TORT, SHALL BE DETERMINED BY BINDING ARBITRATION IN ACCORDANCE WITH THE FEDERAL ARBITRATION
ACT (OR IF NOT APPLICABLE, THE APPLICABLE STATE LAW), THE RULES OF PRACTICE AND PROCEDURE FOR THE ARBITRATION OF COMMERCIAL DISPUTES OR JUDICIAL ARBITRATION AND MEDIATION SERVICES, INC. (J.A.M.S.) AND THE “SPECIAL RULES” SET FORTH BELOW.
IN THE EVENT OF ANY INCONSISTENCY, THE SPECIAL RULES 

  
 15 

 SHALL CONTROL. JUDGEMENT UPON ANY ARBITRATION AWARD MAY BRING AN ACTION, INCLUDING A SUMMARY OR EXPEDITED
PROCEEDING, TO COMPEL ARBITRATION OF ANY CONTROVERSY OR CLAIM TO WHICH THIS LEASE APPLIES IN ANY COURT HAVING JURISDICTION OVER SUCH ACTION. 

(A)    SPECIAL RULES. THE ARBITRATION SHALL BE CONDUCTED IN BEAUMONT, TEXAS AND ADMINISTERED BY J.A.M.S. WHO WILL APPOINT
AN ARBITRATOR. IF J.A.M.S. IS UNABLE OR LEGALLY PRECLUDED FROM ADMINISTERING THE ARBITRATION, THEN THE AMERICAN ARBITRATION ASSOCIATION WILL SERVE. ALL ARBITRATION HEARINGS WILL BE COMMENCED WITHIN 60 DAYS OF THE DEMAND FOR ARBITRATION; FURTHER, THE
ARBITRATOR SHALL ONLY, UPON A SHOWING OF CAUSE, BE PERMITTED TO EXTEND THE COMMENCEMENT OF SUCH HEARING FOR AN ADDITIONAL 60 DAYS. 

(B)    RESERVATION OF RIGHTS. NOTHING IN THIS LEASE SHALL BE DEEMED TO (1) LIMIT THE APPLICABILITY OF ANY OTHERWISE
APPLICABLE STATUTES OF LIMITATION OR REPOSE AND ANY WAIVERS CONTAINED IN THIS LEASE; OR (2) LIMIT THE RIGHT OF THE LESSOR HERETO (A) TO EXERCISE SELF HELP REMEDIES, OR (B) TO OBTAIN FROM A COURT PROVISIONAL OR ANCILLARY REMEDIES SUCH
AS (BUT NOT LIMITED TO) INJUNCTIVE RELIEF, DISTRESS WARRANT, FORCIBLE DETAINER, WRIT OF POSSESSION OR THE APPOINTMENT OF A RECEIVER. THE LESSOR MAY EXERCISE SUCH SELF HELP RIGHTS OR OBTAIN SUCH PROVISIONAL OR ANCILLARY REMEDIES BEFORE, DURING OR
AFTER THE PENDENCY OF ANY ARBITRATION PROCEEDING BROUGHT PURSUANT TO THIS LEASE. NEITHER THE EXERCISE OF SELF HELP REMEDIES NOR THE INSTITUTION OR MAINTENANCE OF AN ACTION FOR PROVISIONAL OR ANCILLARY REMEDIES SHALL CONSTITUTE A WAIVER OF THE RIGHT
OF ANY PARTY, INCLUDING THE CLAIMANT IN SUCH ACTION, TO ARBITRATE THE MERITS OF THE CONTROVERSY OCCASIONING RESORT TO SUCH REMEDIES 
 IN WITNESS WHEREOF,
the undersigned Owner and Tenant hereto execute this Agreement as of the day and year first above written. 
  

							
	OWNER:
	
	OAKS SHOPPING CENTER VENTURE, L.P.
			
		 	By:	 	OSCV Company, L.L.C.
		 	Its:	 	General Partner
				
	        	 		 	By:	 	 /s/ M.A. Lan Phelan II

		 		 	Name:	 	M.A. Lan Phelan II
		 		 	Its:	 	Manager

			
	
	TENANT:
	
	THIRD COAST BANK, SSB
		
	By:	 	 /s/ Bart Caraway

	Name:	 	Bart Caraway
	Its:	 	President

  
 16 

 SPECIAL PROVISIONS ADDENDUM 

I. RENEWAL OPTION 

I.     (A) As long as Tenant is not in default under any of the provisions of this Lease nor has been in default at
any point during the Term of the Lease and as long as this Lease has not been terminated pursuant to any provision hereof, then Tenant may, at its option, extend the term of this Lease for two (2) additional terms of five (5) years each
commencing on the expiration of the then expiring term, hereinafter called the “Option Term(s)” Tenant may exercise such Option Term(s) by giving Owner written notice at least one hundred eighty (180) days prior to the expiration of
the then expiring term. Upon the giving by Tenant to Owner of such written notice and the compliance by Tenant with the foregoing provisions, the term of this Lease shall be deemed to be extended upon all the covenants, agreements, terms, provisions
and conditions, excluding rental, set forth in this Lease, except for such terms and conditions as shall be inapplicable during any additional term. If Lessee fails or omits to so give to Owner the written notice referred to above, it shall be
deemed, without further notice and without further agreement between the parties hereto, that Tenant elected not to exercise the Option Terms granted herein. 

(B) At the beginning of each Option Term the monthly Guaranteed Minimum Rent as set forth in Article 2.0l(a) of the Lease shall be increased
by the percentage of increase, if any, in the Consumer Price Index - U.S. Average - All Items, as published by the United States Department of Labor’s Bureau of Labor Statistics. The base period, for purposes of such adjustment, shall be the
month of the year in which this Lease is originally executed. The date in which the Option Term commences shall then be used for comparison purposes with any adjustment in Guaranteed Minimum Rent to be effective as of the commencement of the Option
Term. In no event shall the Guaranteed Minimum Rent for the Option Term be less than the monthly Guaranteed Minimum Rent for the last month of the original term. Should the aforementioned index be discontinued, the parties shall select another
similar index which reflects consumer prices and if the parties cannot agree on another index it shall be selected by binding arbitration, (By way of illustration only, if the September figure in which this Lease is executed is 120 and the September
figure following commencement of rentals is 125 then the Guaranteed Minimum Rent for the ensuing calendar year shall be increased by 4.17%). 

II. EARLY OCCUPANCY 

II.     Tenant shall have access to and use of the Leased Premises upon full execution of this Agreement and payment of
the first month’s rental and security deposit. The insurance and indemnity requirements under Article 13 of the lease shall apply during the construction contemplated and Tenant shall provide evidence of appropriated insurance coverage prior to
beginning any of Tenant’s work. Occupancy of the Leased Premises by Tenant prior to the Commencement Date shall be subject to all the terms and provisions of this lease, excepting only those requiring the payment of rent. 

III. TENANT ALLOWANCE 

III.     Owner will pay to Tenant up to Twenty thousand dollars ($20,000.00), as a reimbursement for Tenant’s bona
fide (and verified) construction expenses paid to parties not related to Tenant. Such payment will be due only upon (i) completion of all improvements to Owner’s satisfaction; (ii) Tenant’s delivery to Owner of a true copy of its
Certificate of Occupancy (or similar governmental occupancy permit); (iii) Owner’s satisfaction that all bills have been paid to Tenant’s contractors, subcontractors and professionals; and (iv) Tenant’s commencement of business
in the Leased Premises. 
  

									
	Owner:	 		 		 	Tenant:	 	
					
	Initial:	 	MALP	 		 	Initial:	 	BC

	
	 

 The Oaks Shopping Center 

EXHIBIT B 
 BEING a 7.93 acre tract of land out of
and a part of the Charles Williams League, Abstract No. 59 in Beaumont, Jefferson County, Texas, and being more fully described by metes and bounds as follows, to-wit: 

BEGINNING at a concrete monument locating the intersection of the West
right-of-way line of Dowlen Road and the North right-of-way line of Calder Road; said
monument also locates the Southeast corner of the Cousins 25.136 acre tract; 
 THENCE North 00 degrees 45 minutes 03 seconds West with the West line of
Dowlen Road, a distance of 31.45 feet to an iron stake locating the Beginning Point of a curve to the right whose central angle is 16 degrees 24 minutes 07 seconds and whose radius is 1200.02 feet; 

THENCE in a Northeasterly direction with the arc of said curve an are distance of 343.53 feet to a concrete monument for corner; said monument locates the
Southmost corner of the Jefferson Savings and Loan Tract and lies in the centerline of the now abandoned “V” Street; 
 THENCE North 00 degrees 45
minutes 03 seconds West with the West line of the Jefferson Savings and Loan tract and with the centerline of the now abandoned “V” Street, a distance of 519.55 feet to a concrete monument for corner in the South line of 100.00 foot right-of-way for Phelan Boulevard; 
 THENCE South 64 degrees 18 minutes 34
seconds West with said Sough line, a distance of 441.0 feet to a concrete monument for corner; 
 THENCE South 00 degrees 45 minutes 03 seconds East, 928.43
feet to a concrete monument for corner in an old fence line on the North line of Calder Road; 
 THENCE North 56 degrees 38 minutes 25 seconds East with an
old fence line 416.71 feet to the PLACE OF BEGINNING, containing 7.93 acres of land, more or less. 
 NOTE: COMPANY DOES NOT REPRESENT THAT THE ABOVE
ACREAGE AND/OR SQUARE FOOTAGE CALCULATIONS ARE CORRECT. 

 

 
 August 27, 2015 

Mr. David Doyle 
 Third
Coast Bank, SSB 
 8235 Douglas Avenue, Suite 100 

Dallas, Texas 75225 
  

	 	Re:	 Shopping Center Lease Agreement dated March 20, 2009 by and between Third Coast Bank, SSB, as Tenant,
and the Oaks Shopping Center Venture, LP, as Owner, for the lease of property located at 229 Dowlen Road, Suite C, Beaumont, Texas (the “Lease”) 

Dear David, 

This will confirm that Third Coast Bank timely exercised its renewal option, as such was provided for in the Lease, thereby
extending the term of the Lease for an additional five (5) years expiring on May 31, 2019. 
 Sincerely, 

/s/ M. A. Lan Phelan II 
 M. A.
Lan Phelan II 
 for the Oaks Shopping Center Venture, LP 

 Amendment to Lease 

THIS AMENDMENT TO LEASE, is entered into effective as of April 23, 2019, by and between Third Coast Bank, SSB (“Tenant”) and
Oaks Shopping Center Venture, LP – a Texas limited partnership (“Owner”); 
 WHEREAS, the Owner and Tenant entered into that
certain Shopping Center Lease Agreement originally dated January 29, 2009 (the “Lease”), for the lease of certain real estate at The Oaks Shopping Center, 229 Dowlen Road, Suite C, Beaumont, Jefferson County, Texas (the “Leased
Premises”) and more particularly described in the Lease; and, 
 WHEREAS, Tenant exercised the first renewal option described in
Section 1 of the Special Provisions Addendum of the Lease whereby the Lease was extended to May 31, 2019; and, 
 WHEREAS, the
notice deadline for the second renewal option has expired but Owner and Tenant would like to extend the term of the Lease under mutually agreeable terms; and, 

NOW, THEREFORE, in consideration of the mutual covenants and agreements contained herein, it is agreed by and between the parties that the
Lease shall be hereby amended in the following manner and upon the terms and conditions hereinafter set forth: 

1.    The second renewal option contained in Section 1 of the Special Provisions Addendum of the Lease has expired
and is hereby deleted. 
 2.    The term of the Lease, as defined in Article 1.01 of the Lease, will be extended for an
additional term of five (5) years. The Lease shall now expire on May 31, 2024. 
 3.    The monthly Minimum
Guaranteed Rent, as defined in Article 2.01 (a) of the Lease, is currently the sum of Six Thousand Thirteen Dollars and Seventy-Eight /00 ($6,013.78) subject to further annual adjustments as stated in the Lease. 

4.    Except as modified by this Agreement, the parties hereby acknowledge that all other terms and provisions of the
Lease are hereby ratified and shall remain in full force and effect. 
 IN WITNESS WHEREOF, the parties hereto have executed this Amendment
to Lease as of the day and year first above written. 

							
	OWNER:	 	
	
	OAKS SHOPPING CENTER VENTURE, L.P.
			
	    	 	By:	 	OSCV Company, L.L.C.
		 	Its:	 	 General Partner 

				
		 		 	By:	 	 /s/ M. A. Lan Phelan II

		 		 	Name:	 	M. A. Lan Phelan II
		 		 	Its:	 	Manager

  

					
	TENANT:
	
	THIRD COAST BANK, SSB
		
	By:	 	 /s/ Donald Legato

	Name:	 	Donald Legato
	Its:

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