Document:

exv10w2

 

EIGHTH AMENDMENT OF

LOAN AGREEMENT

     THIS EIGHTH AMENDMENT OF LOAN AGREEMENT (“Amendment”) is made this 30th day of May,
2007 by Summit Hotel Properties, LLC (“Summit Hotel”), a South Dakota limited liability company,
Summit Hospitality V, LLC (“Summit Hospitality”), a South Dakota limited liability company and
First National Bank of Omaha, a national banking association (“Bank”) and amends that certain Loan
Agreement dated July 20, 2004 between Summit Hotel and Bank (“Loan Agreement”).

     WHEREAS, pursuant to the Loan Agreement and the other Loan Documents, Bank extended to Summit
Hotel a Line of Credit in the maximum principal amount of $18,000,000.00 more fully described in
the Loan Agreement;

     WHEREAS, pursuant to that certain First Amendment of Loan Agreement dated October 1, 2004 and
under the terms and conditions thereof, Summit Hotel requested and Bank advanced the Boise
Acquisition Advance;

     WHEREAS, under the terms of that certain Second Amendment of Loan Agreement dated June of 2005
and under the terms and conditions thereof, the maximum principal amount available under the Line
of Credit was increased to $25,000,000.00, and Summit Hotel was permitted to use Advances to
construct improvements to Property acquired by Summit Hotel;

     WHEREAS, under the terms of that certain Third Amendment of Loan Agreement dated August 24,
2005, the Termination Date was extended to June 24, 2007; and

     WHEREAS, under the terms of that certain Fourth Amendment of Loan Agreement dated March 1,
2006, the maximum principal amount available under the Line of Credit was increased to
$30,000,000.00, West Bank became a participant in the Line of Credit and the Loan Agreement was
otherwise amended as provided for therein; and

     WHEREAS, under the terms of that certain Fifth Amendment of Loan Agreement dated April 12,
2006, the Line of Credit was permitted to be used to support the issuance, for the account of
Summit Hotel, of letters of credit;

     WHEREAS, under the terms of that certain Sixth Amendment of Loan Agreement dated November 17,
2006, the Termination Date was extended to June 24, 2008, the interest rate applicable to the Line
of Credit was amended as provided for therein and the Loan Agreement was otherwise amended as
provided for therein;

          WHEREAS, under the terms of that certain Seventh Amendment of Loan Agreement dated April 30,
2007, Summit Hospitality was added to the Loan Agreement and the other Loan Documents as a
co-borrower for any property owned by Summit Hospitality, the repayment provisions of Section 1.5
of the Loan Agreement were amended, and the Loan Agreement was otherwise amended as provided for
therein; and

     WHEREAS, Summit Hotel and Summit Hospitality have requested, and Bank has agreed, to increase
the maximum principal amount available on the Line of Credit to $40,000,000.00, and Bank, Summit
Hotel and Summit Hospitality agree to amend the Loan Agreement as provided for herein.

 

 

     NOW, THEREFORE, in consideration of the amendments to the Loan Agreement provided for below,
the mutual covenants herein and other good and valuable consideration, the sufficiency and receipt
of which is hereby acknowledged, the parties agree to amend the Loan Agreement as follows:

     1. Capitalized terms used herein shall have the meaning given to such terms in the Loan
Agreement, unless specifically defined herein.

     2. The references to the maximum principal amount of the Line of Credit in the recital to the
Loan Agreement, Section 1.1 of the Loan Agreement and anywhere else in the Loan Agreement or other
Loan Documents which refer to the maximum principal amount available under the Line of Credit are
hereby amended by deleting the reference to $30,000,000.00 and inserting in lieu thereof
$40,000,000.00.

     3. Except as modified and amended herein, all other terms, provisions, conditions and
obligations imposed under the terms of the Loan Agreement and the other Loan Documents shall remain
in full force and effect and are hereby ratified and affirmed by Summit Hotel and Summit
Hospitality. To the extent necessary, the other Loan Documents are hereby amended to be consistent
with the terms of this Amendment.

     4. Summit Hotel and Summit Hospitality each certifies and reaffirms by its execution hereof
that the representations and warranties set forth in the Loan Agreement and the other Loan
Documents are true as of this date, and that no Event of Default under the Loan Agreement or any
other Loan Document, and no event which, with the giving of notices or passage of time or both,
would become such an Event of Default, has occurred as of execution hereof.

[SIGNATURE PAGE FOLLOWS]

 

 

     IN WITNESS WHEREOF, the parties have executed and delivered this Amendment on the date first
written above.

	 	 	 	 	 	 	 
	 	 	FIRST NATIONAL BANK OF OMAHA	 	 
	 
	 	 	 	 	 	 
	 

	 	By:	 	 	 	 
	 

	 	Title:
	 	 

	 	 
	 

	 	 	 	 

	 	 
	 
	 	 	 	 	 	 
	 	 	SUMMIT HOTEL PROPERTIES, LLC,
 a South
Dakota limited liability
 company, by its
Company Manager,
 THE SUMMIT GROUP, INC.	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	/s/ Kerry W. Boekelheide	 	 
	 

	 	 	 	Kerry W. Boekelheide,	 	 
	 

	 	 	 	President	 	 
	 
	 	 	 	 	 	 
	 	 	SUMMIT HOSPITALITY V, LLC, a 
South Dakota
limited liability company, 
by its member,
SUMMIT HOTEL 
PROPERTIES, LLC, a South
Dakota
 limited liability company, by its

Company Manager, THE SUMMIT 
GROUP, INC.	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	/s/ Kerry W. Boekelheide	 	 
	 

	 	 	 	Kerry W. Boekelheide,	 	 
	 

	 	 	 	Presidentexv10w1

 

EXHIBIT
10.1

STANDARD OFFICE LEASE AGREEMENT (NET)

     THIS LEASE AGREEMENT (hereafter called the “Lease Agreement”) made as of the 2nd day of
May, 2007 by and between UNITED PROPERTIES INVESTMENT LLC, a Minnesota limited liability company
having offices at Suite 200, 3500 American Boulevard West, Bloomington, Minnesota, 55431 (hereafter
called the “Landlord”) and HEATLH FITNESS CORPORATION, a Minnesota corporation (hereafter called
the “Tenant”).

WITNESSETH

     FOR AND IN CONSIDERATION of the sum of One Dollar ($1.00) in hand paid by each of the parties
to the other, and other good and valuable consideration, receipt and sufficiency of which is hereby
acknowledged, the parties hereby agree as follows:

ARTICLE 1 — PREMISES AND TERM

     A. Landlord does hereby lease and let unto Tenant, and Tenant does hereby hire, lease and take
from Landlord, those areas of the Building depicted on Exhibit A-1 attached hereto, and by this
reference incorporated herein, containing approximately 28,222 square feet in the aggregate
(hereafter called the “Premises”) and consisting of the following suites (each a “Suite”):

	 	 	 
	Suite	 	Square Footage
	1100, Southpoint Tower
	 	17,294 rentable square feet
	100, Southpoint East
	 	6,989 rentable square feet
	50, Southpoint East
	 	3,939 usable square feet

Said Premises are located in the City of Bloomington, County of Hennepin, State of Minnesota. The
term “Building” as it is used herein means the land and the Southpoint Office Center consisting of
three (3) interconnected buildings at 1600 West 82nd Street (“Southpoint East”), 1650
West 82nd Street (“Southpoint Tower”) and 1700 West 82nd Street (“Southpoint
West”), all as depicted on Exhibit A-2 attached hereto.

     B. To have and to hold said Premises for a term of sixty (60) months commencing January 1,
2008 and terminating December 31, 2012 (hereafter called the “Term”) upon the rentals and subject
to the conditions set forth in this Lease Agreement, and the Exhibits attached hereto. The
commencement and termination dates are specifically subject to the provisions of Article 5 hereof.

ARTICLE 2 — USE

     The Premises shall be used by the Tenant solely for the following purposes: General office use

ARTICLE 3 — RENTALS

     Tenant agrees to pay to Landlord as minimum rental (hereafter called “Minimum Rental”) for the
Premises, without notice, set-off or demand, the following amounts per month:

	 	 	 	 	 	 	 	 	 
	Month of Term 	 	Annual Rate Per RSF	 	Monthly Minimum Rental
	For Suite 1100 and Suite 100 together (24,283 rsf in the aggregate):
	 	
	1 to 12
	 	$	13.00	 	 	$	26,306.58	 
	13 to 24
	 	$	13.50	 	 	$	27,318.38	 
	25 to 36
	 	$	14.00	 	 	$	28,330.17	 
	37 to 48
	 	$	14.50	 	 	$	29,341.96	 
	49 to 60
	 	$	15.00	 	 	$	30,353.75	 
	For Suite 50 (3,939 usf):	 	 	 	 
	1 to 60
	 	$	15.00	 	 	$	4,923.75	 

Said monthly installments shall be due and payable by Tenant in advance on the first day of each
calendar month during the Term of this Lease Agreement, or any extension or renewal thereof, at the
office of Landlord set forth in the preamble to this Lease Agreement or at such other place as
Landlord may designate. In the event of any fractional calendar month, Tenant shall pay for each
day in such partial month a rental equal to 1/30 of the Minimum Rental. Tenant agrees to pay, as
Additional Rental, which shall be collectible to the same extent as Minimum Rental, all amounts
which may become due to Landlord hereunder and any tax, charge or fee that may be levied, assessed
or imposed upon or measured by the rents reserved hereunder by any governmental authority acting
under any present or future law before any fine, penalty, interest or costs may be added thereto
for non-payment. Pursuant to Article 6 hereof, Landlord’s estimated Operating Expenses and Real
Estate Taxes for 2007 total $11.40 per rentable square foot.

ARTICLE 4 — CONSTRUCTION

     Preliminary plans (hereafter the “Preliminary Plans”) for the permanent improvements Tenant
desires to have made to the Premises to modify the Premises to accommodate Tenant’s intended use
thereof are attached hereto as Exhibit B. Tenant shall have until June 1, 2007 to make
modifications to the Preliminary Plans. Upon approval of the Landlord to any modifications made to
the Preliminary Plans by Tenant, which approval shall not be unreasonably withheld or delayed,
Landlord shall cause Nelson Architecture, Inc. (the “Architect”) to prepare final plans, including
a full set of construction drawings (hereafter the “Plans”) which shall be consistent with, except
for mutually agreed upon changes, the Preliminary Plans. Upon approval of the Plans by Landlord
and Tenant, which approval shall not be unreasonably withheld or delayed by either party and any
required approval of the Plans by the City of Bloomington (“City”) and the issuance of a building
permit by the City, Landlord shall be responsible for constructing the improvements as shown on the
Plans (hereafter called “Tenant Improvements”) for and on behalf of Tenant. Landlord’s
construction manager shall obtain bids for the construction of the Tenant Improvements from at
least three (3) reputable subcontractors for each Major Subcontract (a “Major Subcontract” shall be
deemed any contract in excess of $10,000.00). All Major Subcontract bids shall be disclosed and
reviewed with Tenant and absent a compelling reason to do otherwise, Landlord shall select the
lowest bidding subcontractor for each Major Subcontract. Landlord and Tenant have agreed that the
costs of such Tenant Improvements shall be paid by Tenant, although Landlord shall provide Tenant
an allowance of up to $450,000.00 to be utilized toward the cost of the Tenant Improvements
(hereafter called the “T. I. Allowance”). The T. I. Allowance shall be used only for the payment
of costs relating to the construction of the Tenant Improvements (including the costs of preparing
the Preliminary Plans and Plans, demolition and building permit costs, Wiring costs, a construction
management fee payable to Landlord’s construction manager in the total amount of eight percent (8%)
of the total cost of the Tenant Improvements, and

 

upon presentation to Landlord of paid receipts or other reasonable evidence of payment by
Tenant, up to $20,000.00 of Tenant’s out-of-pocket moving costs) (hereafter collectively referred
to as the “Improvement Costs”), which Improvement Costs Landlord shall pay directly out of the T.
I. Allowance, for the credit of Tenant, and in no event shall any part of the T. I. Allowance be
paid to or payable to Tenant. Any Improvement Costs which exceed the T. I. Allowance (hereafter
the “Excess Improvement Costs”) shall be paid by Tenant to Landlord without further demand within
fifteen (15) days of the day of submission by Landlord to Tenant of a statement of said costs
(hereafter the “Improvement Costs Statement”); it being further agreed by the parties that at
Tenant’s option, Tenant may elect to pay more of the Improvement Costs than just any Excess
Improvement Costs, which payment would likewise be due within fifteen (15) days of the day of
submission by Landlord to Tenant of the Improvement Costs Statement. Any improvements to the
Premises, other than as shown on the Plans, and the furnishing of the Premises, shall be made by
Tenant at the sole cost and expense of Tenant, subject to all other provisions of this Lease
Agreement, including compliance with all applicable governmental laws, ordinances and regulations.
If the Tenant Improvements cannot be substantially completed prior to the commencement of the Term,
then the provisions of Article 5 shall apply.

ARTICLE 5 — POSSESSION

     A. Except as otherwise provided and subject to the provisions of Article 5 B below, Landlord
shall deliver possession of the Premises on or before the date hereinabove specified for
commencement of the Term, but delivery of possession prior to such commencement date shall not
affect the expiration date of this Lease Agreement. Failure of Landlord to deliver possession of
the Premises by the date hereinabove provided, due to a holding over by a prior tenant, delay by
the City in approving the Plans or issuing a building permit or any other cause beyond Landlord’s
reasonable control, or time required for construction delays due to labor or material shortages,
strikes, or acts of God, shall automatically postpone the date of commencement of the Term of this
Lease Agreement and shall extend the termination date by periods equal to those which shall have
elapsed between and including the date hereinabove specified for commencement of the Term hereof
and the date on which possession of the Premises is delivered to the Tenant. The rentals herein
reserved shall commence on the first day of the Term, provided, however, in the event of any
occupancy by Tenant prior to the beginning of the Term, such occupancy shall in all respects be the
same as that of a tenant under this Lease Agreement, and the rental shall commence as of the date
that Tenant enters into such occupancy of the Premises. Provided further, that if Landlord shall
be delayed in delivery of the Premises to Tenant due to Tenant’s failure to agree to the Plans,
changes in or additions to the Plans or the Tenant Improvements made at the request of Tenant or
any other delay caused by a party employed by or the agent of Tenant, or by Tenant’s failure to pay
for the costs of the Tenant Improvements in excess of the T. I. Allowance, then in such case the
rental shall be accelerated by the number of days of such delay, and the rentals shall commence the
same as if occupancy had been taken by Tenant. Prior to the commencement of the Term, Landlord
shall have no responsibility or liability for loss or damage to fixtures, facilities or equipment
installed or left on the Premises. By occupying the Premises as a Tenant, or to install fixtures,
facilities or equipment, or to perform finishing work, Tenant shall be conclusively deemed to have
accepted the same and to have acknowledged that the Premises are in the condition required by this
Lease Agreement, except items which are not in compliance with the Plans and for which Tenant has
given Landlord a written “punch list” within thirty (30) days of Tenant’s first occupancy of the
Premises. Should the commencement of the rental obligations of Tenant under this Lease Agreement
occur for any reason on a day other than the first day of a calendar month, then in that event
solely for the purposes of computing the Term of this Lease Agreement, the commencement date of the
Term shall become and be the first day of the first full calendar month following the date when
Tenant’s rental obligation commences, or the first day of the first full calendar month following
the commencement date set out in Article 1 (if such is other than the first date of a calendar
month), whichever date is later, and the termination date shall be adjusted accordingly; provided
however, that the termination date shall be the last day of a calendar month, which date shall in
no event be earlier than the termination date set out in Article 1. Immediately after Tenant’s
occupancy of the Premises the Landlord and Tenant shall execute a ratification agreement which
shall set forth the final commencement and termination dates for the Term and shall acknowledge the
Minimum Rental, the rentable square footage of the Premises, delivery of the Premises in the
condition required by this Lease Agreement and the respective amounts of the Improvement Costs,
Excess Improvement Costs, Letter of Credit, Unfurnished Allowance and Contingent Annual Payment.

     B. It is acknowledged by the parties that Suite 1100 of the Premises is currently occupied by
a tenant required to vacate said Suite 1100 no later than November 4, 2007 and Suites 50 and 100 of
the Premises are both currently vacant. Notwithstanding anything in Article 5 A above to the
contrary, in the event Tenant desires to lease Suite 50 and/or Suite 100 (but not Suite 1100) prior
to the scheduled commencement date of the Term of January 1, 2008, Tenant shall so notify Landlord
in writing (hereafter “Tenant’s Early Lease Notice”) specifying therein the Suite(s) (Suite 50
and/or Suite 100) Tenant desires to lease early (hereafter each an “Early Lease Suite”). Following
such Tenant’s Early Lease Notice for an Early Lease Suite, Landlord shall cause the Architect to
prepare Plans for the Tenant Improvements to be made to such Early Lease Suite and upon approval of
such Plans by the parties, Landlord shall construct the Tenant Improvements to such Early Lease
Suite in accordance with the provisions of Article 4 above. Upon delivery of possession of such
Early Lease Suite by Landlord to Tenant with the Tenant Improvements thereto substantially
completed, the Term of this Lease Agreement shall commence as to such Early Lease Suite and Tenant
shall begin paying for such Early Lease Suite, Minimum Rental as set forth in Article 3 above and
as to Suite 100, Additional Rental under Article 6 of this Lease Agreement for Real Estate Taxes
and Operating Expenses based on the 6,989 rentable square feet comprising said Suite 100.
Notwithstanding anything herein to the contrary, the lease of an Early Lease Suite by Tenant in
accordance with the foregoing provisions of this Article 5 B prior to the commencement date of the
Term of this Lease Agreement for the remainder of the Premises, shall not affect the expiration
date of the Term of this Lease Agreement, which expiration date shall continue to apply to all of
the Premises being leased under this Lease Agreement and be the last day of the sixtieth (60th)
full calendar month following the date the Term of this Lease Agreement has commenced as to all of
the Premises.

ARTICLE 6 — TENANT’S PRO RATA SHARE OF REAL ESTATE TAXES AND OPERATING EXPENSES

     A. During each full or partial calendar year during the Term of this Lease Agreement, Tenant
shall pay to Landlord, as Additional Rental, an amount equal to the Real Estate Taxes and Operating
Expenses (both as hereafter defined) per square foot of rentable area in the Building multiplied by
the number of square feet of rentable area in the Premises prorated for the period that Tenant
occupied the Premises. In the event that during all or any portion of any calendar year, the
Building is not fully rented and occupied Landlord may make any appropriate adjustment in
occupancy-related Operating Expenses for such year for the purpose of avoiding distortion of the
amount of such Operating Expenses to be attributed to Tenant by reason of variation in total
occupancy of the Building, by determining on a commercially reasonable basis the Operating Expenses
that would have been paid or incurred by Landlord had the Building been ninety-five percent (95%)
rented and occupied, and the amount so determined shall be deemed to have been Operating Expenses
for such year.

     Notwithstanding anything herein or elsewhere in this Lease Agreement to the contrary, Tenant
shall have no obligation to pay Additional Rental under this Article 6 for Real Estate Taxes and
Operating Expenses on the 3,939 usable square feet comprising Suite 50 only, it being acknowledged
and agreed that the monthly installments of Minimum Rental payable under Article 3 of this Lease
Agreement for Suite 50 only are being paid on a “gross rental” basis.

     B. Landlord shall, each year during the Term of this Lease Agreement, give Tenant an estimate
of Operating Expenses and Real Estate Taxes payable per square foot of rentable area for the coming
calendar year. Tenant shall pay, as Additional Rental, along with its monthly Minimum Rental
payments required hereunder, one-twelfth (1/12) of such estimated Operating Expenses and Real
Estate Taxes and such Additional Rental shall be payable until subsequently adjusted for the
following year pursuant to this Article.

     C. As soon as possible after the expiration of each calendar year, Landlord shall determine
and certify to Tenant the actual Operating Expenses and Real Estate Taxes for the previous year per
square foot of rentable area in the Building and the amount applicable to the Premises. If such
statement shows that Tenant’s share of Operating Expenses and Real Estate Taxes exceeds Tenant’s
estimated monthly payments for the previous calendar year, then Tenant shall, within twenty (20)
days after receiving Landlord’s certification, pay such deficiency to Landlord. In the event of an
overpayment by Tenant, such overpayment shall be refunded to Tenant, at the time of certification,
in the form of an adjustment in the Additional Rental next coming due, or if at the end of the Term
by a refund.

     D. For the purposes of this Article, the term “Real Estate Taxes” means the total of all
taxes, fees, charges and assessments, general and special, ordinary and extraordinary, foreseen or
unforeseen, which become due or payable against or upon the Building, the parcel(s) of land upon
which it is located

2

 

or Landlord. All costs and expenses incurred by Landlord during negotiations for or contests
of the amount of Real Estate Taxes shall be included within the term “Real Estate Taxes.” For
purposes of this Article, the term “Operating Expenses” shall be deemed to mean all costs and
expenses directly related to the Building incurred by Landlord in the repair, operation, management
and maintenance of the Building including interior and exterior and common area maintenance,
management fees, cleaning expenses, energy expenses, insurance premiums, and the amortization of
capital investments made to reduce operating costs, that are necessary due to governmental
requirements or that are required by the insurer under any insurance policy carried on the Building
by Landlord, all as determined on a commercially reasonable basis by Landlord.

     E. Landlord may at any time designate a fiscal year in lieu of a calendar year and in such
event, at the time of such a change, there may be a billing for the fiscal year which is less than
12 calendar months.

     F. Landlord reserves, and Tenant hereby assigns to Landlord, the sole and exclusive right to
contest, protest, petition for review, or otherwise seek a reduction in the Real Estate Taxes.

ARTICLE 7 — UTILITIES AND SERVICE

     A. Landlord agrees to furnish water, electricity, elevator service, and janitorial service.
In the event Tenant’s requirements and/or usage of such utilities and services is substantially
greater than is customarily supplied to a typical tenant in the Building, Landlord or Tenant may
request that the difference in such requirement and/or usage be determined and that appropriate
adjustments be made in the Minimum Rental provided for in Article 3 of this Lease Agreement.

     B. Landlord agrees to furnish heat during the usual heating season and air conditioning during
the usual air conditioning season, all during normal business hours as defined in this Lease
Agreement. Notwithstanding the foregoing, upon reasonable advance notice given by Tenant from time
to time, Landlord shall furnish HVAC services to the Premises outside normal business hours,
provided that Tenant reimburses Landlord, as Additional Rental, for Landlord’s actual costs
therefore.

     C. No temporary interruption or failure of such services incidental to the making of repairs,
alterations or improvements, or due to accidents or strike or conditions or events not under
Landlord’s control, shall be deemed as an eviction of the Tenant or relieve the Tenant from any of
the Tenant’s obligations hereunder.

     D. For the purposes of this Article 7, normal business hours shall be deemed to mean the
periods of time between 7:00 a.m. and 6:00 p.m. (7.00 p.m. for Suite 100 only), Monday through
Friday and 9:00 a.m. to 1:00 p.m. on Saturdays, and specifically excluding Sundays and legal
holidays.

ARTICLE 8 — NON-LIABILITY OF LANDLORD

     Except in the event of gross negligence of Landlord, its agents, employees or contractors,
Landlord shall not be liable for any loss or damage for failure to furnish heat, air conditioning,
electricity, elevator service, water, sprinkler system or janitorial service. Landlord shall not
be liable for personal injury, death or any damage from any cause about the Premises or the
Building except if caused by Landlord’s gross negligence.

ARTICLE 9 — CARE OF PREMISES

     A. Tenant agrees:

     1. To keep the Premises in as good condition and repair as they were in at the time
Tenant took possession of same, reasonable wear and tear and damage from fire and other
casualty for which insurance is normally procured excepted;

     2. To keep the Premises in a clean and sanitary condition;

     3. Not to commit any nuisance or waste on the Premises, overload the Premises or the
electrical, water and/or plumbing facilities in the Premises or Building, throw foreign
substances in plumbing facilities, or waste any of the utilities furnished by Landlord;

     4. To abide by such rules and regulations as may from time to time be reasonably
promulgated by Landlord;

     5. To preserve and protect all carpeted areas and to provide and use carpet protector
mats in all locations within the Premises where chairs with castors are used; and

     6. To obtain Landlord’s prior approval of the interior design of any portion of the
Premises visible from the common areas or from the outside of the Building. “Interior
design” as used in the preceding sentence shall include but not be limited to floor and wall
coverings, furniture, office design, artwork and color scheme.

     B. If Tenant shall fail to keep and preserve the Premises in the state of condition required
by the provisions of this Article 9, the Landlord may at its option put or cause the same to be put
into the condition and state of repair agreed upon, and in such case the Tenant, on demand, shall
pay the cost thereof.

ARTICLE 10 — NON-PERMITTED USE

     Tenant agrees to use the Premises only for the purposes set forth in Article 2 hereof. Tenant
further agrees not to commit or permit any act to be performed on the Premises or any omission to
occur which shall be in violation of any statute, regulation or ordinance of any governmental body
or which will increase the insurance rates on the Building or which will be in violation of any
insurance policy carried on the Building by the Landlord. Tenant, at its expense, shall comply
with all governmental laws, ordinances, rules and regulations applicable to the use of the Premises
and its occupancy and shall promptly comply with all governmental orders, rulings and directives
for the correction, prevention and abatement of any violation upon, or in connection with the
Premises or Tenant’s use or occupancy of the Premises, including the making of any alterations or
improvements to the Premises, all at Tenant’s sole cost and expense. The Tenant shall not disturb
other occupants of the Building by making any undue or unseemly noise or otherwise and shall not do
or permit to be done in or about the Premises anything which will be dangerous to life or limb.

ARTICLE 11 — INSPECTION

     The Landlord or its employees or agents shall have the right without any diminution of rent or
other charges payable hereunder by Tenant to enter the Premises at all reasonable times for the
purpose of exhibiting the Premises to prospective tenants or purchasers or existing or prospective
mortgagees of the Building (“Mortgagees”), inspection, cleaning, repairing, testing, altering or
improving the same or said Building, but nothing contained in this Article shall be construed so as
to impose any obligation on the Landlord to make any repairs, alterations or improvements.

ARTICLE 12 — ALTERATIONS

     Tenant will not make any alterations, repairs, additions or improvements in or to the Premises
(for purposes of this Article 12, any of the foregoing being referred to as the “Work”) or add,
disturb or in any way change any plumbing, wiring, life/safety or mechanical systems, locks, or
structural portions of the Building without the prior written consent of the Landlord as to the
character of the Work, the manner of doing the Work, and the

3

 

contractor(s) doing the Work. Such consent shall not be unreasonably withheld or delayed,
if such Work is required of Tenant or is the obligation of Tenant pursuant to this Lease Agreement.
As a condition to Landlord’s consent to Work proposed by Tenant, Landlord may impose such
conditions with respect thereto as Landlord deems appropriate, including, without limitation,
requiring Tenant to furnish surety performance and/or payment bonds or other security for the
payment of all costs incurred in connection with such Work, insurance against liabilities that may
arise out of such Work, plans and specifications approved by Landlord and permits necessary for
such Work. If such Work is performed by contractor(s) not retained by Landlord, Tenant shall upon
completion of such Work, (i) deliver to Landlord evidence that payment for all such Work has been
made by Tenant, contractors’ affidavits and full and final mechanic’s lien waivers and (ii) pay to
Landlord a construction supervision fee of five percent (5%) of the total cost of such Work, but in
no event less than $500.00 to reimburse Landlord for the costs incurred by its construction manager
in inspecting and supervising such Work. All such Work shall be done in a good and workmanlike
manner using quality materials and shall comply with all applicable governmental laws, ordinances,
rules and regulations. Tenant agrees to indemnify and hold Landlord free and harmless from any
liability, loss, cost, damage or expense (including attorney’s fees) by reason of any of such
Work. The provisions of Article 27 of this Lease Agreement shall apply to all Work performed
under this Article 12.

ARTICLE 13 — SIGNS

     Tenant agrees that no signs or other advertising materials shall be erected, attached or
affixed to any portion of the interior or exterior of the Premises or the Building without the
express prior written consent of Landlord.

ARTICLE 14 — COMMON AREAS

     A. Tenant agrees that the use of all corridors, passageways, elevators, toilet rooms, parking
areas and landscaped areas in and around said Building, by the Tenant or Tenant’s employees,
visitors or invitees, shall be subject to such rules and regulations as may from time to time be
made by Landlord for the safety, comfort and convenience of the owners, occupants, tenants and
invitees of said Building. Tenant agrees that no awnings, curtains, drapes or shades shall be used
upon the Premises except as may be approved by Landlord.

     B. In addition to the Premises, Tenant shall have the right of non-exclusive use, in common
with others, of (a) all unrestricted automobile parking areas, driveways and walkways, and (b)
loading facilities, freight elevators and other facilities as may be constructed in the Building,
all to be subject to the terms and conditions of this Lease Agreement and to reasonable rules and
regulations for the use thereof as prescribed from time to time by Landlord.

     C. Landlord shall have the right to make changes or revisions in the site plan and in the
Building so as to provide additional leasing area. Landlord shall also have the right to construct
additional buildings on the land described on Exhibit A-2 for such purposes as Landlord may deem
appropriate. Landlord also reserves all airspace rights above, below and to all sides of the
Premises, including the right to make changes, alterations or provide additional leasing areas.

     D. Landlord and Tenant agree that Landlord will not be responsible for any loss, theft or
damage to vehicles, or the contents thereof, parked or left in the parking areas of the Building
and Tenant agrees to so advise its employees, visitors or invitees who may use such parking areas.
The parking areas shall include those areas designated by Landlord, in its sole discretion, as
either restricted or unrestricted parking areas. Any restricted parking areas shall be leased only
by separate license agreement with Landlord. Tenant further agrees not to use or permit its
employees, visitors or invitees to use the parking areas for overnight storage of vehicles.

ARTICLE 15 — ASSIGNMENT AND SUBLETTING

     A. Tenant agrees not to assign, sublet, license, mortgage or encumber this Lease Agreement,
the Premises, or any part thereof, whether by voluntary act, operation of law, or otherwise,
without the specific prior written consent of Landlord in each instance. If Tenant is a
corporation, partnership or other legal entity, transfer of a controlling interest of Tenant shall
be considered an assignment of this Lease Agreement for purposes of this Article. Consent by
Landlord in one such instance shall not be a waiver of Landlord’s rights under this Article as to
requiring consent for any subsequent instance. In connection with any assignment of this Lease
Agreement or subletting of the Premises made or requested by Tenant, Tenant shall pay Landlord (i)
a processing fee of $500.00 and (ii) all out-of-pocket costs incurred by Landlord, including
reasonable attorneys’ fees. In the event Tenant desires to sublet a part or all of the Premises,
or assign this Lease Agreement, Tenant shall give written notice to Landlord at least thirty (30)
days prior to the proposed subletting or assignment, which notice shall state the name of the
proposed subtenant or assignee, the terms of any sublease or assignment documents and copies of
financial reports or other relevant financial information of the proposed subtenant or assignee. At
Landlord’s option, any and all payments by the proposed assignee or subtenant with respect to the
assignment or sublease shall be paid directly to Landlord. In any event no assignment or
subletting shall release Tenant of its obligation to pay the rent and to perform all other
obligations to be performed by Tenant hereunder for the Term of this Lease Agreement. The
acceptance of rent by Landlord from any other person shall not be deemed to be a waiver by Landlord
of any provision hereof. At Landlord’s option, Landlord may terminate the Lease Agreement in lieu
of giving its consent to any proposed assignment of this Lease Agreement or subletting of the
Premises (which termination may be contingent upon the execution of a new lease with the proposed
assignee or subtenant).

     B. Landlord’s right to assign this Lease Agreement is and shall remain unqualified upon any
sale or transfer of the Building and, providing the purchaser succeeds to the interests of Landlord
under this Lease Agreement, Landlord shall thereupon be entirely freed of all obligations of the
Landlord hereunder and shall not be subject to any liability resulting from any act or omission or
event occurring after such conveyance.

ARTICLE 16 — LOSS BY CASUALTY

     If the Building is damaged or destroyed by fire or other casualty, the Landlord shall have the
right to terminate this Lease Agreement, provided it gives written notice thereof to the Tenant
within ninety (90) days after such damage or destruction. If a portion of the Premises is damaged
by fire or other casualty, and Landlord does not elect to terminate this Lease Agreement, the
Landlord shall, at its expense, restore the Premises to as near the condition which existed
immediately prior to such damage or destruction, as reasonably possible, and the rentals shall
abate during such period of time as the Premises are untenantable, in the proportion that the
untenantable portion of the Premises bears to the entire Premises.

ARTICLE 17 — WAIVER OF SUBROGATION

     Landlord and Tenant hereby release the other from any and all liability or responsibility to
the other or anyone claiming through or under them by way of subrogation or otherwise for any loss
or damage to property caused by fire or any of the extended coverage or supplementary contract
casualties, even if such fire or other casualty shall have been caused by the fault or negligence
of the other party, or anyone for whom such party may be responsible.

ARTICLE 18 — EMINENT DOMAIN

     If the entire Building is taken by eminent domain, this Lease Agreement shall automatically
terminate as of the date of taking. If a portion of the Building is taken by eminent domain, the
Landlord shall have the right to terminate this Lease Agreement, provided it gives written notice
thereof to the Tenant within ninety (90) days after the date of taking. If a portion of the
Premises is taken by eminent domain and this Lease Agreement is not terminated by Landlord, the
Landlord shall, at its expense, restore the Premises to as near the condition which existed
immediately prior to the date of taking as reasonably possible, and the rentals shall abate during
such period of time as the Premises are untenantable, in the proportion that the untenantable
portion of the Premises bears to the entire Premises. All damages awarded for such taking under
the power of eminent domain shall belong to and be the sole property of Landlord, irrespective of
the basis upon which they are awarded, provided, however, that nothing contained herein shall
prevent Tenant from making a separate claim to the condemning authority for its moving expenses and
trade fixtures. For purposes of this Article, a taking by eminent domain shall include Landlord’s
giving of a deed under threat of condemnation.

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ARTICLE 19 — SURRENDER

     On the last day of the Term of this Lease Agreement or on the sooner termination thereof in
accordance with the terms hereof, Tenant shall peaceably surrender the Premises in good condition
and repair consistent with Tenant’s duty to make repairs as provided in Article 9 hereof. On or
before said last day, Tenant shall at its expense remove all of its equipment from the Premises,
repairing any damage caused thereby, and any property not removed shall be deemed abandoned. All
alterations, additions and fixtures other than Tenant’s trade fixtures, which have been made or
installed by either Landlord or Tenant upon the Premises shall remain as Landlord’s property and
shall be surrendered with the Premises as a part thereof, or shall be removed by Tenant, at the
option of Landlord, in which event Tenant shall at its expense repair any damage caused thereby.
It is specifically agreed that any and all telephonic, coaxial, ethernet, or other computer,
wordprocessing, facsimile, or electronic wiring installed by Tenant within the Premises (hereafter
"Wiring”) shall be removed at Tenant’s cost at the expiration of the Term, unless Landlord has
specifically requested in writing that said Wiring shall remain, whereupon said Wiring shall be
surrendered with the Premises as Landlord’s property. If the Premises are not surrendered at the
end of the Term or the sooner termination thereof, Tenant shall indemnify Landlord against loss or
liability resulting from delay by Tenant in so surrendering the Premises, including, without
limitation, claims made by any succeeding tenant founded on such delay. Tenant shall promptly
surrender all keys for the Premises to Landlord at the place then fixed for payment of rental and
shall inform Landlord of combinations on any locks and safes on the Premises.

ARTICLE 20 — NON-PAYMENT OF RENT, DEFAULTS

     If any one or more of the following occurs: (1) a rent payment or any other payment due from
Tenant to Landlord shall be and remain unpaid in whole or in part for more than ten (10) days after
same is due and payable; (2) Tenant shall violate or default on any of the other covenants,
agreements, stipulations or conditions herein, or in any parking agreement(s) or other agreements
between Landlord and Tenant relating to the Premises, and such violation or default shall continue
for a period of ten (10) days after written notice from Landlord of such violation or default; (3)
if Tenant shall commence or have commenced against Tenant proceedings under a bankruptcy,
receivership, insolvency or similar type of action; or (4) if Tenant shall vacate any substantial
portion of the Premises for a period of more than fifteen (15) days; then it shall be optional for
Landlord, without further notice or demand, to cure such default or to declare this Lease Agreement
forfeited and the said Term ended, or to terminate only Tenant’s right to possession of the
Premises, and to re-enter the Premises, with or without process of law, using such force as may be
necessary to remove all persons or chattels therefrom, and Landlord shall not be liable for damages
by reason of such re-entry or forfeiture; but notwithstanding re-entry by Landlord or termination
only of Tenant’s right to possession of the Premises, the liability of Tenant for the rent and all
other sums provided herein shall not be relinquished or extinguished for the balance of the Term of
this Lease Agreement and Landlord shall be entitled to periodically sue Tenant for all sums due
under this Lease Agreement or which become due prior to judgment, but such suit shall not bar
subsequent suits for any further sums coming due thereafter. Tenant shall be responsible for, in
addition to the rentals and other sums agreed to be paid hereunder, the cost of any necessary
maintenance, repair, restoration, reletting (including related cost of removal or modification of
tenant improvements) or cure as well as reasonable attorney’s fees incurred or awarded in any suit
or action instituted by Landlord to enforce the provisions of this Lease Agreement, regain
possession of the Premises, or the collection of the rentals due Landlord hereunder. Tenant shall
also be liable to Landlord for the payment of a late charge in the amount of ten percent (10%) of
the rental installment or other sum due Landlord hereunder if said payment has not been received
within ten (10) days from the date said payment becomes due and payable, or cleared by Landlord’s
bank within three (3) business days after deposit. Tenant agrees to pay interest at the rate of
twelve percent (12%) per annum or the maximum permissible rate under the applicable usury statutes,
whichever is less, on all rentals and other sums due Landlord hereunder not paid within ten (10)
days from the date same become due and payable. Each right or remedy of Landlord provided for in
this Lease Agreement shall be cumulative and shall be in addition to every other right or remedy
provided for in this Lease Agreement now or hereafter existing at law or in equity or by statute or
otherwise.

ARTICLE 21 — LANDLORD’S DEFAULT

     Landlord shall not be deemed to be in default under this Lease Agreement until Tenant has
given Landlord written notice specifying the nature of the default and Landlord does not cure such
default within thirty (30) days after receipt of such notice or within such reasonable time
thereafter as may be necessary to cure such default where such default is of such a character as to
reasonably require more than thirty (30) days to cure.

ARTICLE 22 — HOLDING OVER

     Tenant will, at the expiration of this Lease Agreement, whether by lapse of time or
termination, give up immediate possession to Landlord. If Tenant fails to give up possession the
Landlord may, at its option, serve written notice upon Tenant that such holdover constitutes any
one of (i) creation of a month-to-month tenancy, or (ii) creation of a tenancy at sufferance. If
Landlord does not give said notice, Tenant’s holdover shall create a tenancy at sufferance. In any
such event the tenancy shall be upon the terms and conditions of this Lease Agreement, except that
the Minimum Rental shall be double the Minimum Rental Tenant was obligated to pay Landlord under
this Lease Agreement immediately prior to termination (in the case of tenancy at sufferance such
Minimum Rental shall be prorated on the basis of a 365 day year for each day Tenant remains in
possession); excepting further that in the case of a tenancy at sufferance, no notices shall be
required prior to commencement of any legal action to gain repossession of the Premises. In the
case of a tenancy at sufferance, Tenant shall also pay to Landlord all damages sustained by
Landlord resulting from retention of possession by Tenant. The provisions of this Article shall
not constitute a waiver by Landlord of any right of re-entry as otherwise available to Landlord;
nor shall receipt of any rent or any other act in apparent affirmance of the tenancy operate as a
waiver of the right to terminate this Lease Agreement for a breach by Tenant hereof.

ARTICLE 23 — SUBORDINATION

     Tenant agrees that this Lease Agreement shall be subordinate to any mortgage(s) that may now
or hereafter be placed upon the Building or any part thereof, and to any and all advances to be
made thereunder, and to the interest thereon, and all renewals, replacements, and extensions
thereof, provided the Mortgagee named in any such mortgage shall agree to recognize this Lease
Agreement and not disturb Tenant’s rights hereunder in the event of foreclosure provided the Tenant
is not in default. This subordination and non-disturbance shall be self-operative and no further
certificate or instrument of subordination need be required by any such Mortgagee. In confirmation
of such subordination and non-disturbance, however, Tenant shall promptly execute and deliver any
instrument, in recordable form, as required by Landlord’s Mortgagee. In the event of any Mortgagee
electing to have the Lease Agreement a prior encumbrance to its mortgage, then and in such event
upon such Mortgagee notifying Tenant to that effect, this Lease Agreement shall be deemed prior in
encumbrance to the said mortgage, whether this Lease Agreement is dated prior to or subsequent to
the date of said mortgage.

ARTICLE 24 — INDEMNITY, INSURANCE AND SECURITY

     A. Tenant will keep in force at its own expense for so long as this Lease Agreement remains in
effect public liability insurance with respect to the Premises in which Landlord shall be named as
an additional insured, in companies and in form acceptable to Landlord with a minimum combined
limit of liability of Two Million Dollars ($2,000,000.00). This limit shall apply per location.
Said insurance shall also provide for contractual liability coverage by endorsement. Tenant shall
further provide for business interruption insurance to cover a period of not less than six (6)
months. Tenant will further deposit with Landlord the policy or policies of such insurance or
certificates thereof, or other acceptable evidence that such insurance is in effect, which evidence
shall provide that Landlord shall be notified in writing thirty (30) days prior to cancellation,
material change, or failure to renew the insurance. Tenant further covenants and agrees to
indemnify and hold Landlord and Landlord’s manager of the Building harmless for any claim, loss or
damage, including reasonable attorney’s fees, suffered by Landlord, Landlord’s manager or
Landlord’s other tenants caused by: i) any act or omission by Tenant, Tenant’s employees or anyone
claiming through or by Tenant in, at, or around the Premises or the Building; ii) the conduct or
management of any work or thing whatsoever done by Tenant in or about the Premises; or iii)
Tenant’s failure to comply with any and all governmental laws, rules, ordinances or regulations
applicable to the use of the Premises and its occupancy. Tenant’s indemnity obligations under this
Article 24 shall survive the expiration or earlier termination of this Lease Agreement. If Tenant
shall not comply with its covenants made in this Article 24, Landlord may, at its option, cause
insurance as aforesaid to be issued and in such event Tenant agrees to pay the premium for such
insurance promptly upon Landlord’s demand.

     B. Tenant shall be responsible for the security and safeguarding of the Premises and all
property kept, stored or maintained in the Premises. Landlord will make available to Tenant, at
Tenant’s request, the plans and specifications for construction of the Building and the Premises.
Tenant represents that it is satisfied that the construction of the Building and the Premises,
including the floors, walls, windows, doors and means of access thereto are suitable

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for the particular needs of Tenant’s business. Tenant further represents that it is satisfied
with the security of said Building and Premises for the protection of any property which may be
owned, held, stored or otherwise caused or permitted by Tenant to be present upon the Premises.
The placement and sufficiency of all safes, vaults, cash or security drawers, cabinets or the like
placed upon the Premises by Tenant shall be at the sole responsibility and risk of Tenant. Tenant
shall maintain in force throughout the Term, insurance upon all contents of the Premises, including
that owned by others and Tenant’s equipment and any alterations, additions, fixtures, or
improvements in the Premises acknowledged by Landlord to be the Tenant’s.

     C. Landlord shall carry and cause to be in full force and effect a fire and extended coverage
insurance policy on the Building, but not contents owned, leased or otherwise in possession of
Tenant. The cost of such insurance shall be an Operating Expense.

ARTICLE 25 — NOTICES, DEMANDS AND OTHER INSTRUMENTS

     All notices, demands, requests, consents, approvals and other instruments required or
permitted to be given pursuant to the terms of this Lease Agreement shall be in writing and shall
be deemed to have been properly given if (a) with respect to Tenant, sent by certified or
registered mail, postage prepaid, or sent by telegram, overnight express courier, facsimile
followed by overnight express delivery or delivered by hand, in each case addressed to Tenant at
the address for the Premises, and (b) with respect to Landlord, sent by certified or registered
mail, postage prepaid, or sent by telegram, overnight express courier, facsimile followed by
overnight express delivery or delivered by hand in each case, addressed to Landlord at its address
first above set forth along with a copy to any Mortgagee, if Tenant has been advised of the address
for such Mortgagee, delivered in the same manner; provided however that in no event shall Minimum
Rental or Additional Rental be deemed to have been made, given or delivered until actually received
by Landlord. Landlord and Tenant shall each have the right from time to time to specify as its
address for purposes of this Lease Agreement any other address in the United States of America upon
fifteen (15) days’ written notice thereof, similarly given, to the other party and any Mortgagee.

ARTICLE 26 — APPLICABLE LAW

     This Lease Agreement shall be construed under the laws of the State of Minnesota.

ARTICLE 27 —  MECHANICS’ LIEN

     In the event any mechanic’s lien shall at any time be filed against the Premises or any part
of the Building by reason of work, labor, services or materials performed or furnished to Tenant or
to anyone holding the Premises through or under Tenant, Tenant shall forthwith cause the same to be
discharged of record. If Tenant shall fail to cause such lien forthwith to be discharged within
five (5) days after being notified of the filing thereof, then, in addition to any other right or
remedy of Landlord, Landlord may, but shall not be obligated to, discharge the same by paying the
amount claimed to be due, or by bonding, and the amount so paid by Landlord and all costs and
expenses, including reasonable attorney’s fees incurred by Landlord in procuring the discharge of
such lien, shall be due and payable in full by Tenant to Landlord on demand.

ARTICLE 28 — SECURITY INTEREST

     Tenant hereby grants to Landlord a security interest in all goods, chattels, fixtures and
personal property belonging to Tenant, which now are or may hereafter be placed in the Premises, to
secure all rents due hereunder and all other covenants and obligations of Tenant hereunder. In the
event there exists any security interest in said property which security interest is paramount and
superior to the security interest herein created, Landlord may satisfy said paramount security
interest and all sums paid in satisfying said security interest will be considered additional sums
owed Landlord by Tenant hereunder. Tenant hereby acknowledges receipt of a true, full and complete
copy of this Lease Agreement. Landlord, in the event of a default by Tenant of any covenant or
condition herein contained, may exercise, in addition to any rights and remedies herein granted,
all the rights and remedies of a secured party under the Uniform Commercial Code or any other
applicable law. Tenant hereby authorizes Landlord to complete and file a financing statement(s)
for the purpose of perfecting such security interest.

ARTICLE 29 — BROKERAGE

     Each of the parties represents and warrants that except only as may be provided below in this
Article 29, there are no claims for brokerage commissions or finder’s fees (collectively “Leasing
Commissions”) in connection with this Lease Agreement, and agrees to indemnify the other party
against, and hold it harmless from all liabilities arising from any claim for Leasing Commissions
asserted by a broker, agent or other person or entity claiming through the indemnifying party,
including without limitation, the cost of attorney’s fees in connection therewith. Landlord agrees
to pay any Leasing Commission payable to Landlord’s broker, United Properties Brokerage LLC on
account of this Lease Agreement.

ARTICLE 30 — SUBSTITUTION

     Landlord reserves the right, on thirty (30) days written notice to Tenant, to substitute other
premises within the Building for the Premises hereunder. The substituted premises shall contain
substantially the same square footage as the Premises, shall contain comparable improvements, and
the Minimum Rental shall not exceed the Minimum Rental per rentable square foot specified in
Article 3 hereof.

ARTICLE 31 — ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS

     Each party hereto agrees that at any time, and from time to time during the Term of this Lease
Agreement (but not more often than twice in each calendar year), within ten (10) days after request
by the other party hereto, it will execute, acknowledge and deliver to such other party or to any
prospective purchaser, assignee or mortgagee designated by such other party, an estoppel
certificate in a form acceptable to Landlord. Tenant agrees to provide Landlord (but not more
often than twice in any calendar year), within ten (10) days of request, the then most current
financial statements of Tenant and any guarantors of this Lease Agreement, which shall be certified
by Tenant, and if available, shall be audited and certified by a certified public accountant.
Landlord shall keep such financial statements confidential, except Landlord shall, in confidence,
be entitled to disclose such financial statements to existing or prospective Mortgagees or
purchasers of the Building.

ARTICLE 32 — LETTER OF CREDIT

     Within three (3) business days following full execution of this Lease Agreement, Tenant at its
sole cost and expense shall deliver to Landlord, from a commercially recognized financial
institution in the Twin Cities metropolitan area, an irrevocable, unconditional standby letter of
credit in the amount of $250,000.00, in substantially the form as set forth in Exhibit C attached
hereto and incorporated herein by reference, with any revisions thereof to be approved, in advance,
by Landlord (such letter of credit, together with any other renewal or replacement letters of
credit delivered or to be delivered by Tenant hereunder shall be referred to herein collectively as
the “Letter of Credit”); it being acknowledged and agreed by the parties, however, that pursuant to
the provisions of Article 37 below of this Lease Agreement, the amount of the Letter of Credit may
be subject to reduction. Subject to the provisions hereinafter provided with respect to a
reduction in the principal amount of the Letter of Credit if Tenant is not in default under this
Lease Agreement, the Letter of Credit shall be maintained until ninety (90) days following the
expiration of the Term of this Lease Agreement. Tenant may periodically renew the Letter of Credit
to assure that it is maintained throughout the entirety of said period; provided, any such periodic
Letter of Credit must be extended, renewed and/or replaced with a new Letter of Credit at least
thirty (30) days prior to the maturity date of the preceding periodic Letter of Credit. So long as
Tenant is not in default under this Lease Agreement (and no event or condition exists which, but
for the passage of time or the giving of notice, would constitute a default), the Letter of Credit
may be reduced and/or replaced by a substitute Letter of Credit in the following lower amount at
the following time:

Following the thirty-sixth (36th) full calendar month of the Term of this
Lease Agreement, the Letter of Credit may be reduced by forty percent (40%) of its
original principal amount.

     Landlord may draw on the Letter of Credit as follows:

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     A. Notwithstanding any provision to the contrary contained within this Lease Agreement, in the
event of a default by Tenant beyond the passage of any applicable period of cure, grace or notice,
in the payment of rent (whether denominated Minimum, Additional or otherwise) or any other default
by Tenant beyond the passage of any applicable period of cure, grace or notice, under the terms of
this Lease Agreement, then in such case Landlord may, at its option, draw upon the Letter of Credit
for the amount necessary to cure such default and apply the proceeds to such cure. Tenant shall,
within thirty (30) days following the date of such draw on the Letter of Credit by Landlord,
deliver to Landlord a replacement Letter of Credit for the full amount of the Letter of Credit
Landlord was holding prior to such draw. If Tenant shall fail to deliver such replacement Letter
of Credit to Landlord within said thirty (30) day period, then in such case and notwithstanding
anything in Article 20 of this Lease Agreement to the contrary, an incurable default by Tenant
shall have occurred under this Lease Agreement and Landlord may, at its option, draw upon the
Letter of Credit for the full remaining amount of the Letter of Credit.

     B. Anything herein to the contrary also notwithstanding, in the event Tenant’s right to
possession of the Premises under this Lease Agreement is terminated by Landlord in compliance with
applicable law, then in such case, Landlord may, at its option, draw upon the Letter of Credit for
the full amount of the Letter of Credit.

     C. In the event of the failure by Tenant to extend, renew and/or replace a maturing periodic
Letter of Credit with a substitute Letter of Credit at least thirty (30) days prior to the stated
expiration date of said Letter of Credit, then in such case and notwithstanding anything in Article
20 of this Lease Agreement to the contrary, a default by Tenant shall have occurred under this
Lease Agreement which may only be cured by delivering a replacement letter of credit as provided
below and Landlord may, at its option, draw upon the Letter of Credit for the full amount of the
Letter of Credit; provided, however, if within thirty (30) days following the date Landlord draws
on the Letter of Credit, Tenant shall deliver to Landlord a replacement Letter of Credit for the
full amount of the Letter of Credit drawn upon by Landlord and Tenant shall cure any other defaults
by Tenant then existing under this Lease Agreement, Landlord shall return to Tenant the proceeds of
the Letter of Credit drawn upon by Landlord.

     In the event Landlord shall draw upon the full amount (or in the case of subpart A above, the
full remaining amount) of the Letter of Credit pursuant to the foregoing provisions of this Article
32, Landlord may, in addition to applying such proceeds to such other amounts as are payable to
Landlord under Article 20 of this Lease Agreement following a default by Tenant, apply the proceeds
of such Letter of Credit to Landlord’s Unamortized Transaction Costs, which Unamortized Transaction
Costs shall be immediately due and payable. For purposes of this Article 32 , the “Transaction
Costs” shall mean the T.I. Allowance furnished by Landlord pursuant to Article 4 above and any
Leasing Commissions paid by Landlord to Landlord’s broker pursuant to Article 29 above. The
“Unamortized Transaction Costs” shall mean the then unamortized amount of the Transaction Costs
assuming that the total amount of such Transaction Costs together with interest thereon at the rate
of twelve percent (12%) per annum is being amortized in equal monthly installments over the sixty
(60) full calendar month initial Term of this Lease Agreement.

     Tenant understands that its potential liability under this Lease Agreement is not limited to
the amount of the Letter of Credit. Application of the proceeds of the Letter of Credit from time
to time by Landlord shall not constitute a waiver, but is in addition to all other remedies
available to Landlord under this Lease Agreement and under law.

ARTICLE 33 — FIRST OFFER SPACE

     A, Subject to the provisions of Article 33 B below, Tenant shall have the following right of
first offer to lease space on the tenth (10th) of Southpoint Tower (hereafter the “First
Offer Space”). Provided there would be at least three (3) years remaining in the initial Term of
this Lease Agreement when Tenant would begin paying rent for such First Offer Space and no default
by Tenant under this Lease Agreement beyond the passage of any applicable period of cure, grace or
notice has occurred and is then continuing, then in such case in the event First Offer Space
becomes Available for Lease (as defined below) on or after January 1, 2009, Landlord shall notify
Tenant in writing and identify such First Offer Space (“Landlord’s Notice”) and acting reasonably,
Landlord shall include therewith the commencement date, the Market Rent (as defined in Article 35
below) for the Minimum Rental payable for such First Offer Space and any Tenant Inducements (as
defined in Article 35 below) that Landlord is offering to provide (collectively, the “Lease
Terms”). Tenant shall have a period of ten (10) days following receipt of Landlord’s Notice to
elect to lease all, but not less than all, of the First Offer Space which is the subject of
Landlord’s Notice (the “Subject Space”) for a term coterminous with the remainder of the Term of
this Lease Agreement on the Lease Terms offered by Landlord, by giving written notice of such
election to Landlord, time being of the essence (“Tenant’s Notice”). In the event such Tenant’s
Notice is timely given by Tenant, the Subject Space shall be leased by Tenant from Landlord on the
Lease Terms offered by Landlord and the parties shall enter into a written amendment to this Lease
Agreement memorializing same. Conversely, in the event such Tenant’s Notice is not timely given by
Tenant or if Tenant notifies Landlord that it will decline to lease the Subject Space, Landlord
shall be free to lease such Subject Space to one or more third parties and Tenant shall have no
further rights under this Article 33 A to lease such Subject Space. As used herein, First Offer
Space shall be “Available for Lease” if such First Offer Space is not subject to any existing lease
and is not subject to the expansion rights of any other tenant of the Building; provided, however,
Landlord may make such First Offer Space Available for Lease and give Landlord’s Notice therefore
as early as nine (9) months prior to the expiration of said existing lease and provided further
that nothing in this Article 33 A shall be deemed to prohibit Landlord from renewing or extending
the term of a lease with the existing tenant thereof.

     B. It is acknowledged and agreed by the parties that the right of Tenant to expand the
Premises under this Lease Agreement pursuant to Article 33 A above to include First Offer Space is
personal to Health Fitness Corporation (the “Original Tenant”) and should said Original Tenant
either assign this Lease Agreement or sublet all or any part of the Premises to any person or
entity, Article 33 A above shall automatically become null and void and of no further force or
effect.

ARTICLE 34 — OPTION TO EXTEND TERM

     A. Subject to the provisions of Article 34 B below and provided this Lease Agreement or
Tenant’s right of possession hereunder has not been earlier terminated, Tenant shall have the right
to extend the Term of this Lease Agreement as to all, but not less than all, of the Premises then
being leased hereunder, including any First Offer Space leased by Tenant pursuant to Article 33
above, for one (1) period of five (5) years beginning immediately following the initial Term (the
“Extended Term”) subject to the following terms and conditions:

               (i) Tenant shall give written notice to Landlord of the exercise of Tenant’s right
to extend the Term of this Lease Agreement no later than nine (9) months prior to the
commencement of the Extended Term, time being of the essence (the “Renewal Notice”).
If no such Renewal Notice is timely given, this Lease Agreement shall terminate as of
the end of the initial Term;

               (ii) Tenant shall not be in default under this Lease Agreement beyond the passage
of any applicable period of cure, grace or notice at the time of giving the Renewal
Notice or at any time thereafter to and including the commencement of the Extended
Term; and

               (iii) The extension of the Term hereunder for the Extended Term shall be on the
same terms and conditions as are applicable to the initial Term; provided, however, (a)
Tenant shall have no further right to extend the Term of this Lease Agreement beyond
the end of the Extended Term, (b) Articles 4 and 33 shall not apply to the Extended
Term and (c) the monthly Minimum Rental payable by Tenant to Landlord for the Extended
Term shall be the Market Rent (as defined in Article 35 below) as reasonably determined
by Landlord.

     B. It is acknowledged and agreed by the parties that the right of Tenant to extend the Term of
this Lease Agreement under Article 34 A above is personal to Original Tenant and should said
Original Tenant either assign this Lease Agreement or sublet all or any part of the Premises to any
person or entity, Article 34 A above shall automatically become null and void and of no further
force or effect.

7

 

ARTICLE 35 — MARKET RENT

     For purposes of Articles 33 and 34 above, “Market Rent” shall be the annual net rental rate
per square foot of rentable area which a tenant would agree to pay, and a landlord would agree to
accept, as of the date in question, for the space in question in its then existing condition,
assuming reasonably prudent persons, each being fully knowledgeable in all the facts, and each
being willing to deal but neither being under any compulsion to deal, and assuming a lease
containing all of the terms, covenants and conditions of this Lease Agreement. Such Market Rent
shall be based on prevailing rental rates being charged to tenants in comparable buildings of
similar age and construction in the southwest suburban area, including the Building giving due
consideration to the length of time the space will be leased and whether or not tenant inducements,
i.e., improvement allowances or costs, free or abated rent, Leasing Commissions or other lease
concessions (collectively, the “Tenant Inducements”) are then customarily being offered in
connection with the lease of new space if Article 33 applies or in connection with the renewal of
existing leases if Article 34 applies, it being the intention that the Landlord shall provide
Tenant Inducements which are consistent with and determined contemporaneously with the
determination of Market Rent.

ARTICLE 36 — GENERAL

     This Lease Agreement does not create the relationship of principal and agent or of partnership
or of joint venture or of any association between Landlord and Tenant, the sole relationship
between Landlord and Tenant being that of landlord and tenant. No waiver of any default of Tenant
hereunder shall be implied from any omission by Landlord to take any action on account of such
default if such default persists or is repeated, and no express waiver shall affect any default
other than the default specified in the express waiver and that only for the time and to the extent
therein stated. The covenants of Tenant to pay the Minimum Rental and the Additional Rental are
each independent of any other covenant, condition, or provision contained in this Lease Agreement.
The marginal or topical headings of the several Articles, paragraphs and clauses are for
convenience only and do not define, limit or construe the contents of such Articles, paragraphs or
clauses. All preliminary negotiations are merged into and incorporated in this Lease Agreement.
This Lease Agreement can only be modified or amended by an agreement in writing signed by the
parties hereto. All provisions hereof shall be binding upon the heirs, successors and assigns of
each party hereto. If any term or provision of this Lease Agreement shall to any extent be held
invalid or unenforceable, the remainder shall not be affected thereby, and each other term and
provision of this Lease Agreement shall be valid and be enforced to the fullest extent permitted by
law. If Tenant is a legal entity, each individual executing this Lease Agreement on behalf of said
entity represents and warrants that he is duly authorized to execute and deliver this Lease
Agreement on behalf of said entity in accordance with a duly adopted resolution of the governing
body of said entity or in accordance with the organizational documents of said entity, and that
this Lease Agreement is binding upon said entity in accordance with its terms. No receipt or
acceptance by Landlord from Tenant of less than the monthly rent herein stipulated shall be deemed
to be other than a partial payment on account for any due and unpaid stipulated rent; no
endorsement or statement of any check or any letter or other writing accompanying any check or
payment of rent to Landlord shall be deemed an accord and satisfaction, and Landlord may accept and
negotiate such check or payment without prejudice to Landlord’s rights to (i) recover the remaining
balance of such unpaid rent or (ii) pursue any other remedy provided in this Lease Agreement.
Neither party shall record this Lease Agreement or any memorandum thereof, and any such recordation
shall be a breach of this Lease Agreement void, and without effect. Time is of the essence with
respect to the due performance of the terms, covenants and conditions herein contained. Submission
of this instrument for examination does not constitute a reservation of or option for the Premises,
and this Lease Agreement shall become effective only upon execution and delivery thereof by
Landlord and Tenant.

ARTICLE 37 — REDUCTION IN AMOUNT OF LETTER OF CREDIT; CONTINGENT ANNUAL PAYMENTS

     Notwithstanding anything in Articles 4 and 32 of this Lease Agreement to the contrary, in the
event Landlord does not actually furnish the entire $450,000.00 T.I. Allowance to Tenant for
Improvement Costs pursuant to the provisions of Article 4 of this Lease Agreement (hereafter the
portion of the $450,000.00 T.I. Allowance not furnished by Landlord is referred to as the
“Unfurnished Allowance”) then the following shall apply: (i) Tenant shall be entitled to a
reduction in the principal amount of the Letter of Credit furnished by Tenant to Landlord pursuant
to Article 32 above of this Lease Agreement equal to the amount of the Unfurnished Allowance and if
the amount of the Unfurnished Allowance equals or exceeds $250,000.00, said Letter of Credit shall
be released in its entirety by Landlord; and (ii) so long as neither this Lease Agreement nor
Tenant’s right to possession of the Premises hereunder has been terminated and Tenant is not in
default under this Lease Agreement (and no event or condition exists which, but for the passage of
time or the giving of notice or both, would constitute a default) at the time a Contingent Annual
Payment is due hereunder, Landlord shall make the following annual payments to Tenant at the
following times (herein each such annual payment is referred to as a “Contingent Annual Payment”):
at the end of each of the twelfth (12th), twenty-fourth (24th), thirty-sixth
(36th), forty-eighth (48th) and sixtieth (60th) full calendar
months of the Term of this Lease Agreement, Landlord shall make a Contingent Annual Payment to
Tenant equal to the product of (x) the amount of the Unfurnished Allowance and (y) 0.2374.

ARTICLE 38 — EXCULPATION

     Tenant agrees to look solely to Landlord’s interest in the Building for the recovery of any
judgment from Landlord, it being agreed that Landlord and Landlord’s partners, whether general or
limited (if Landlord is a partnership) or its directors, governors, officers, managers, members or
shareholders (if Landlord is a limited liability company or corporation), shall never be personally
liable for any such judgment.

ARTICLE 39 – SUBMISSION

     Submission of this Lease Agreement by Landlord to Tenant for examination and/or execution
shall not in any manner bind Landlord and no obligations on Landlord shall arise under this Lease
Agreement unless and until this Lease Agreement is fully signed and delivered by Landlord and
Tenant; provided, however, the execution and delivery by Tenant of this Lease Agreement to Landlord
shall constitute an irrevocable offer by Tenant of the terms and conditions herein contained, which
offer may not be revoked for thirty (30) days after such delivery.

     IN WITNESS WHEREOF this Lease Agreement has been duly executed by the parties hereto as of the
day and year indicated above.

	 	 	 	 	 	 	 	 	 	 	 	 	 
	TENANT: HEALTH FITNESS CORPORATION	 	 	 	LANDLORD: UNITED PROPERTIES INVESTMENT LLC	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	By:	 	      /s/ Wesley W. Winnekins	 	 	 	By:	 	/s/ John Saunders	 	 
	 	 	 	 	 	 	 	 	 	 
	Wesley 

	 	W. Winnekins, Chief Financial Office and Treasurer	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	Its:
	 	        Vice President	 	 
	 

	 	 	 	 	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	By:	 	/s/ Eva Stevens	 	 
	 	 	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	Its:
	 	        Senior Vice President	 	 
	 

	 	 	 	 	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	Date: May 2, 2007	 	 	 	Date: May 2, 2007	 	 

8

 

LIST OF EXHIBITS

               Exhibit A-1 – Diagram of Suite 50

               Exhibit A-2 – Diagram of Suite 100

               Exhibit A-3 – Diagram of Suite 1100

               Exhibit B – Diagrams of Office Layout

               Exhibit C – Form of Letter of Credit

9

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