Document:

SECURITY
AGREEMENT

    

    This SECURITY AGREEMENT (“Agreement”) is
entered into as of this 11th day of June 2009, made by and among Grove Power,
Inc., a Florida corporation (“Buyer”), and RB
Grove, Inc., a Florida corporation (“Secured Party”), with
reference to the following facts:

    

    RECITALS

    

    A.          Pursuant
to the Asset Purchase Agreement of even date herewith by and between Buyer,
Secured Party and Thomas Piper (the “APA”), Secured Party
has agreed to sell and Buyer has agreed to purchase certain assets and assume
certain liabilities of Secured Party (the “Assets”).

     

    B.           Pursuant
to the APA and as partial purchase price for the Assets (as defined therein),
Buyer has executed a Secured Promissory Note in the principal amount of
$86,612.00 in favor of the Secured Party (the “Note”).

     

    C.           Pursuant
to the APA and Note, Buyer has agreed to grant Secured Party a security interest
in Buyer’s rights and interests in and to the Assets n in order to secure
Buyer’s payment of all amounts due under the Note.

    

    AGREEMENT

    

    NOW, THEREFORE, in consideration of the
foregoing, and for other good and valuable consideration, the receipt and
adequacy of which hereby is acknowledged, the parties hereto hereby represent,
warrant, covenant and agree as follows:

    

    1.          
 Creation of
Security Interest.  The Buyer hereby pledges to Secured Party
and grants to Secured Party a junior and subordinated security interest in and
to  Buyer’s rights and interests in and to the Assets (collectively,
the “Collateral”).

     

    2.         
  Security
for Obligations.  This Agreement and security interest granted
herein secure the prompt payment of the amounts due under the Note. Following
satisfaction and/or waiver of all obligations of Buyer under the Note, this
Agreement and the security interest granted herein shall terminate and be of no
further force or effect.

     

    3.      
     Further
Assurances.  The Buyer agrees that at any time, and from time
to time, they will promptly execute, deliver and file or record all further
financing statements, instruments and documents, and will take all further
actions that may be necessary or desirable, or that Secured Party reasonably may
request, at Secured Party’s expense, in order to perfect and protect the pledge
or security interest granted hereby or to enable Secured Party to exercise and
enforce Secured Party’s rights and remedies hereunder with respect to the
Collateral and to preserve, protect and maintain the Collateral and the value
thereof, including without limitation payment of all taxes, assessments and
other charges imposed on or relating to the Collateral.  The Buyer
hereby consents and agrees that the issuers of, or obligors on, the Collateral,
or any registrar or transfer agent or trustee for any of the Collateral, shall
be entitled to accept the provisions of this Agreement as conclusive evidence of
the right of Secured Party to effect any transfer or exercise any right
hereunder, notwithstanding any other notice or direction to the contrary
heretofore or hereafter given by the Buyer or any other person to such issuers
or such obligors or to any such registrar or transfer agent or
trustee.   Secured Party agrees that, upon termination of the
security interest granted herein, Secured Party shall terminate, or,
alternatively, directs Buyer to terminate and consents to the termination of,
any and all financing statements or other similar statements filed in connection
with such security interest.

    
      
         

      

      
        A-1

        
          

        

      

      
         

      

    

     

    4.          Use of
Collateral.  So long as no Event of Default (as hereinafter
defined in Section 6) occurs and remains continuing, Buyer shall be
entitled to exercise any and all rights pertaining to the Collateral, or any
part thereof, for any purpose not inconsistent with the terms of this Agreement,
including, without limitation, disposing of the Collateral in the ordinary
course of business; provided, however, that the Buyer shall not exercise, or
shall refrain from exercising, any such right if it would result in an Event of
Default, or an event that with notice, lapse of time or both, would result in an
Event of Default.

     

    5.           Subordination, Transfer and
Liens.

     

     
5.1           Subordination.   The
rights of the Secured Party and the Holder of the Note in and to the Collateral
are hereby expressly subordinated to the prior payment in full of all of the
Buyer’s and/or its Affiliates’ Senior Indebtedness, as hereinafter
defined.  “Senior Indebtedness”
shall mean the principal of and unpaid accrued interest on (i) all indebtedness,
directly or indirectly, of the Buyer and/or its Affiliates to banks, insurance
companies or other financial institutions regularly engaged in the business of
lending money, which is for money borrowed by the Buyer and/or its Affiliates
(whether or not secured), and (ii) any such indebtedness or any debentures,
notes or other evidence of indebtedness issued in exchange for such Senior
Indebtedness.

     

     
5.2           Effect of
Subordination.  Subject to the rights, if any, of the holders
of Senior Indebtedness in the Collateral, nothing contained in this Section 5
shall impair, as between the Buyer and the Secured Party, the obligation of the
Buyer, subject to the terms and conditions of the Note, to pay to the Secured
Party the outstanding balance of the Note as and when the same become due and
payable.

     

     
5.3           Undertaking. Secured
Party agrees to execute and deliver such documents as may be reasonably
requested from time to time by the Buyer or the lender of any Senior
Indebtedness in order to implement the foregoing provisions of this Section
5.

     

     
5.4           Other Transfers and
Liens. Except in the ordinary course of business or otherwise described
herein, the Buyer agrees that it will not (i) sell, assign, exchange, transfer
or otherwise dispose of, or contract to sell, assign, exchange, transfer or
otherwise dispose of, or grant any option with respect to, any of the
Collateral, (ii) create or permit to exist any lien or right of others upon or
with respect to any of the Collateral, except for liens in favor of Secured
Party, or (iii) take any action with respect to the Collateral which is
inconsistent with the provisions or purposes of this Agreement.

     

    6.           Events of Default and
Remedies.

     

      
6.1           Event of
Default.  The occurrence of any one or more of the following
events or conditions shall be deemed to be an event of default (“Event of Default”)
hereunder:

    
      
         

      

      
        A-2

        
          

        

      

      
         

      

    

     

    (a)           any
representation or warranty made by the Buyer in this Agreement shall prove to be
materially incorrect or materially misleading on the date as of which made;
or

     

    (b)           the
Buyer shall breach any material obligation or material covenant under this
Agreement, the APA or the Note (including, but not limited to, failure to pay
the amounts due under the Note);

     

     provided that, the Buyer shall
have up to thirty (30) days following receipt of written notice from Secured
Party to cure any such Event of Default, and during this cure period, the
Buyer’s rights with respect to the Collateral shall remain intact and
uncompromised.

     

       6.2           Rights Upon Event of
Default.  Upon the occurrence and during the continuance of an
Event of Default, following the expiration of the applicable cure period, the
Buyer shall be in default hereunder and Secured Party shall have in any
jurisdiction where enforcement is sought, in addition to all other rights and
remedies that Secured Party may have under this Agreement or the Note and under
applicable laws or in equity, all rights and remedies or a secured party under
the Uniform Commercial Code as enacted in any such jurisdiction all of which may
be exercised at the sole option and in the sole discretion of Secured
Party.

     

      
6.3           Notice of
Sale.  Secured Party shall give the Buyer at least five (5)
days’ written notice of sale of all or any part of the
Collateral.  Any sale of the Collateral shall be held at such time or
times and at such place or places as Secured Party may
determine.  Secured Party may bid (which bid may be, in whole or in
part, in the form of cancellations of obligations) for and purchase for the
account of Secured Party the whole or any part of the
Collateral.  Secured Party shall not be obligated to make any sale of
the Collateral if it shall determine not to do so regardless of the fact that
notice of sale of the Collateral may have been given.  Secured Party
may, without notice or publication, adjourn the sale from time to time by
announcement at the time and place fixed for sale, and such sale may, without
further notice, be made at the time and place to which the same was so
adjourned.

     

    7.           Miscellaneous.

     

      
7.1           This
Agreement and the terms, conditions, covenants and agreements hereof are
intended to and shall inure to the benefit of and extend to and include the
respective successors and assigns of Secured Party and shall be binding upon the
successors and assigns of the Buyer.  The foregoing notwithstanding,
this Agreement may not be assigned by the Buyer, in fact or by operation of law,
without the prior written consent of Secured Party.

       7.2           This
Agreement shall be deemed to be made under, and shall be construed in accordance
with, the laws of the State of Florida and any action hereunder shall be brought
in Miami-Dade County, Florida.

     

       7.3           The
captions contained in this Agreement are for reference purposes only and are not
part of this Agreement.

    
      
         

      

      
        A-3

        
          

        

      

      
         

      

    

     

      7.4           All
notices, requests or instructions which are required or permitted to be given
pursuant to the terms of this Agreement shall be in writing and shall be
sufficient in all respects if given in writing and delivered personally or by
registered or certified mail, postage prepaid, as follows:

     

    If to Secured Party:

    

    RB Grove, Inc.

    Attention:  Tom
Piper

    1881 NW 93rd
Avenue

    Doral, Florida 33172

    Fax (305) 477-0275

    

    If to the Buyer:

    

    Grove Power, Inc.

    Attention:  Jeffrey
Flannery, CFO and Chairman

    55800 Grand River

    New Hudson, Michigan

    Fax:  (248)
446-8196

    

               Notice
shall be deemed to have been given upon receipt thereof as to communications
which are personally delivered and two (2) days after deposit of the same in any
United States mail post office box in the state to which the notice is
addressed, or five (5) days after deposit of the same in any such post office
box other than in the state to which the notice is addressed, postage prepaid,
addressed as set forth above.  The addresses and addressees for the
purposes of this Section 7.4 may be changed by giving written notice of such
change in the manner provided herein for giving notice.

    

     
7.5           The Buyer
covenants and agrees to prepare, execute, acknowledge, file, record, publish and
deliver to Secured Party such other instruments, documents and statements,
including without limitation instruments and documents of assignment, transfer
and conveyance, and take such other action as may be reasonably necessary or
convenient in the discretion of Secured Party to effect the purposes of this
Agreement.

     

      
7.6           This
Agreement may not be altered, amended, changed, waived, terminated or modified
in any manner unless the same shall be in writing and signed by or on behalf of
the party to be bound.

     

      
7.7           Any
provision of this Agreement which may be prohibited by law or otherwise held
invalid shall be ineffective only to the extent of such prohibition or
invalidity and shall not invalidate or otherwise render ineffective the
remaining provisions of this Agreement.

     

    8.           Attorneys’
Fees.  In the event of any legal action or if it becomes
necessary for Secured Party to take any action to perfect Secured Party’s
rights, including pursuant to a sale of the Collateral, Secured Party shall be
entitled to Secured Party’s reasonable attorneys’ fees and costs in taking such
action, whether or not suit is brought hereunder.

    
      
         

      

      
        A-4

        
          

        

      

      
         

      

    

     

    IN WITNESS WHEREOF, the parties have
caused this Agreement to be executed as of the day and year indicated
above.

    

    
      
        
          
            
              
                	 
      	
                        “Buyer”

                      
	 
      	 
      
	 
      	
                        Grove
      Power, Inc.

                      
	 
      	 
      
	 
      	
                        /s/ Jeffrey Flannery

                      
	 
      	
                        Jeffrey
      Flannery, CFO and Chairman

                      
	 
      	 
      
	 
      	
                        “Secured
      Party”

                      
	 
      	 
      
	 
      	
                        RB
      Grove, Inc.

                      
	 
      	 
      
	 
      	
                        /s/ Thomas Piper

                      
	 
      	
                        Thomas
      Piper,
President

                      

              

            

          

        

      

    

    
      
         

      

      
        A-5SUB-LEASE

    

    THIS SUB-LEASE (“Sub-Lease”) is made
and entered into as of the 1st day of June 2009, between  RB GROVE,
INC. a Florida corporation (the “Sub-Lessor”), and  GROVE POWER, INC.
a Florida corporation (the “Sub-Lessee”).

     

    1.           Description.  Sub-Lessor
hereby leases to Sub-Lessee and Sub-Lessee hereby accepts from Sub-Lessor the
second level office space in the building known as 1881 NW 93 Avenue, in
Miami-Dade County, Florida, ( the “Building”)  and legally described
as:

    

    Lot 33,
Block 2, of AIRPORT LAKE INDUSTRIAL PARK SECTION TWO, according to the Plat
thereof, as recorded in Plat Book 120, at Page 32, of the Public Records of
Miami-Dade County, Florida.

     

    together
with the right to the use of an undesignated 1/2 portion of the warehouse
section of the Building for the storage and retrieval of various inventory items
purchased by Sub-Lessee from Sub-Lessor under the Asset Purchase Agreement
between them dated as of June 11, 2009 and  later acquired stock and
inventory, (the “Leased Space”) and the office furniture, equipment and
appliances listed on the attached inventory, along with the improvements and
fixtures situated therein.

     

    2.           Term.  The
term of this Lease shall be for a period of eighteen (18) month, beginning June
1, 2009, and ending November 30, 2010.

     

    3.           Subject to Doral 04, Inc.’s
Lease  The Building of which
the Leased Space is a part and the property upon which it is situated are leased
to Sub-Lessor by Doral 04 Inc, a Florida corporation under the terms of that
certain lease dated September 1, 2006, (the "Lease") which Lease is incorporated
in and made a part of this Sub Lease as if fully set forth herein and its terms
and conditions shall be binding upon the Sub-Lessee. The Sub-Lessor
covenants and agrees with the Sub-Lessor that it will abide by the terms of the
Lease in order to preserve the rights of the Sub Lessee hereunder. In the event
of a conflict between the terms of the Lease and of this Sub Lease, the terms of
the Lease shall govern.

     

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    4.           Rent.  The
amount of rent to be paid by the Sub Lessee shall be 1⁄2 of the toal amount of
Rent, Additional Rent, and charges for Real Property Taxes and property
insurance and sales tax required to be paid by the Sub-Lessor as Lessor under
the Lease, and shall be paid directly to Doral 04, Inc., payable in advance in
monthly installments on the first day of the month to which it pertains. The
current amount of such rent shall be calculated as follows:

     

    
      
        
          
            
              	
                      1⁄2
      of Base Rent of  $7800 =

                    	 	$	3900	 
	
                      1⁄2
      of Real Property Taxes $1520 =

                    	 	$	760	 
	
                      1⁄2
      of Property Insurance $320 =

                    	 	$	160	 
	
                       

                    	 	$	

                      4820

                    	 
	
                      Sales
      Tax at 7% =

                    	 	$	337.40	 
	
                      TOTAL

                    	 	$	5157.40	 

            

          

           

        

      

    

    The
amount payable for real property taxes and insurance is subject to increases and
adjustments as provided for in Section 7 of the Lease.

    

    5.           Security Deposit and First
Month’s Rent.  On or before June 15, 2009, Sub-Lessee shall pay
to Doral 04, Inc. the sum of $10,314.80, as and for its $5,157.40 first month’s
rent and $5,157.40 Security Deposit.

     

    It is agreed that, in the event
Sub-Lessee defaults in respect of any the terms, provisions, and conditions of
this Sub-Lease, including, but not limited to, the payment of rent, Sub-Lessor
may (in addition to the remedies set forth in Section 16 below) use, apply, or
retain the whole or part of the security so deposited to the extent required for
the payment of any rent or any other sum as to which Sub-Lessee is in default or
for any sum which Sub-Lessor may expend or may be required to expend by reason
of Sub-Lessee's default in respect of any of the terms, covenants, and
conditions of this Lease, including, but not limited to, any damages or
deficiency accrued before or after summary proceedings or other re-entry by
Sub-Lessor.

     

    6.           Utilities, Phone and
Copier.  Sub-Lessee agrees to pay Fifty per cent (50%) of all
charges for utilities, phone and copier services furnished to the Building
during the term, within 10 days of being billed.

     

    
      
         

      

      
         

        
          

        

      

      
         

      

    

     

    7.           Use of the Property and
Compliance with Regulations. Sub-Lessee intends to use the property for
the conduct of its business and/or that of its wholly owned
subsidiaries.  Sub-Lessee agrees to comply with all applicable
statutes, ordinances, rules and regulations applicable to the use of the
property during the term, including regulations of the fire insurance
underwriters.  Such compliance will be at Sub-Lessee’s sole
expense.

     

    8.           Maintenance and Sub-Lessor’s
Right of Entry.  Sub-Lessee agrees to maintain and repair all
improvements within the second floor office space in a good state of
preservation and repair, normal wear and tear and loss by casualty
excepted.  Sub-Lessee grants to Sub-Lessor the right to enter the
Leased Space for the purpose of inspection at all reasonable times during the
term.

     

    9.           Indemnification.
Sub-Lessor shall not be liable for any damage or injury to any person or
property whether it be the person or property of Sub-Lessee, Sub-Lessee’s
employees, agents, guests, invitees or otherwise by reason of Sub-Lessee’s
occupancy of the Leased Space or because of fire, flood, windstorm, acts of God,
or for any other reason other than Sub-Lessor’s or Sub-Lessor's employees',
agents' or other representatives' negligence or intentional wrongful acts or
omissions.  Sub-Lessee shall indemnify and save harmless Sub-Lessor from
and against any and all actual out-of-pocket loss or damage by reason of
Sub-Lessee’s breach of any material covenants, including legal fees for
defense of any claims against Sub-Lessor; providing, however, that Sub-Lessee
shall not be required to indemnify Sub-Lessor as to loss or damage due to the
negligence or intentional wrongful acts or omissions of Sub-Lessor or
Sub-Lessor's employees, agents or other representatives.

     

    10.           Insurance.  Tenant
shall at all times during the term of this Lease, keep in full force and effect,
at its own expense:

     

    A.           Public
liability insurance in companies reasonable acceptable to Landlord sufficient to
cover such indemnification and naming as insured both Landlord and Tenant, with
minimum limits of One Million and no/100 Dollars ($1,000,000.00) on account of
bodily injury or death, and Fifty Thousand and no/100 Dollars ($50,000.00) on
account of damage to property.  Tenant shall furnish Sub-Lessor copies
of policies or certificates of insurance evidencing coverage required by this
Sub-Lease prior to taking occupancy.

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    B.           Casualty
insurance insuring the Sub Lessor’s office furniture, equipment and appliances
leased hereunder, and Sub Lessee’s personal property, including inventory,
against loss by fire, windstorm and other perils covered by extended coverage
insurance in an amount not less than their full insurable value.

     

    11.           Assignment and
Subletting.  Sub-Lessee may assign this Lease or sublet all or
a portion of the property only upon the written consent of Sub-Lessor, which
consent will not be unreasonably withheld, conditioned or
delayed.  Notwithstanding the foregoing, Sub-Lessee may assign or
sublet all of its interest in the Lease without the consent of Sub-Lessor (a
“Permitted Transfer”): in connection with a merger, acquisition, reorganization
or consolidation; (ii) in connection with the sale of Sub-Lessee’s stock or
assets; or (iii) to a parent, subsidiary, affiliate, franchisee, licensee, or
similarly related entity.  Sub-Lessor shall not be entitled to any
consideration in connection with any Permitted Transfer.

     

    12.           Termination and
Surrender.  Sub-Lessee agrees:  to promptly surrender
possession of the property at the termination of this Lease; to promptly remove
all of its personal property; to perform all repairs required under the terms of
this Lease; and to leave the property broom clean and in substantially as good
condition as it is at the beginning of this Lease, reasonable wear and tear and
loss by insured casualty excepted; unless, however, Sub-Lessee elects its right
to option to purchase – and does, in fact, purchase – the Leased Space as
contemplated by Section 2 above.

     

    13.           Quiet
Enjoyment.  Sub-Lessor covenants with Sub-Lessee that, so long
as Sub-Lessee is not in default of any obligation hereunder, Sub-Lessee will be
entitled to the quiet enjoyment of the property, free from interference or
hindrance of Sub-Lessor or any third parties claiming by, through or under
Sub-Lessor.

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    14.           Eminent
Domain.  If the whole of the Leased Space (or such part thereof
as shall render the remainder of the Leased Space untenantable) shall be taken
by any public authority under the power of eminent domain, then the term of this
Lease shall cease on the day possession is acquired by the condemning
authority.  If only a portion of the Leased Space is taken, and if
such taking does not render the remainder of the Leased Space unusable for the
stated purpose, then this Lease shall not terminate, and from that day onward,
Sub-Lessee shall continue in the possession of the remainder of the Leased Space
under the terms herein provided, except that the basic rent shall be reduced in
proportion to the amount of the Leased Space taken.  Sub-Lessor shall,
within a reasonable time after such taking, at its own cost and expense, make
repairs necessary due to the partial taking in order to allow Sub-Lessee the
continued usage of the remainder of the Leased Space.  The parties
agree that Sub-Lessee shall not be entitled to any damages by reason of the
taking of its leasehold interest or any part thereof, but Sub-Lessee shall be
entitled to prove and collect for its damages to fixtures and any leasehold
improvements made by it, to the extent that such improvements shall not have
been improvements that are replacements or substitutions of improvements
theretofore installed by Sub-Lessor.

     

    15.           Fire or Casualty
Damage.  If the Leased Space therein shall be partially damaged
by fire or other casualty, the damages shall, within a reasonable time
thereafter, be repaired by and at the expense of Sub-Lessor.  Such
repair shall be made promptly except that no penalty shall accrue for reasonable
delay which may arise by reason of adjustment of insurance on the part of
Sub-Lessor and/or Sub-Lessee, and for causes beyond Sub-Lessor’s
control.

     

    If the Leased Space are totally damaged
or are rendered wholly untenantable by fire or other casualty, the basic rent
due under Section 3 hereof shall abate until restoration or
rebuilding.  Sub-Lessor shall, subject to the terms hereof, within a
reasonable time, restore or rebuild same to its condition existing prior to the
casualty; provided, however, that Sub-Lessor’s obligation to repair and restore
the Leased Space shall be limited to the insurance proceeds made available to
Sub-Lessor as a result of such casualty, and Sub-Lessee shall pay for any
amounts incurred by Sub-Lessor in excess of such insurance proceeds including
the amount of deductible not covered by insurance; provided further, however,
that, if the Leased Space are totally damaged or rendered wholly untenantable by
fire or other casualty, then Sub-Lessor shall have the right and option to
terminate this Lease within 30 days of the date of such casualty by giving
written notice to Sub-Lessee, and any basic rents paid pursuant to Section 3
hereof or other payments which may be due Sub-Lessor under this Lease shall be
prorated as of the effective date of such termination and any advance payments
on account of such basic rents received by Sub-Lessor from Sub-Lessee shall be
proportionately refunded to Sub-Lessee.

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    16.           Default and Sub-Lessor’s
Remedies.

     

    a.           Sub-Lessee
agrees to promptly make all payments of rent when due, without notice, and to
comply with all of the terms of this Lease, remedying any defaults hereunder,
other than for the payment of rent, within 10 days after written notice
thereof.  If any rentals reserved hereunder are not promptly paid or
if any other default hereunder is not promptly remedied after notice as
aforesaid, then Sub-Lessee agrees to pay all costs incurred by Sub-Lessor in
remedying such default or defaults including reasonable attorneys’
fees.  Furthermore, upon occurrence of any event of default,
Sub-Lessor may, at Sub-Lessor’s option, in addition to any other remedy or right
given hereunder or by law:

     

    i.           give
notice to Sub-Lessee that this Lease will terminate upon the date specified in
the notice, which date will not be earlier than 30 days after giving notice,
or

     

    ii.           immediately
or any time after the occurrence of such event of default and without notice or
demand enter upon the property, and upon the date specified in such notice or in
any other notice pursuant to law or upon such entry this Lease and the term
thereof will terminate.

     

    b.           Sub-Lessor
may enter forthwith without further demand or notice upon any part of the Leased
Space if they have not done so before and may resume possession either by
summary proceedings or by action at law or in equity or by force or otherwise if
Sub-Lessor may determine, without being liable in trespass or for any
damages.  In no event will such reentry or resumption of possession or
reletting as hereafter provided be deemed to be an acceptance or surrender of
this Lease or waiver of the rights or remedies of Sub-Lessor
hereunder.

     

    c.           If
Sub-Lessor does not exercise the option set forth above, upon termination of
this Lease because of default, Sub-Lessor will be entitled to recover from
Sub-Lessee the following:

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    i.           all
costs, including, but not limited to, reasonable attorneys’ and brokers’ fees in
connection with:

     

    (1)           obtaining
possession of the Leased Space;

    (2)           removal
and storage of Sub-Lessee’s or other occupant’s property;

    (3)           care,
maintenance and repair of the Leased Space while vacant;

    (4)           reletting
the whole or any part of the Leased Space (which reletting may be for a period
or periods of time less than the unexpired term hereof or extending beyond the
term hereof);

    (5)           repairing,
altering, renovating, partitioning, remodeling or otherwise putting the Leased
Space, either separately or as part of larger Leased Space, into condition
acceptable to, and reasonably necessary to obtain new tenants.

     

    ii.           the
difference, if any, between the rental reserved hereunder for the remainder of
the term and the fair market rental value of the property for a period equal to
the remainder of the term, both figures reduced to present value utilizing a
discount factor of 8% per annum;

     

    iii.           in
no event will Sub-Lessor be responsible or accountable to Sub-Lessee for any
rentals received from third parties after default by Sub-Lessee;

     

    iv.           such
costs, expenses and damages will be deemed prima facie to the amounts thereof
invoiced to Sub-Lessor or actually expended or incurred therefor by
Sub-Lessor.

     

    In the
event of any dispute as to value, it will be determined by appraisal, each party
naming an appraiser and the value being the average of the values determined by
each.  The prevailing party in any litigation arising from the terms
of this Lease will be entitled to recover all costs, including reasonable
attorneys’ fees and the cost of appraisal.

     

    v.           Notwithstanding
the foregoing, in the event of default, Sub-Lessor will have the option of
treating this Lease as continuing in full force and effect for the remainder of
the then current term, accelerating the due date of all remaining installments
of rent which Sub-Lessee agrees to pay immediately upon demand.

     

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    18.           Address for Rent and
Notices.  All rent checks made payable to Doral 04 and notices
given to Sub-Lessor shall be sent or delivered to the Sub-Lessor at 1881 NW 93
Avenue, Miami, FL,  33172, or at such other place as Sub-Lessor may
designate in writing.  Notices shall be given to Sub-Lessee at 55800
Grand River, Suite 100, New Hudson, MI 48165.

     

    19.           Radon Gas
Notification.  In accordance with the requirements of Section
404.056(8) of the Florida Statutes, the following notice is hereby
given:

     

    “RADON
GAS:  Radon is a naturally occurring radioactive gas that, when it has
accumulated in a building in sufficient quantities, may present health
risks to persons who are exposed to it over time.  Levels of radon
that exceed federal and state guidelines have been found in buildings in
Florida.  Additional information regarding radon and radon testing may
be obtained from your county public health unit.”

    

    20.           Hazardous
Substances.  Sub-Lessee shall not use or allow the Leased Space
to be used for the Release, storage, use, treatment, disposal or other handling
of any Hazardous Substance, without the prior consent of Sub-Lessor except for
ordinary amounts of Hazardous Substances used in connection with Sub-Lessee’s
business so long as the same are used, stored and disposed of in accordance with
all environmental laws.  The term “Release” shall have the same
meaning as is ascribed to it in the Comprehensive Environmental Response,
Compensation and Liability Act, 42 U.S.C. §9601 et seq., as amended
(“CERCLA”).  The term “Hazardous Substance” means (i) any substance
defined as a “hazardous substance” under CERCLA, (ii) petroleum, petroleum
products, natural gas, natural gas liquids, liquefied natural gas, and synthetic
gas, and (iii) any other substance or material deemed to be hazardous,
dangerous, toxic, or a pollutant under any federal, state or local law, code,
ordinance or regulation.

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    Sub-Lessee shall: (a) give prior notice
to Sub-Lessor of any activity or operation to be conducted by Sub-Lessee at the
Leased Space which involves the Release, use, handling, generation, treatment,
storage, or disposal of any Hazardous Substance (“Sub-Lessee’s Hazardous
Substance Activity”); (b) comply with all federal, state and local laws, codes,
ordinances, regulations, permits and licensing conditions governing the Release,
discharge, emission, or disposal of any Hazardous Substance and prescribing
methods for or other limitations in storing, handling, or otherwise managing
Hazardous Substances; (c) at its own expense, promptly contain and remediate any
Release of Hazardous Substances arising from or related to Sub-Lessee’s
Hazardous Substance Activity in the Leased Space and remediate and pay for any
resultant damage to property, persons, and/or the environment; (d) give prompt
notice to Sub-Lessor, and all appropriate regulatory authorities, of any Release
of any Hazardous Substance in the Leased Space or the environment directly
related to or caused by Sub-Lessee’s Hazardous Substance Activity, which Release
is not made pursuant to and in conformance with the terms of any permit or
license duly issued by appropriate governmental authorities, any such notice to
include a description of measures taken or proposed to be taken by Sub-Lessee to
contain and remediate the Release and any resultant damage to property, persons,
or the environment.  This provision shall survive any expiration or
termination of this Lease.

     

    Sub-Lessee acknowledges and understands
that Sub-Lessor had a Phase 1 Environmental Study performed on the Leased Space
on or about _______________, 2008; and Sub-Lessee hereby agrees that it will
take possession of the Leased Space subject to the results, requirements and
recommendations of that study  Sub-Lessor shall indemnify, save and
hold Sub-Lessee harmless from and against any claim, liability, loss, damage or
expense (including, without limitation, reasonable attorneys fees and
disbursements) and all foreseeable and unforeseeable consequential damages,
whether known or unknown, which might directly or indirectly or in whole or in
part be caused by, arise out of or be related to any hazardous or regulated
substances that exist at any time in, on or about the Leased Space, excluding
hazardous materials or regulated substances that are introduced by Sub-Lessee.
..

     

    21.           Miscellaneous.

     

    a.           This
Lease shall inure to and be binding upon the successors and assigns of the
parties hereto.

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    b.           This
Lease will be construed according to the laws of Florida and venue for any
action hereunder shall be in Miami-Dade County, Florida.

     

    c.           This
document contains the entire agreement of the parties regarding the Leased Space
and it supersedes all previous negotiations and agreements between
them.  It may not be altered, amended or rescinded except by
instrument in writing executed by the parties with the same formality as these
presents.

     

    d.           This
Lease will not be recorded, but upon the request of either party, a written
memorandum hereof indicating the existence of the lease and the length of the
term may be recorded in the Public Records of Miami-Dade County,
Florida.

     

    e.           In
the event that any action is filed to interpret or enforce any party’s rights
under this Lease, the prevailing party shall be entitled to recover all its
costs and reasonable attorneys’ fees against the other party.

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    IN WITNESS WHEREOF, the parties hereto
have caused these presents to be executed as of the day and year first
above-written.

     

    
      “SUB-LESSOR”

    

    

    
      RB GROVE,
INC.

    

    

    By:/s/ Thomas
Piper

    THOMAS
PIPER, its President

    

    
      “SUB-LESSEE”

    

    

    
      GROVE
POWER, INC.

    

    

    By:/s/ Jeffrey
Flannery

    Print
Name: Jeffrey Flannery

    Its:
Chief Financial Officer

    

    GUARANTEE
OF TITAN ENERGY WORLDWIDE, INC.

    

    TITAN ENERGY WORLDWIDE, INC hereby
guarantees all of the obligations of its wholly owned subsidiary, Grove Power,
Inc., a Florida corporation, as the Sub-Lessee under the foregoing Sub Lease
from  R.B. Grove, Inc., a Florida corporation, as
Sub-Lessor,  dated as of June 8, 2009, of which this Guarantee is a
part, including without limitation, the payment of rent, additional rent, and
real property taxes, insurance and cancellation fees , if any due or coming due
thereunder.

    

    
      	
              Signed,
      sealed and delivered

            	 
      	
              TITAN
      ENERGY WORLDWIDE, INC.

            
	
              in
      the presence of:

            	 
      	
              (Guarantor)

            
	 
      	 
      	 
      
	 
      	 
      	
              By:

            	
              /s/ Thomas
Black

            

    

    

    STATE OF
FLORIDA)

    COUNTY OF
MIAMI-DADE)

    

    The foregoing instrument was
acknowledged before me this 11th day of June,
2009 by Thomas
Black, as President of TITAN
ENERGY WORLDWIDE, INC., a Nevada corporation, on behalf of the
corporation as its act and deed.  He is personally known to me or did
produce   as
identification and did not take an oath this 11th day of June,
2009.

    

    
      	 
      	
              Guiselle Dominguez

            	 
      	 
      
	 
      	
              Notary
      Public State of Florida

            	 
      	
              [NOTARY
      SEAL]

            
	 
      	
              My
      commission expires: 12/02/09

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