Document:

EX-10.14

 Exhibit 10.14 

RATTLER MIDSTREAM LP 

LONG-TERM INCENTIVE PLAN 

PHANTOM UNIT AGREEMENT 

THIS PHANTOM UNIT AGREEMENT (this “Agreement”) is made and entered into by and between Rattler Midstream GP
LLC, a Delaware limited liability company (the “General Partner”), and                      (“you”), effective as
of                          (the “Date of Grant”). 

WHEREAS, Rattler Midstream LP, a Delaware limited partnership (the “Partnership”), acting through the board of
directors of the General Partner (the “Board”), has adopted the Rattler Midstream LP Long-Term Incentive Plan, as it may be amended from time to time (the “Plan”), to, among other things, attract,
retain and motivate certain directors, employees and officers of the Partnership, the General Partner and their respective Affiliates (collectively, the “Partnership Entities”); and 

WHEREAS, the Board has authorized the grant of Phantom Units under the Plan to you as part of your compensation for services provided
to the Partnership Entities. 
 NOW, THEREFORE, in consideration of the mutual covenants set forth herein and for other valuable
consideration hereinafter set forth, the parties agree as follows: 
 1.    Grant of Phantom Units.
The General Partner hereby grants to you, effective as of the Date of Grant, the right (the “Award”) to receive an aggregate of Units (the “Phantom Units”) on the terms and conditions set forth herein
and in the Plan, which Plan is incorporated herein by reference as part of this Agreement. Capitalized terms used in this Agreement but not otherwise defined herein shall have the meanings given to such terms in the Plan, unless the context requires
otherwise. 
 2.    Phantom Units. Each Phantom Unit under the Award is a notional Unit granted
under Section 6.4 of the Plan, which upon vesting entitles you to receive, at the time of settlement (which may or may not be coterminous with the vesting schedule of the Award), a Partnership Unit. 

3.    Vesting of Phantom Units. Phantom Units shall be deemed “Nonvested Phantom
Units” unless and until they have become “Vested Phantom Units” in accordance with this Section 3. 

 (a)    Vesting Schedule. Subject to the other terms and
conditions set forth herein, the Phantom Units granted pursuant to this Agreement will become Vested Phantom Units in accordance with the following schedule, provided that you remain in Continuous Service with the Partnership Entities until the
applicable vesting dates: 
  

			
	 Date Phantom Units Become

Vested Phantom Units
	 	 Number of Phantom Units that

Become Vested Phantom Units

	
                 
   , 2019
	 	
	
                 
   , 2020
	 	
	
                 
   , 2021
	 	

 (b)    Change of Control. Notwithstanding the above vesting schedule, upon
the occurrence of a Change of Control prior to the date all Phantom Units granted pursuant to this Agreement become Vested Phantom Units, all of Phantom Units subject to this Agreement will immediately become Vested Phantom Units. As used in this
Section 3(b), the term “Change of Control” means a Change of Control as defined in the Plan even if such Change of Control does not also constitute a “change in the ownership of a corporation,” a “change in the
effective control of a corporation,” or a “change in the ownership of a substantial portion of a corporation’s assets,” in each case, within the meaning of § 1.409A-3(i)(5) of the 409A
Regulations. 
 (c)    Termination of Employment. 

(i)    General. Except as provided in Section 3(c)(ii) below, notwithstanding anything to the
contrary in the foregoing provisions of this Section 3, in the event your Continuous Service with the Partnership Entities is terminated prior to the date all Phantom Units granted pursuant to this Agreement become Vested Phantom Units, then
all of your Nonvested Phantom Units will remain unvested, will become null and void and will be forfeited as of the date of such termination. 

(ii)    Death and Disability. If your Continuous Service with the Partnership Entities is terminated
due to death or Disability prior to the date all Phantom Units granted pursuant to this Agreement become Vested Phantom Units, then all Phantom Units subject to this Agreement will immediately become Vested Phantom Units as of your Continuous
Service termination date. As used in this Section 3(c)(ii), “Disability” means your inability to substantially perform your duties to the General Partner, the Partnership, or any Affiliate of either by reason of a
medically determinable physical or mental impairment that is expected to last for a period of six months or longer or to result in death. 

  
 2 

 4.    Settlement and Payment of Phantom Units. 

(a)    Time of Settlement. Subject to your satisfaction of the applicable tax withholding obligations of
Section 6 and the requirements Section 4(b) below, Vested Phantom Units will be settled upon the earlier to occur of: 

(i)    the following schedule: 
  

			
	 Date Phantom Units are Settled
	 	 Number of Phantom Units that

are Settled by Issuance of Units

	
                 
   , 2019
	 	
	
                 
   , 2020
	 	
	
                 
   , 2021
	 	

 or 

(ii)    the date a Change in Control occurs (the earliest occurring of such events, the
“Settlement Date”). The term “Change of Control” means a Change of Control as defined in the Plan. 

(b)    Extension of Settlement Date. Notwithstanding the foregoing provisions of this Section 4, in the
event the issuance and delivery of Units on any Settlement Date would violate any applicable Federal, state, local or foreign law (including if, at the time of a proposed settlement, there shall be an effective registration statement registering
under the Securities Act of 1933, as amended (the “Securities Act”), the issuance of Units upon vesting of Awards under the Plan (the “Registration Statement”), and there shall have occurred an event
which makes any statement made in the Registration Statement, related prospectus or any document incorporated therein by reference untrue in any material respect or which requires the making of any changes in such Registration Statement, prospectus
or other documents so that they will not contain any untrue statement of material fact or omit to state any material fact required to be stated therein or necessary to make the statements therein not misleading), the General Partner may specify
another date, during a 30 day period beginning on the date the issuance and delivery of Units for your Vested Phantom Units, or any portion thereof, would first no longer violate an applicable federal, state, local or foreign law, as the Settlement
Date for your Vested Phantom Units, or portion thereof, but not later than two and one-half months after the end of the calendar year in which such Award becomes Vested Phantom Units. 

(c)    Delivery of Units. No fractional Units shall be issued with respect to Vested Phantom Units; rather,
you will receive a cash payment for such amount as is necessary to eliminate fractional Units and effect the issuance and acceptance of only whole Units. Unless and until a certificate or certificates representing such Units shall have been issued
by the Partnership to you or the transfer of such Units shall be entered in the Partnership’s ledger or otherwise properly reflected in the Partnership’s books and records, you shall not be or have any of the rights or privileges of a
unitholder of the Partnership with respect to Units acquirable upon vesting of the Award.    The Partnership will not have any obligation to settle the vesting of any Award by transfer of such Units unless and until the General
Partner receives the full amount of money as the General Partner may require to meet its withholding obligation under applicable tax laws or regulations and to satisfy the tax withholding obligations of Section 6 hereof. 

(d)    Distribution Equivalents. If the Partnership pays any cash distribution to its outstanding
Partnership Unit holders for which the record date occurs after the Date of Grant, the Administrator will pay you as of the distribution payment date an amount equal to the amount of the distribution paid by the Partnership with respect to a single
Partnership Unit multiplied by the number of Phantom Units under this Agreement that are unvested as of that record date and that are vested as of that record date but have not been settled under the payment

  
 3 

 
terms of Section 4 (“Distribution Equivalents”). Distribution Equivalents will vest and be paid to the Participant on the distribution payment date (but not later
than two and one-half months after the end of the year that includes the distribution record date) if Participant is in the employ of, or a service provider to, the Partnership Entities on the distribution
record date declared by the Partnership. 
 5.    Transferability. This Agreement and the Phantom
Units granted hereunder will not be transferrable or assignable by you other than by will or the laws of descent and distribution, except to the extent approved by the Committee in accordance with the terms of the Plan. Notwithstanding the
foregoing, if you are serving as a Designated Director of the General Partner, you may enter into a transfer agreement that transfers this Award and requires issuance of the Units in settlement of the Vested Phantom Units to an entity, including
without limitation a private equity or other investment fund that is an investor in the Partnership (an “Investor”), subject to compliance with all applicable securities laws. A “Designated Director”
is a Director of the General Partner who is an employee or partner of an Investor and who is treated as serving on behalf of such Investor because the services provided to the General Partner depend upon the exercise of expertise and are similar to
those that are performed for the Investor and the Investor has established a policy that provides that the Investor is entitled to the benefit of any compensation provided for services provided as a Director of any portfolio company. 

6.    Payment of Taxes. To the extent that the settlement of this Award or the disposition of Units
acquired by vesting of this Award results in compensation income or wages to you for federal, state or local tax purposes that are subject to withholding requirements, you shall deliver to the General Partner at the time of such settlement or
disposition such amount of money as the General Partner may require to meet its withholding obligation under applicable tax laws or regulations. You may satisfy such tax withholding obligation (i) in cash (including by certified check, bank
draft or money order, or wire transfer of immediately available funds); or (ii) in the Committee’s discretion and on such terms as the Committee approves: (A) by delivering or constructively tendering by means of attestation whereby
you identify for delivery specific duly endorsed Units having a Fair Market Value equal to the aggregate withholding obligation (provided that any Units used for this purpose must have been held by you for such minimum period of time, if any, as may
be established from time to time by the Committee), (B) by notice of net issuance including a statement directing the Partnership to retain from transfer the number of Units with a Fair Market Value equal to the aggregate withholding obligation, in
which case the Award will be surrendered and cancelled with respect to the number of Units retained by the Partnership, or (C) to the extent permissible under applicable law, through delivery of irrevocable instructions to a broker to sell a
sufficient number of the Units being settled to cover the aggregate withholding obligation and delivery to the General Partner on behalf of the Partnership (on the same day that the Units issuable upon vesting are delivered) of the amount of sale
proceeds required to pay the aggregate withholding obligation; or (iii) any combination of the foregoing. In the event the Committee subsequently determines that the amount paid or withheld as payment of any tax withholding obligations is
insufficient to discharge the tax withholding obligation, you will be required to pay to the General Partner, immediately upon the Committee’s request, the amount of that deficiency. No Units will be transferred to you pursuant to
Section 4(c) until the full amount of any required tax withholding obligation has been received by the General Partner. 

  
 4 

 7.    Nonqualified Deferred Compensation Rules. The
intent of the parties is that the Award and related rights under this Agreement will be exempt under Section 409A of the Code and the 409A Regulations as a short-term deferral and, accordingly, to the maximum extent permitted, this Agreement
shall be interpreted to be in compliance therewith. In the event the Award is subject to Section 409A, the General Partner, the Partnership and you shall take commercially reasonable efforts to reform or amend any provision hereof to the extent
it is reasonably determined that such provision would or could reasonably be expected to cause you to incur any additional tax or interest under Section 409A or the 409A Regulations to try to comply with the requirements of Section 409A
and the 409A Regulations through good faith modifications, in any case, to the minimum extent reasonably appropriate to conform with such requirements; provided, that any such modification shall not increase the cost or liability to the General
Partner or the Partnership. To the extent that any provision hereof is modified in order to comply with Section 409A and the 409A Regulations, such modification shall be made in good faith and shall, to the maximum extent reasonably possible,
maintain the original intent and economic benefit to the General Partner, the Partnership and you of the applicable provision without violating the provisions of Section 409A and the 409A Regulations. Notwithstanding the foregoing provisions of
this Section 7, you are responsible for any and all taxes (including any taxes imposed under Section 409A of the Code) associated with the grant or vesting of, or otherwise with respect to, the Award and matters related thereto. For
purposes of Section 409A of the Code, each payment or amount due under this Agreement shall be considered a separate payment. 

8.    Miscellaneous. 

(a)    No Right to Continued Service. This Award shall not be construed to confer upon you any right to
continue as an employee of or other service provider to the Partnership Entities. Any question as to whether and when there has been a termination of Continuous Service shall be determined by the Committee and its determination shall be final and
binding. Records of the Partnership Entities regarding your period of Continuous Service, termination of Continuous Service, leaves of absence and other matters shall be conclusive for all purposes hereunder, unless determined by the Committee to be
incorrect. 
 (b)    Administration. This Agreement shall at all times be subject to the terms and
conditions of the Plan. The Committee shall have sole and complete discretion with respect to all matters reserved to it by the Plan and decisions of the Board or a majority of the members of the Committee designated to administer the Plan with
respect thereto and to this Agreement shall be final and binding upon you and the Partnership Entities. In the event of any conflict between the terms and conditions of this Agreement and the Plan, the provisions of the Plan shall control. 

(c)    No Liability for Good Faith Determinations. The Partnership Entities, the members of the Board and
the Committee, shall not be liable for any act, omission or determination taken or made in good faith with respect to this Agreement or the Award granted hereunder. 

(d)    No Guarantee of Interests. The Partnership Entities the members of the Board and the Committee, do
not guarantee the Units from loss or depreciation. 

  
 5 

 (e)    Severability. If any provision of this Agreement is
held to be illegal or invalid for any reason, the illegality or invalidity shall not affect the remaining provisions hereof, but such provision shall be fully severable and this Agreement shall be construed and enforced as if the illegal or invalid
provision had never been included herein. 
 (f)    Binding Effect. This Agreement shall be binding upon
you, your legal representatives, heirs, legatees and distributees, and upon the Partnership Entities and their successors and assigns. 

(g)    Construction. The titles and headings of sections are included for convenience of reference only and
are not to be considered in construction of the provisions hereof. Words used in the masculine shall apply to the feminine where applicable and whenever the context of this Agreement dictates, the plural shall be read as the singular and the
singular as the plural. 
 (h)    Governing Law. All questions arising with respect to the provisions of
this Agreement shall be determined by application of the laws of the State of Delaware without regard to choice of law principles thereunder, except to the extent Delaware law is preempted by federal law. 

(i)    Amendment. This Agreement may be amended by the Committee; provided, however, that, unless otherwise
provided in the Plan, no such amendment may materially reduce your rights or benefits inherent in this Agreement prior to such amendment without your express written consent. For the avoidance of doubt, a cancellation of all or a part of this Award
where you receive a payment equal in value to the Fair Market Value of the vested Award will not constitute an impairment of your rights that requires your consent. 

(j)    Furnish Information. You agree to furnish to the General Partner or the Partnership all information
requested by them to enable the Partnership Entities to comply with any reporting or other requirements imposed upon them by or under any applicable statute or regulation. 

(k)    Execution of Receipts and Releases. Any payment of cash or any issuance or transfer of Units or other
property to you, or to your legal representative, heir, legatee or distributee, shall, to the extent thereof, be in full satisfaction of all claims of such persons hereunder. The Committee may require you or your legal representative, heir, legatee
or distributee, as a condition precedent to such payment or issuance, to execute a release and receipt therefor in such form as it shall determine. 

(l)    Consent to Electronic Delivery; Electronic Signature. In lieu of receiving documents in paper format,
you agree, to the fullest extent permitted by law, to accept electronic delivery of any documents that the Partnership Entities may be required to deliver (including, without limitation, prospectuses, prospectus supplements, grant or award
notifications and agreements, account statements, annual and quarterly reports, and all other forms of communications) in connection with this and any other award made or offered by the Partnership. Electronic delivery may be via an electronic mail
system of the Partnership Entities or by reference to a location on a Partnership intranet to which you have access. You hereby consent to any and all procedures the Partnership Entities have established or may establish for an electronic signature
system for delivery and acceptance of any such documents that the Partnership Entities may be required to deliver, and agree that your electronic signature is the same as, and shall have the same force and effect as, your manual signature. 

[Signature page follows.] 

  
 6 

 IN WITNESS WHEREOF, the General Partner has caused this Agreement to be executed by
its duly authorized agent effective as of the date first written above. 
  

							
		 		 	      RATTLER MIDSTREAM GP LLC

							
				
	Dated:	 		 	 By:
	 	  

 By your signature below and the signature of the General Partner’s representative above, you and the
General Partner agree to be bound by all of the terms and conditions of this Phantom Unit Agreement and the Plan (incorporated herein by this reference as if set forth in full in this document). By executing this Phantom Unit Agreement, you hereby
irrevocably elect to accept the Phantom Unit rights granted pursuant to this Phantom Unit Agreement and to receive the Award for Units of Rattler Midstream LP designated above subject to the terms of the Plan and this Phantom Unit Agreement. 

 

							
		 		 	AWARD RECIPIENT
			
	 Dated:
	 		 	  

 [Signature Page to Phantom Unit Award Agreement]EX-10.33

 Exhibit 10.33 

LEASE AMENDMENT # 18 

DIAMONDBACK E & P LLC 

(Suite 1425) 
 FASKEN
MIDLAND LLC (hereinafter called “Lessor”) and DIAMONDBACK E & P LLC, successor to Windsor Permian, LLC (hereinafter called “Lessee”), effective as of January 16, 2017 (the “Effective
Date”), do hereby amend that certain Lease Agreement dated April 19, 2011, as amended by Lease Amendment #1 dated June 6, 2011, Lease Amendment #2 dated August 5, 2011 (surrendered September 30, 2012), Lease
Amendment #3 dated September 28, 2011, Lease Amendment #4 dated February 6, 2012, Lease Amendment #5 dated July 25, 2012, Lease Amendment #6 dated December 18, 2012, Lease Amendment #7 dated June 14, 2013, Lease Amendment #8
dated June 14, 2013, Lease Amendment #9 dated September 3, 2013, Lease Amendment #10 dated September 26, 2013, Lease Amendment #11 dated September 26, 2014, Lease Amendment #12 dated October 23, 2014, Lease
Amendment #13 dated October 30, 2014, Lease Amendment #14 dated November 10, 2014, Lease Amendment #15 dated November 10, 2014, Lease Amendment #16 dated April 1, 2015, and Lease Amendment #17 dated June 1, 2015
(collectively, the “Lease Agreement”), covering a total of approximately 39,855 square feet of Net Rentable Area located on Levels Twelve (12), Thirteen (13), and Fourteen (14) (the “Leased Premises”) of One Fasken
Center located at 500 West Texas Avenue, Midland, Texas 79701 (“One Fasken Center”), being a part of the property consisting of 550 and 500 West Texas Avenue, Midland Texas 79701 (the “Buildings”), under the
following terms and conditions (the “Lease Amendment # 18”): 
  

	1.	 LEASED PREMISES. Commencing on the Suite 1425 Commencement Date (as defined in Section 2
below), Section 1.5 “Leased Premises” of the Lease Agreement shall be amended to add approximately 1096 square feet of Net Rentable Area located on Level Fourteen (14) of One Fasken Center as more fully diagramed on the
floor plans attached hereto and made a part hereof as Exhibit “B-8” (the “Suite 1425 Expansion Space”). Accordingly, as of the Suite 1425 Commencement Date, the term
“Leased Premises” shall hereinafter mean and include the Suite 1425 Expansion Space. The Leased Premises, with the Suite 1425 Expansion Space, will then consist of a total of approximately 40,951 square feet of Net Rentable Area, which
represents 9.71% of the total Net Rentable Area of the Buildings (“Lessee’s Ratable Share”), such total Net Rentable Area of the Buildings being 421,546 square feet. Lessee’s Ratable Share may be adjusted during the Lease
Term to reflect any increases or decreases in the Total Net Rentable Area of the Buildings. Lessor and Lessee acknowledge and agree that the aforesaid description of the size and square footage of the Leased Premises and the Buildings are an
approximation, which the parties agree is reasonable and payments made thereupon are not subject to dispute. 

  

	2.	 LEASE TERM. The Lease Term for the Suite 1425 Expansion Space shall be for a period commencing on
January 16, 2017 (the “Suite 1425 Commencement Date”), and expiring on May 31, 2026. 

	3.	 SUBJECT TO VACATING. Lessor’s obligation to tender possession of the Suite 1425 Expansion
Space hereunder is subject to the current tenant, Vision Natural Resources, LP, vacating and delivering the Suite 1425 Expansion Space. Lessor confirms that Vision Natural Resources, LP has vacated the Suite 1425 Expansion Space and that the Suite
1425 Expansion Space is available for occupancy on January 16, 2017. 

  

	4.	 BASE YEAR. The Base Year for Operating Expenses and Tax Expenses for the Suite 1425 Expansion
Space is calendar year 2017. 

  

	5.	 BASE RENT. The Base Rent for the Suite 1425 Expansion Space is as follows: 

 

									
	PERIOD	  	ANNUAL RATE
PER SQ. FT.	 	  	MONTHLY
BASE RENT	 
	 Suite 1425 Commencement Date – 5/31/2017
	  	$	26.00	 	  	$	2,374.67	 
	 6/1/2017 – 5/31/2018
	  	$	26.75	 	  	$	2,443.17	 
	 6/1/2018 – 5/31/2019
	  	$	27.50	 	  	$	2,511.67	 
	 6/1/2019 – 5/31/2020
	  	$	28.25	 	  	$	2,580.17	 
	 6/1/2020 – 5/31/2021
	  	$	29.00	 	  	$	2,648.67	 
	 6/1/2021 – 5/31/2022
	  	$	29.75	 	  	$	2,717.17	 
	 6/1/2022 – 5/31/2023
	  	$	30.50	 	  	$	2,785.67	 
	 6/1/2023 – 5/31/2024
	  	$	31.25	 	  	$	2,854.17	 
	 6/1/2024 – 5/31/2025
	  	$	32.00	 	  	$	2,922.67	 
	 6/1/2025 – 5/31/2026
	  	$	32.75	 	  	$	2,991.17	 

 All monthly Base Rent for the Suite 1425 Expansion Space shall be paid to Lessor in advance and without
demand, counterclaim or offset, on or before the first (1st) day of each calendar month. Base Rent for the partial month of January, 2017, shall be prorated and shall be payable with the Base Rent due on February 1, 2017, for the month of
February, 2017. 
  

	6.	 LESSEE IMPROVEMENTS. Lessee accepts the Suite 1425 Expansion Space on an “AS IS” basis,
without any obligation of Lessor to construct any improvements in the Suite 1425 Expansion Space; however, Lessor will provide Lessee a Construction Allowance in the amount of Ten Thousand Nine Hundred Sixty and 00/100 Dollars ($10,960.00) to
refurbish the Suite 1425 Expansion Space to Lessee’s specifications in accordance with the provisions of the Leasehold Improvements Agreement, which is attached hereto as Exhibit “D-3” and
incorporated herein. 

  

	7.	 RATIFICATION. Except as amended by this Lease Amendment # 18, Lessor and Lessee do hereby ratify
and affirm all of the terms, conditions and covenants of the Lease Agreement, as amended herein. 

  
 2 

 Witness the execution of this Lease Amendment # 18 as of the Effective Date. 

 

									
	LESSOR	 		 	LESSEE
			
	FASKEN MIDLAND, LLC	 		 	DIAMONDBACK E & P LLC
	By:	 	 Haley-NWC Property

Management Co., LLC
 Its Authorized Agent
	 		 		 	
					
	By:	 	 /s/ Wendell L. Brown, Jr.
	 		 	By:	 	 /s/ Travis D. Stice

	Name:	 	 Wendell L. Brown, Jr.
	 		 	Name:	 	 Travis D. Stice

	Title:	 	 Vice President
	 		 	Title:	 	 President and CEO

  
 3 

 EXHIBIT B-8 

Floor Plans for Suite 1425 Expansion Space 

(See Attached) 

  
 Exhibit B-8 

 

 

 EXHIBIT D-3 

LEASEHOLD IMPROVEMENTS AGREEMENT 

(Suite 1425 Expansion Space) 

1.    Following the delivery of possession of the Suite 1425 Expansion Space to Lessee, Lessee shall have the right to refurbish the Suite
1425 Expansion Space to Lessee’s specifications (the “Lessee Improvements”), but only in accordance with the provisions of this Leasehold Improvements Agreement. Lessee and its contractors shall not have the right to perform
Lessee Improvements in the Suite 1425 Expansion Space unless and until Lessee has written approval by Lessor of (a) the final plans for the Lessee Improvements, (b) the contractors to be retained by Lessee to perform such Lessee
Improvements, and (c) the insurance coverage obtained by Lessee and its contractors in connection with the Lessee Improvements. Lessee shall be responsible for all elements of the plans for the Lessee Improvements (including, without
limitation, compliance with law, functionality of design, the structural integrity of the design, the configuration of the Suite 1425 Expansion Space and the placement of Lessee’s furniture, appliances and equipment), and Lessor’s approval
of such plans shall in no event relieve Lessee of the responsibility therefor. Lessor’s approval of the contractors to perform the Lessee Improvements shall not be unreasonably withheld. Lessor’s approval of the general contractor to
perform the Lessee Improvements shall not be considered to be unreasonably withheld if any such general contractor (i) does not have trade references reasonably acceptable to Lessor, (ii) does not maintain insurance as required by Lessor,
(iii) does not have the ability to be bonded for the work in an amount satisfactory to Lessor, (iv) does not provide current financial statements reasonably acceptable to Lessor, or (v) is not licensed as a contractor in the state and
municipality in which the Leased Premises are located. Lessee acknowledges the foregoing is not intended to be an exclusive list of the reasons why Lessor may reasonably withhold its consent to a general contractor. 

2.    Promptly after obtaining Lessor’s approval of the plans for the Lessee Improvements and before commencing construction of the
Lessee Improvements, Lessee shall deliver to Lessor a reasonably detailed estimate of the cost of the Lessee Improvements. If the cost of the Lessee Improvements exceeds the Construction Allowance (hereinafter defined), Lessee shall be solely
responsible for the difference. Lessee shall pay to Lessor, within ten (10) days after Lessor’s written demand, a construction fee equal to five percent (5%) of the cost of the Lessee Improvements to compensate Lessor for reviewing the
plans for the Lessee Improvements and for costs incurred by Lessor in facilitating completion of the Lessee Improvements. Lessor reserves the right to deduct such fee from the Construction Allowance. 

3.    Provided Lessee is not in default at the time of any request for payment, Lessor agrees to contribute up Ten Thousand Nine Hundred
Sixty and 00/100 Dollars ($10,960.00) (the “Construction Allowance”) toward the cost of performing the Lessee Improvements. The Construction Allowance may only be used for hard costs in connection with the Lessee Improvements. The
Construction Allowance shall be paid to Lessee or, at Lessor’s option, to the order of the general contractor that performed the Lessee Improvements, within thirty (30) days following receipt by Lessor of the following documentation
(1) receipted bills covering all labor and materials expended and used in the Lessee Improvements; and (2) full and final waivers of 

  
 Exhibit D-3 

 
lien. The Construction Allowance shall be disbursed in the amount reflected on the receipted bills meeting the requirements above. Notwithstanding anything herein to the contrary, Lessor shall
not be obligated to disburse any portion of the Construction Allowance during the continuance of an uncured default under the Lease, and Lessor’s obligation to disburse shall only resume when and if such default is cured. In no event shall the
Construction Allowance be used for the purchase of equipment, furniture or other items of personal property of Lessee. In the event Lessee does not submit to Lessor a written request for payment of the entire Construction Allowance (together with
all of the documents and certificates required for such payment) within twelve (12) months after the Suite 1425 Commencement Date, any portion of the Construction Allowance not disbursed to Lessee shall accrue to the sole benefit of Lessor, it
being understood that Lessee shall not be entitled to any credit, abatement or other concession in connection therewith. In the event of Lessee’s default at the time of any request for payment of the Construction Allowance, Lessor may withhold
payment until Lessee’s cure of the default. 
 4.    Lessee shall be responsible for all applicable state sales or use taxes, if
any, payable in connection with the Lessee Improvements and/or Construction Allowance. 
 5.    In performing construction of Lessee
Improvements, Lessee shall, with regard to the construction of Lessee Improvements, be bound by each and every term of the Lease Agreement. Without in any way limiting the foregoing provisions of this Paragraph 5, the following provisions shall be
applicable to Lessee’s obligation to construct Lessee Improvements: 
  

	 	(a)	 Lessee shall cause the Lessee Improvements to be constructed in accordance with the approved plans and all
applicable laws, rules, regulations, ordinances and restrictive covenants and otherwise in a good and workmanlike manner. 

  

	 	(b)	 Lessee and each of Lessee’s contractors shall comply with all rules and regulations for the Buildings.

  

	 	(c)	 Prior to commencement of construction of Lessee Improvements, Lessee shall submit to Lessor a list setting
forth the name of each of Lessee’s contractors and the work that will be performed by each such contractor. Any approval by Lessor of any of Lessee’s contractors shall not in any way be construed as or constitute a representation by or
warranty of Lessor as to the abilities of the contractor. 

  

	 	(d)	 Lessee shall cause each of Lessee’s contractors to deliver Lessor sufficient evidence (which shall
include, without limitation, certificates of insurance naming Lessor and Manager as additional insureds) that such contractor is covered under such workmen’s compensation, (or statutorily permitted waiver thereof), commercial general liability
and property damage insurance as Lessor may reasonably request for its protection. All such evidence of insurance must be submitted to and approved by Lessor prior to commencement of construction of Lessee Improvements. 

  
 Exhibit D-3 

	 	(e)	 Prior to the execution of the construction contract for the construction of Lessee Improvements, Lessee shall
submit the proposed form thereof to Lessor for Lessor’s review and acceptance. Such contract shall, without in any way limiting Lessor’s right to approve the form of such contract, (i) require the contractor to waive all contractual,
statutory and constitutional liens against the Leased Premises, the Buildings and the Property as a condition to receipt of any payments thereunder, (ii) require the contractor to conform to the Building Rules and Agreed Regulations and any
Building rules applicable to contractors performing work in the Buildings, (iii) require the contractor to deliver the certificates of insurance (and such other evidence of insurance as is required by Lessor) referred to above,
(iv) recognize that Lessor is a third party beneficiary with respect to all warranties (implied or expressed) under the contract or otherwise applicable to Lessee Improvements at law or in equity, and as a third party beneficiary, Lessor shall
have the absolute right (but not the obligation) to enforce each and every such warranty, and (v) require the contractor to work in harmony and cooperate with each other contractor performing work in the Suite 1425 Expansion Space.

  

	 	(f)	 Prior to commencement of construction of Lessee Improvements (including, without limitation, demolition of any
existing improvements to allow for the construction of Lessee Improvements), the final plans will, if required by applicable laws, be approved by the appropriate governmental agency and all notices required to be given to any governmental agency
shall have been given in a timely manner. In addition to obtaining all required approvals and permits, the final plans for any portion of the Lessee Improvements which may affect the structural integrity of the Buildings, must be stamped by a
structural engineer approved by Lessor, and such final plans must contain a certification that such alterations will not adversely affect the structural integrity of the Buildings. 

 

	 	(g)	 All materials used in the construction of Lessee Improvements shall be new and first-class quality (other than
materials located in the Suite 1425 Expansion Space as of the Effective Date of Lease Amendment # 18). All doors, light fixtures, ceiling tiles and other improvements in the Suite 1425 Expansion Space having building standard specifications shall
comply with such specifications. 

  

	 	(h)	 Lessee shall maintain the Suite 1425 Expansion Space and the surrounding areas in a clean and orderly condition
during construction. Lessee will cause Lessee’s contractors to promptly remove from the Buildings, by use of their own trash containers, all rubbish, dirt, debris and flammable waste, as well as all unused construction materials, equipment,
shipping containers and packaging generated by Lessee Improvements; neither Lessee nor Lessee’s contractors shall be permitted to deposit any such materials in Lessor’s trash containers or elsewhere in the Buildings storage of construction
materials, tools, equipment and debris shall be confined within the Suite 1425 Expansion Space. 

  
 Exhibit D-3 

	 	(i)	 Lessor shall not be liable for any injury, loss or damage to any of Lessee Improvements or other installations.

  

	 	(j)	 Lessee shall indemnify and hold harmless Lessor from and against any and all costs, expenses, claims,
liabilities and causes of action arising out of or in connection with work performed by or on behalf of Lessee or Lessee’s contractors. 

  

	 	(k)	 Notwithstanding the fact that Lessor shall be a third party beneficiary of any and all warranties under the
contract for construction of Lessee Improvements and any and all warranties applicable to Lessee Improvements at law or in equity, Lessor shall in no way be responsible for the function and/or maintenance of Lessee Improvements.

  

	 	(1)	 Lessee’s general contractor shall obtain a payment and performance bond reasonably acceptable to Lessor
covering the construction of Lessee Improvements. 

 6.    Lessee accepts the Leased Premises in its “AS-IS” condition and configuration, without representation or warranty by Lessor or anyone acting on Lessor’s behalf, it being agreed that Lessor shall not be required to perform any work or incur
any costs in connection with the construction or demolition of any improvements in the Suite 1425 Expansion Space, except as provided above with respect to payment of the Construction Allowance. 

7.    This Leasehold Improvements Agreement shall not be applicable to any additional space added to the Leased Premises at any time after
the Effective Date of Lease Amendment #18, whether by any options under the Lease Agreement or otherwise, or to any portion of the Leased Premises or any additions to the Leased Premises in the event of a renewal or extension of the Term, whether by
any options under the Lease Agreement or otherwise, unless expressly so provided in the Lease Agreement or any amendment or supplement to the Lease Amendment # 18. All capitalized terms used in this Leasehold Improvements Agreement but not defined
herein shall have the same meanings ascribed to such terms in the Lease Agreement. 

  
 Exhibit D-3

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00291-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00291-of-00352.parquet"}]]