Document:

Standard Industrial Lease dated as of September 1, 1990

 EXHIBIT 10.33 
 STANDARD INDUSTRIAL LEASE — SPECIAL NET 
 AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION 

 
 1. Parties. This Lease, dated, for reference purposes only, September 1, 1990 is made by and between GUY
CHRISTENSEN and JEANNE CHRISTENSEN, husband and wife; RUDY MACIAS and TINA MACIAS, husband and wife; and DON G. HAIDL AND GAIL MARGARET HAIDL, (herein called “Lessor”) husband and wife and Asset Liquidation Group, Inc. (herein called
“Lessee”) 
 2. Premises. Lessor hereby leases to Lessee and Lessee leases from Lessor for the term, at the rental, and upon all of the
conditions set forth herein, that certain real property situated in the County of Los Angeles State of California commonly known as 13005 East Temple, City of Industry, CA 91746 and described as See Exhibit A hereto. Said real property including the
land and all improvements therein, is herein called “the Premises”. 
 3. Term. 
 3.1 Term. The term of this Lease shall be for three (3) years commencing on September 1, 1990 and ending on August 31, 1993 unless sooner
terminated pursuant to any provision hereof. 
 3.2 Delay in Possession. Notwithstanding said commencement date, if for any reason
Lessor cannot deliver possession of the Premises to Lessee on said date. Lessor shall not be subject to any liability therefor, nor shall such failure affect the validity of this Lease or the obligations of Lessee hereunder or extend the term
hereof, but in such case, Lessee shall not be obligated to pay rent until possession of the Premises is tendered to Lessee: provided, however, that if Lessor shall not have delivered possession of the Premises within sixty (60) days from said
commencement date. Lessee may, at Lessee’s option, by notice in writing to Lessor within ten (10) days thereafter, cancel this Lease, in which event the parties shall be discharged from all obligations hereunder: provided further, however, that
if such written notice of Lessee is not received by Lessor within said ten (10) day period. Lessee’s right to cancel this Lease hereunder shall terminate and be of no further force or effect. 
 3.3 Early Possession. If Lessee occupies the Premises prior to said commencement date, such occupancy shall be subject to all provisions hereof,
such occupancy shall not advance the termination date, and Lessee shall pay rent for such period at the initial monthly rates set forth below. 
 4. Rent:
Special Net Lease. 
 4.1 Rent. Lessee shall pay to Lessor as rent for the Premises monthly payments of $15,000, in advance, on the
1st day of each month of the term hereof. Lessee shall pay Lessor upon the execution hereof $15,000 as rent for the month of October, 1990. Lessee shall additionally pay as rent for the Premises, the monthly payment to Sanwa Bank under the terms of
that certain Promissory Note Secured by Deed of Trust dated February 12, 1987. 
 Rent for any period during the term hereof which is for less than one month
shall be a pro rata portion of the monthly installment. Rent shall be payable in lawful money of the United States to Lessor at the address stated herein or to such other persons or at such other places as Lessor may designate in writing.

 4.2 Special Net Lease. This Lease is what is commonly called a “Net, Net, Net Lease”, it being understood that the Lessor
shall receive the rent set forth in Paragraph 4.1 free and clear of any and all other impositions, taxes, liens, charges or expenses of any nature whatsoever in connection with the ownership and operation of the Premises. In addition to the rent
reserved by Paragraph 4.1, Lessee shall pay to the parties respectively entitled thereto all impositions, insurance premiums, operating charges, maintenance charges, construction costs, and any other charges, costs and expenses which arise or may be
contemplated under any provisions of this Lease during the term hereof. All of such charges, costs and expenses shall constitute additional rent, and upon the failure of Lessee to pay any of such costs, charges or expenses. Lessor shall have the
same rights and remedies as otherwise provided in this Lease for the failure of Lessee to pay rent. It is the intention of the parties hereto that this Lease shall not be terminable for any reason by the Lessee, and that the Lessee shall in no event
be entitled to any abatement of or reduction in rent payable under this Lease, except as herein expressly provided. Any present or future law to the contrary shall not alter this agreement of the parties. 
 6. Use. 
 6.1 Use. The Premises shall be used
and occupied only for the business of conducting auctions or any other use which is reasonably comparable and for no other purpose. 
 6.2
Compliance with Law. 
 (a) Lessor warrants to Lessee that the Premises, in its state existing on the date that the Lease term
commences, but without XXXXX use for which Lessee will use the Premises, does not violate any covenants or restrictions of record, or any applicable building code XXXXX ordinance in effect on such Lease term commencement date. In the
event it is determined that this warranty has been violated, then XXXXX obligation of the Lessor, after written notice from Lessee, to promptly, at Lessor’s sole cost and expense, rectify any such violation XXXXX Lessee does not
give to Lessor written notice of the violation of this warranty within six months from the date that the Lease term XXXXX correction of same shall be the obligation of the Lessee at Lessee’s sole cost. The warranty contained in this
paragraph 6.2(a) shall be XXXXX effect if, prior to the date of this Lease. Lessee was the owner or occupant of the Premises, and, in such event, Lessee shall correct XXXXX at Lessee’s sole cost. 
 (b) Except as provided in paragraph 6.2(a), Lessee shall, at Lessee’s expense, comply promptly with all applicable statutes, rules, regulations,
orders, covenants and restrictions of record, and requirements in effect during the term or any part of the term XXXXX the use by Lessee of the Premises. Lessee shall not use nor permit the use of the Premises in any manner that will tend to
create XXXXX or, if there shall be more than one tenant in the building containing the Premises, shall tend to disturb such other tenants. 
 6.3 Condition of Premises. 
 (a) Lessor shall deliver the Premises to Lessee clean and free of XXXXX on Lease
commencement date (unless XXXXX possession) and Lessor further warrants to Lessee that the plumbing, lighting, air conditioning, heating and loading doors in the XXXXX in good operating condition on the Lease commencement date. In the
event that it is determined that this warranty has been violated XXXXX the obligation of Lessor, after receipt of written notice from Lessee setting forth with specificity the nature of the violation, to XXXXX sole cost, rectify such
violation. Lessee’s failure to give such written notice to Lessor within thirty (30) days after the Lease XXXXX shall cause the conclusive presumption that Lessor has complied with all of Lessor’s obligation hereunder. The warranty
XXXXX paragraph 6.3(a) shall be of no force or effect if prior to the date of this Lease. Lessee was the owner or occupant of the Premises. 
 (b) Except as otherwise provided in this Lease, Lessee hereby accepts the Premises in their condition existing as commencement date or the date that Lessee takes possession of the Premises, whichever is earlier, subject to all applicable
XXXXX county and state laws, ordinances and regulations governing and regulating the use of the Premises, and any covenants or restrictions and accepts this Lease subject thereto and to all matters disclosed thereby and by any exhibits
attached hereto. Lessee acknowledges Lessor nor Lessor’s agent has made any representation or warranty as to the present or future suitability of the Premises for the XXXXX business. 
 SPECIAL NET 
 (This is a special
form containing unique provisions and should only be used in special situations where the LESSEE will pay rent under all circumstances and in the event of destruction the LESSEE will rebuild under all circumstances.) 
 Initials: 
 © American Industrial Real Estate Association 1980 

 7. Maintenance, Repairs and XXXXX 
 7.1 Lessee’s Obligations. Lessee shall keep in good order, condition and repair the Premises and every part thereof structural and non structural, (whether or not such portion of the Premises requiring
repair, or the means of repairing the same are reasonably or readily accessible to Lessee, and whether or not the need for such repairs occurs as a result of Lessee’s use, any prior use, the elements or the age of such XXXXX Premises)
including, without limiting the generality of the foregoing, all plumbing, heating, air conditioning, (Lessee shall procure and maintain at Lessee’s expense an air conditioning system maintenance contract) ventilating, electrical, lighting
facilities and equipment within the Premises fixtures, walls interior and exterior), foundations, ceiling, roofs (interior and exterior), floors, windows, doors, plate glass and skylights located within the Premises, and all landscaping, driveways,
parking lots, fences and signs located on the Premises and sidewalks and parkways adjacent to the Premises. 
 7.2 Surrender. On the
last day of the term hereof or on any sooner termination, Lessee shall surrender the Premises to Lessor XXXXX same condition as when received ordinary wear and tear excepted, clean and free of debris. Lessee shall repair any damage to the
Premises occasioned by the installation or removal of Lessee’s trade fixtures, furnishing and equipment. Notwithstanding anything to the contrary otherwise stated in this Lease, Lessee shall leave the airlines, power panels, electrical
distribution systems, lighting fixtures, space heaters, air conditioning XXXXX and fencing on the premises in good condition. 
 7.3
Lessor’s Rights. If Lessee fails to perform Lessee’s obligations under this Paragraph 7, or under paragraph of this Lease Lessor may at its option XXXXX shall not be required to) enter upon the Premises after ten (10) days
prior written notice to Lessee (except in the case of an emergency in which case no notice shall be required), perform such obligations on Lessee’s behalf and put the same in good order XXXXX repair and the cost thereof together with
interest thereon at the maximum rate than allowable by law shall become due and XXXXX rental to Lessor together with Lessee’s next rental installment. 
 7.4 Lessor’s Obligations. Except for the obligations of Lessor under Paragraph 6.2(a) and 6.3(a) (relating to Lessor’s warranty. XXXXX relating to destruction of the Premises) and under
Paragraph 14 (relating to condemnation of the Premises), it is intended by XXXXX Lessor have no obligation in any manner whatsoever to repair and maintain the Premises nor the building located thereon XXXXX therein, whether structural
or non structural, all of which obligations are intended to be that of the Lessee under Paragraph XXXXX expressly waives the benefit of any statute now or hereinafter in effect which would otherwise afford Lessee the right to make
XXXXX expense or to terminate this Lease because of Lessor’s failure to keep the premises in good order, condition and repair. 
 8. Insurance
Indemnity. 
 8.1 Insuring Party. As used in this Paragraph 8, the term “insuring party” shall mean the party who has the
obligation to obtain XXXXX Insurance required hereunder. The insuring party shall be designated in Paragraph 46 hereof. In the event Lessor is the insuring party XXXXX also maintain the liability insurance described in paragraph 8.2
hereof, in addition to and not in lieu of the insurance required to be XXXXX Lessee under said paragraph 8.2, but Lessor shall not be required to name Lessee as an additional insured on such policy. Whether XXXXX party is the Lessor or
the Lessee. Lessee shall, as additional rent for the Premises pay the cost of all insurance required hereunder XXXXX portion of the cost attributable to Lessor’s liability insurance coverage in excess of $1,000,000 per occurrence. If
Lessor is the insuring XXXXX shall within ten (10) days following demand by Lessor, reimburse Lessor for the cost of the insurance so obtained. 
 8.2 Liability Insurance. Lessee shall, at Lessee’s expense obtain and keep in force during the term of this Lease policy of XXXXX Limit Bodily Injury and Property Damage insurance insuring Lessor
and Lessee against any liability arising out of the ownership XXXXX or maintenance of the Premises and all areas appurtenant thereto. Such insurance shall be a combined single limit policy in an amount XXXXX $XXXXX per
occurrence. The policy shall insure performance by Lessee of the indemnity provisions of this Paragraph 8. The XXXXX insurance shall not, however, limit the liability of Lessee hereunder. 
 8.3 Property Insurance. 
 (a) The
insuring party shall obtain and keep in force during the term of this Lease a policy or policies of insurance covering XXXXX to the Premises in the amount of the full replacement value thereof, as the same may exist from time to time, which
replace XXXXX now $
                                        ,
but in no event less than the total amount required by lenders having liens on the Premises XXXXX included within the classification of fire, extended coverage, vandalism, malicious mischief, flood (in the event same is required by a
XXXXX lien on the Premises), and special extended perils (“all risk” as such term is used in the insurance industry). Said insurance XXXXX payment of loss thereunder to Lessor or to the holders of mortgages or deeds of trust
on the Premises. A Stipulated value or agreed amount endorse XXXXX coinsurance provision of the policy shall be procured with said insurance as well as an automatic increase in insurance endorse XXXXX increase in annual property
insurance coverage by 2% per quarter. If the insuring party shall fail to procure and maintain said XXXXX party may, but shall not be required to procure and maintain the same but at the expense of Lessee. If such insurance coverage
XXXXX clause the deductible amount shall not exceed $1,000 per occurrence and Lessee shall be liable for such deductible amount XXXXX. 
 (b) If the Premises are part of a larger building or if the Premises are part of a group of buildings owned by Lessor XXXXX the Premises then Lessee shall pay for any increase in the property insurance of such
other building or buildings if said XXXXX Lessee’s acts omissions use or occupancy of the Premises. 
 (c) If the Lessor is the
insuring party the Lessor will not insure Lessee’s fixtures, equipment or tenant XXXXX improvements have become a part of the Premises under paragraph 7 hereof. But if Lessee is the insuring party the Lessee’s XXXXX equipment
and tenant improvements. 
 8.4 Insurance Policies. Insurance required hereunder shall be in companies holding a General Policyholders
Rating XXXXX such other XXXXX as may be required by a lender having a lien on the Premises as set forth in the most current issue of XXXXX. The insuring party shall deliver to the other party copies of policies of such insurance
or certificates evidencing the existence XXXXX as required by this paragraph 8. No such policy shall be cancellable or subject to XXXXX (30) days prior written notice to XXXXX Lessee is the insuring party Lessee shall at
Lease XXXXX Lessor with renewals or XXXXX thereof or Lessor may order such insurance and XXXXX to Lessee prior amount shall be payable by Lessee upon demand Lessee shall not do or permit to be done anything XXXXX
insurance policies referred to in Paragraph 8.3. If Lessee does or permits to be done anything which shall increase the cost XXXXX referred to in Paragraph 8.3, then Lessee shall forthwith upon Lessor’s demand reimburse Lessor for any
additional premiums XXXXX acts or omission or XXXXX of Lessee causing such increase in the cost of insurance. If Lessor is the insuring party and if XXXXX maintained hereunder cover other improvements in addition to the
Premises. Lessor shall deliver to Lessee a written statement XXXXX amount of any such insurance cost increase and showing in reasonable detail the manner in which it has been computed. 
 8.5 Waiver of Subrogation. Lessee and Lessor each hereby release and relieve the other and waive their entire right of XXXXX other for loss
or damage arising out of or incident to the perils insured against under paragraph 8.3, which perils occur in on or XXXXX whether due to the negligence of Lessor or Lessee or their agents, employees, contractors and/or invitees. Lessee and
Lessor shall XXXXX the policies of insurance required hereunder, give notice to the insurance carrier or carriers that the foregoing mutual waiver XXXXX contained in this Lease. 
 8.6 Indemnity. Lessee shall indemnify and hold harmless Lessor from and against any and all claims arising from XXXXX Premises or from the
conduct of Lessee’s business or from any activity, work or things done, permitted or suffered by Lessee XXXXX Premises or elsewhere and shall further and hold harmless Lessor from and against any and all claims from any XXXXX

  
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in the performance of any obligation on XXXXX part to be performed under the terms of this XXXXX arising from any negligence of the Lessee or
any of Lessee’s agents, contractors, or employees, and from and against all costs, attorney’s fees, expenses and liabilities incurred in the defense of any such claim or any action or proceeding brought thereon; and in case any action or
proceeding be brought against Lessor by reason or any such claim. Lessee upon notice from Lessor shall defend the same at Lessee’s expense by counsel satisfactory to Lessor. Lessee as a material part of the consideration to Lessor, hereby
assumes all risk of damage to property or injury to persons, in, upon or about the Premises arising from any cause and Lessee hereby waives all claims in respect thereof against Lessor. 
 8.7 Exemption of Lessor from Liability. Lessee hereby agrees that Lessor shall not be liable for injury to Lessee’s business or
any XXXXX of income therefrom or for damage to the goods, wares, merchandise or other property of Lessee. Lessee’s employees, invitees, customers or any other person in or about the Premises, nor shall Lessor be liable for injury to the
person of Lessee. Lessee’s employees, agents or contractors whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain, or from the breakage, leakage, construction or other defects or pipes,
sprinklers wires, appliances, plumbing, air conditioning or lighting fixtures, or from any other cause whether the said damage or injury results from conditions arising upon the Premises or upon other portions of the building of which the Premises
are a part or from other sources or places and regardless of whether the cause of such damage or injury or the means of repairing the same is inaccessible to Lessee Lessor shall not be liable for any damages arising from any act or neglect of any
other tenant, if any, of the building in which the Premises are located. 
  

	9.	Damage, Destruction, Obligation to Rebuild, Rent Abatement. 

 9.1 Obligation to Rebuild. In the event that some or all of the improvements constituting a part of the Premises or the Premises itself are damaged or destroyed, partially or totally from any cause whatsoever, whether
or not such damage or destruction is covered by any insurance required to be maintained under Paragraph 8.3 hereof, then Lessee shall repair, restore and rebuild the Premises to its condition existing immediately prior to such damage or destruction
and this Lease shall remain in full force and effect. Such repair, restoration and rebuilding (all of which are herein called “repair”) shall be commenced within a reasonable time after such damage or destruction has occurred and shall be
diligently pursued to completion. 
 9.2 Insurance Proceeds. The proceeds of any insurance maintained under Paragraph
8.3 hereof shall be made available to Lessee for payment of costs and expense of repair, provided however, that such proceeds may be made available to Lessee subject to reasonable conditions including, but not limited to architect’s
certification of cost, retention of percentage of such proceeds pending recordation of a notice of completion and a lien and completion bond to insure against mechanic’s or materialmen’s liens arising out of the repair and to insure
completion of the repair, all at the expense of Lessee. In the event the insurance proceeds are insufficient to cover the cost of repair, then any amounts required over the amount of the insurance proceeds received that are required to complete said
repair shall be paid by Lessee. In the event the insurance proceeds are not made available to Lessee within 120 days after such damage or destruction, unless the amount of insurance coverage is in dispute with the insurance carrier. Lessee shall
have the option for 30 days commencing on the expiration of such 120 day period, of cancelling this Lease. If Lessee shall exercise such option. Lessee shall have no further obligation hereunder and shall have no claim against Lessor. Lessee, in
order to exercise said option, shall exercise said option by giving written notice to Lessor within said 30 day period, time being of the essence. 
 9.3 Damage Near End of Term. 
 (a) If the Premises are damaged or destroyed, either partially or totally,
during the last six months of the term of this Lease, Lessor may at Lessor’s option cancel and terminate this Lease as of the date of occurrence of such damage by giving written notice to Lessee of Lessor’s election to do so within 30 days
after the date of occurrence of such damage. 
 (b) Notwithstanding paragraph 9.3(a) to the contrary, in the event that Lessee has an option
to extend or renew this Lease, and the time within which said option may be exercised has not yet expired. Lessee shall exercise such option, if it is to be exercised at all, no later than 20 days after damage or destruction to the Premises, either
total or partial occurring during the last six months of the term of this Lease, which damage or destruction is covered by insurance required to be maintained under paragraph 8. If Lessee duly exercises such option during said 20 day period, Lessee
shall, in accordance with paragraph 9.2, at Lessee’s expense, repair such damage as soon as reasonably possible and this Lease shall continue in full force and effect. If Lessee fails to exercise such option during said 20 day period, then
Lessor may at Lessor’s option terminate and cancel this Lease as of the expiration of said 20 day period by giving written notice to Lessee of Lessor’s election to do so within 10 days after the expiration of said 20 day period,
notwithstanding any term or provision in the grant of option to the contrary. 
 9.4 Abatement of Rent. Notwithstanding
the partial or total destruction of the Premises and any part thereof, and notwithstanding whether the casualty is insured or not, there shall be no abatement of rent or of any other obligation of Lessee hereunder by reason of such damage or
destruction unless the Lease is terminated by virtue of any other provision of this Lease. 
 9.5 Termination – Advance
Payments. Upon termination of this Lease pursuant to this Paragraph 9, an equitable adjustment shall be made concerning advance rent and any advance payments made by Lessee to Lessor. Lessor shall, in addition, return to Lessee so much of
Lessee’s security deposit as has not theretofore been applied by Lessor. 
 9.6 Waiver. Lessee waives the
provisions of any statutes which relate to termination of leases when the thing leased is destroyed and agrees that such event shall be governed by the terms of this Lease. 
  

	10.	Real Property Taxes. 

 10.1 Payment
of Taxes. Lessee shall pay the real property tax, as defined in paragraph 10.2, applicable to the Premises during the term of this Lease. All such payments shall be made at least ten (10) days prior to the delinquency date of such payment.
Lessee shall promptly furnish Lessor with satisfactory evidence that such taxes have been paid. If any such taxes paid by Lessee shall cover any period of time prior to or after the expiration of the term hereof. Lessee’s share of such taxes
shall be equitably prorated to cover only the period of time within the tax fiscal year during which this Lease shall be in effect, and Lessor shall reimburse Lessee to the extent required. If Lessee shall fail to pay any such taxes Lessor shall
have the right to pay the same, in which case Lessee shall repay such amount to Lessor with Lessee’s next rent installment together with interest at the maximum rate then allowable by law. 
 10.2 Definition of “Real Property Tax”. As used herein, the term “real property tax” shall include any form of real estate tax
or assessment, general, special, ordinary or extraordinary, and any license fee, commercial rental tax, improvement bond or bonds, levy or tax (other than inheritance, personal income or estate taxes) imposed on the Premises by any authority having
the direct or indirect power to tax, including any city, state or federal government, or any school, agricultural, sanitary, fire, street, drainage or other improvement district thereof, as against any legal or equitable interest of Lessor in the
Premises or in the real property of which the Premises are a part, as against Lessor’s right to XXXXX other income therefrom, and as against Lessor’s business of leasing the Premises. The term “real property tax” shall
also include any tax fee, levy, assessment or charge (i) in substitution of, partially or totally, any tax, fee, levy, assessment or charge hereinabove included within the XXXXX of “real property tax,” or (ii) the nature of which
was hereinbefore included within the definition of “real property tax,” or (iii) which is imposed or a service or right not charged prior to June 1, 1978, or, if previously charged, has been increased since June 1, 1978, or (iv) which is
imposed as a result of a transfer, either partial or total of Lessor’s interest in the Premises or which is added to a tax or charge hereinbefore included XXXXX the definition of real property tax by reason of such transfer, or (v) which
is imposed by reason of this transaction, any modifications or changes hereto or any transfers hereof. 
 10.3 Joint Assessment. If
the Premises are not separately assessed, Lessee’s liability shall be an equitable proportion of the XXXXX taxes for all of the land and improvements included within the tax parcel assessed, such proportion to be determined by Lessor
from the respective valuations assigned in the assessor’s work sheets or such other information as may be reasonably available. Lessor’s reasonable determination thereof, in good faith, shall be conclusive. 
 10.4 Personal Property Taxes. 
 (a)
Lessee shall pay prior to delinquency all taxes assessed against and levied upon trade fixtures, furnishing, equipment and XXXXX personal property of Lessee contained in the Premises or elsewhere. When possible, Lessee shall cause said trade
fixtures, furnishings, XXXXX and all other personal property to be assessed and billed separately from the real property of Lessor. 
 (b) If any of Lessee’s said personal property shall be assessed with Lessor’s real property. Lessee shall pay Lessor the taxes XXXXX Lessee within 10 days after receipt of a written statement setting forth the taxes
applicable to Lessee’s property. 
 11. Utilities. Lessee shall pay for all water, gas, heat, light, power, telephone and other utilities and
services supplied to the Premises XXXXX with any taxes thereon. If any such services are not separately metered to Lessee, Lessee shall pay a reasonable proportion to be XXXXX Lessor of all charges jointly metered with other premises.

 12. Assignment and Subletting. Lessee may assign or sublet the Premises or any portion thereof without Lessor’s consent. 
  
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 13. Defaults; Remedies. 
 13.1 Defaults. The occurrence of an, XXXXX or more of the following events shall constituted, material default and breach of this Lease by Lessee: 
 (a) The vacating or abandonment of the Premises by Lessee. 
 (b) The failure by Lessee to make any payment of rent or any other payment required to be made by Lessee hereunder as and when due where such failure shall continue for a period of three days after written notice
thereof from Lessor to Lessee. In the event that Lessor serves Lessee with a Notice to Pay Rent or Quit pursuant to applicable Unlawful Detainer statues such Notice to Pay Rent or Quit shall also constitute the notice required by this subparagraph.

 (c) The failure by Lessee to observe or perform any of the covenants, conditions or provisions of this Lease to be observed or performed
by Lessee other than described in paragraph (b) above where such failure shall continue for a period of 30 days after written notice thereof from Lessor to Lessee provided, however, that if the nature of Lessee’s default is such that more than
30 days are reasonably required for its cure then Lessee shall not be deemed to be default if Lessee commenced such cure within 30-day period and thereafter diligently prosecutes such XXXXX to completion. 
 (d) XXXXX by Lessee of any general arrangement or assignment for the benefit of creditors; (ii) Lessee becomes a debtor as defined in XXXXX
any successor stature thereto unless in the case of a petition filed against Lessee the same as dismissed within XXXXX a trustee or receiver to take possession of substantially all of Lessee’s assets located at the Premises or of
Lessee’s XXXXX where possession is not restored to Lessee within 30 days or (iv) the attachment execution or other judicial seizure of substantially XXXXX of Lessee assets located at the Premises or of Lessee’s interest in
this Lease, where such seizure is not discharged within 30 days. Provided however in the event that any provision of this paragraph 13.1 (d) is contrary to any applicable law, such provision shall be of XXXXX or effect. 
 (e) The discovery by Lessor that any financial statement given to Lessor by Lessee, any assignee of Lessee, any subtenant of Lessee any successor in
interest of Lessee or any guarantor of Lessee’s obligation hereunder and any of them was materially false. 
 13.2 Remedies. In
the event of any such material default or breach by Lessee, Lessor may at any time thereafter, with or without notice or demand and without limiting Lessor in the exercise of any right or remedy which Lessor may have by reason of such default or
breach. 
 (a) Terminate Lessee’s right to possession of the Premises by any lawful means, in which case this Leases shall terminate and
Lessee shall immediately surrender possession of the Premises to Lessor. In such event Lessor shall be entitled to recover from Lessee all damages incurred by Lessor by reason of Lessee’s default including but not limited to the cost of
recovering possession of the Premises: expenses of XXXXX necessary renovation and alteration of the Premises reasonable attorney’s fees and any real estate commission actually paid the XXXXX of award by the court having
jurisdiction thereof of the amount by which the unpaid rent for the balance of the term after the time of XXXXX award exceeds the amount of such rental loss for the same period that Lessee proves could be reasonably avoided: that portion of
the leasing commission paid by Lessor pursuant to Paragraph 15 applicable to the unexpired term of this Lease. 
 (b) Maintain Lessee’s
right possession in which case this Lease shall continue in effect whether or not Lessee shall have abandoned the Premises, in such event Lessor shall be entitled Lessor shall be entitled to enforce all of Lessor’s rights and remedies under
this Lease, including the right to recover XXXXX as it becomes due hereunder. 
 (c) Pursue any other remedy now or hereafter
available to Lessor under the laws or judicial decisions of the state wherein the Premises are located. Unpaid installments of rent and other unpaid monetary obligations of Lessee under the terms of this Lease shall bear interest from the date due
at the maximum rate then allowable by law. 
 13.3 Default by Lessor. Lessor shall not be in default unless Lessor fails to perform
obligations required of Lessor within a reasonable time but in no event later that thirty (30) days after written notice by Lessee to Lessor and to the holder of any first mortgage or deed of trust covering the Premises whose name and address shall
have theretofore been furnished to Lessee in writing, specifying wherein Lessor has failed to perform such obligation: provided, however, that if the nature of Lessor’s obligation is such that more than (30) days are required for performance
then Lessor shall not be in default if Lessor commences performance within such 30-day period thereafter diligently prosecutes the same to completion. 
 13.4 Late Charges. Lessee hereby acknowledges that late payment by Lessee or Lessor of rent and other sums due hereunder will cause Lessor to incur costs not contemplated by this Lease, the exact amount of
which will be extremely difficult to ascertain. Such cost include out are not limited to processing and accounting charges and late charges which may be imposed on Lessor by the terms of any mortgage or trust deed covering the Premises. Accordingly,
if any installment of rent or any other sum due from Lessees shall not be received by Lessor or Lessor’s designee within (10) days after such amount shall be due, then, without any requirement for notice to Lessee, Lessee shall pay to Lessor a
late charge equal to 6% of such overdue amount. The parties hereby agree that such late charge represents a fair and reasonable estimate of the costs Lessor will incur by reason of late payment by Lessee. Acceptance of such late charge by Lessor
shall in no event constitute a waiver of Lessee’s default with respect to such overdue amount, nor prevent Lessor from exercising any of the other rights and remedies granted hereunder in the event that a late charge is payable hereunder,
whether or not collected, for three (3) consecutive installments of rent, then rent shall automatically become due and payable quarterly in advance, rather than monthly, notwithstanding paragraph 4 or any other provision of this Lease to the
contrary. 
 13.5 Impounds. In the event that a late charge payable hereunder whether or not collected for three (3) installments of
rent or any other monetary obligation of Lessee under the terms of this Lease, Lessee shall pay to Lessor, if Lessor shall so request, in addition to any other XXXXX required under this Lease, a monthly advance installment payable at the same
time as the monthly rent, as estimated by Lessor for real XXXXX and assurance expenses on the Premises which are payable by Lessee under the terms of this Lease. Such funds shall be established XXXXX of any or all such real
property taxes and insurance premiums. If the amounts paid to XXXXX under the provisions of this paragraph are insufficient to discharge the obligations of Lessee to pay such real property taxes and XXXXX as the same become due.
Lessee shall pay to Lessor upon Lessor’s demand, such additional sums necessary to pay such XXXXX moneys paid to Lessor under this paragraph may be intermingled with other moneys of Lessor and shall not bear interest. In the event
XXXXX obligations of Lessee to perform under this Lease, then any balance remaining from funds paid to Lessor under the provisions of this XXXXX the option of Lessor be applied to the payment of any monetary default of Lessee in lieu
of being applied to the payment of real XXXXX and insurance premiums. 
 14. Condemnation. XXXXX Premises or any portion thereof are
taken under the power of eminent domain or sold under the threat of the XXXXX (all of which are herein called “condemnation”), this Lease shall terminate as to the part so taken as of the date the XXXXX authority takes title
or possession, whichever first occurs. If more than 10% of the floor area of the building on the Premises or more than XXXXX area of the Premises which is not occupied by any building, is taken by condemnation, Lessee may, at Lessee’s
option, to be XXXXX writing only within ten (10) days after Lessor shall have given Lessee written notice of such taking (or in the absence of such notice with XXXXX days after the condemning authority shall have taken possession)
terminate this Lease as of the date the condemning authority XXXXX possession. If Lessee does not terminate this Lease in accordance with the foregoing, this Lease shall remain in full force and effect XXXXX of the Premises remaining
except that the rent shall be reduced in the proportion that the floor area of the building taken bears to the total XXXXX of the building situated on the Premises. In the event that this Lease is not terminated by reason of such
condemnation. Lessor’s XXXXX extent of severance damages received by Lessor in connection with such condemnation, repair any damages to the Premise cause XXXXX condemnation except to the extent that Lessee has been reimbursed
therefor by the condemning authority. Lessee shall pay any amount XXXXX of such severance damages required to complete such repair. 
 16. Estoppel
Certificate. 
 (a) Lessee shall at any time upon not less than ten (10) days prior written notice from Lessor execute acknowledge and
XXXXX statement in writing (i) certifying that this Lease is unmodified and in full force and effect (or, if modified starting the nature of such XXXXX certifying that this Lease as so modified is in full force and effect) and the date
to which the rent and other charges are paid in advance XXXXX (ii) acknowledging that there are not, to Lessee’s knowledge any uncured defaults on the part of Lessor hereunder or specifying such XXXXX any are claimed. Any such
statement may be conclusively relied upon by any prospective purchaser or encumbrance of the Premises XXXXX. 
 (b) At Lessor’s
option, Lessee’s failure to deliver such statement within such time shall be a material breach of this Lease XXXXX conclusive upon Lessee (i) that this Lease is in full force and effect, without modification except as may be represented
by Lessor. XXXXX no uncured defaults in Lessor‘s performance, and (iii) that not more than one month’s rent has been paid in advance or such XXXXX considered by Lessor as a default by Lessee under this Lease. 
 (c) If Lessor desired to finance, refinance, or sell the Premise, or an part thereof Lessee hereby agrees to deliver to any XXXXX purchaser
designated by Lessor such financial statements of Lease as may be reasonably required by such lender or purchaser. Such statements shall include the past three years financial statements of Lessee. All such financial statements shall be received by
Lessor and such ender or purchaser in confidence and shall be used only for the purpose herein set forth. 
  
 Initials: 
 SPECIAL NET 
  

 — 4 — 

 17. Lessor’s Liability. The term Lessor used herein shall mean only the owner XXXXX time in
question of the fee title or a lessee’s interest in a ground lease of the Premises XXXXX except as expressly provided in Paragraph 15.XXXXX event of any transfer of such title or interest. Lessor herein named (and in case of any
subsequent transfers then the grantor) shall be relieved from and after the date of such transfer of all liability as respects Lessor’s obligations thereafter to be performed, provided that any funds in the hands of Lessor or the then grantor
at the time of such transfer, in which Lessee has an interest, shall be delivered to the grantee. The obligations contained in this Lease to be performed by Lessor shall, subject as aforesaid, be binding on Lessor’s successors and assigns, only
during their respective periods of ownership. 
 18. Severability. The invalidity of any provision of this Lease as determined by a court of
competent jurisdiction, shall in no way affect the validity of any other provision hereof. 
 19. Interest on Past-due Obligations. Except as
expressly herein provided, any amount due to Lessor not paid when due shall bear interest at the maximum rate then allowable by law from the date due. Payment of such interest shall not excuse or cure any default by Lessee under this Lease,
provided, however, that interest shall not be payable on late charges incurred by Lessee nor on any amounts upon which late charges are paid by Lessee. 
 20. Time of Essence. Time is of the essence. 
 21. Additional Rent. Any monetary obligations of Lessee to Lessor under
the terms of this Lease shall be deemed to be rent. 
 22. Incorporation of Prior Agreements; Amendments. This Lease contains all agreements of
the parties with respect to any matter mentioned herein. No prior agreement or understanding pertaining to any such matter shall be effective. This Lease may be modified in writing only, signed by the parties in interest at the time of the
modification. Except as otherwise stated in this Lease. Lessee hereby acknowledges that neither the Lessor or any employees or agents of any of said persons has made any oral or written warranties or representations to Lessee relative to the
condition or use by Lessee of said Premises and Lessee acknowledges that Lessee assumes all responsibility regarding the Occupational Safety Health Act, the legal use and adaptability of the Premises and the compliance thereof with all applicable
laws and regulations in effect during the term of this Lease except as otherwise specifically stated in this Lease. 
 23. Notices. Any notice
required or permitted to be given hereunder shall be in writing and may be given by personal delivery or by certified mail, and if given personally or by mail, shall be deemed sufficiently given if addressed to Lessee or to Lessor at the address
noted below the signature of the respective parties, as the case may be. Either party may by notice to the other specify a different address for notice purposes except that upon Lessee’s taking possession of the Premises, the Premises shall
constitute Lessee’s address for notice purposes. A copy of all notices required or permitted to be given to Lessor hereunder shall be concurrently transmitted to such party or parties at such addresses as Lessor may from time to time hereafter
designate by notice to Lessee. 
 24. Waivers. No waiver by Lessor or any provision hereof shall be deemed a waiver of any other provision
hereof or of any subsequent breach by Lessee of the same or any other provision. Lessor’s consent to, or approval of, any act shall not be deemed to render unnecessary the obtaining of Lessor’s consent to or approval of any subsequent act
by Lessee. The acceptance of rent hereunder by Lessor shall not be a waiver of any preceding breach by Lessee of any provision hereof, other than the failure of Lessee to pay the particular rent so accepted, regardless of Lessor’s knowledge of
such preceding breach at the time of acceptance of such rent. 
 25. Recording. Either Lessor or Lessee shall, upon request of the other,
execute, acknowledge and deliver to the other a “short form” memorandum of this Lease for recording purposes. 
 26. Holding Over. If
Lessee, with Lessor’s consent, remains in possession of the Premises or any part thereof after the expiration of the term hereof, such occupancy shall be a tenancy from month to month upon all the provisions of this Lease pertaining to the
obligations of Lessee, but all options and rights of first refusal, if any, granted under the terms of this Lease shall be deemed terminated and be of no further effect during said month to month tenancy. 
 27. Cumulative Remedies. No remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be cumulative with all other remedies at
law or in equity. 
 28. Covenants and Conditions. Each provision of this Lease performable by Lessee shall be deemed both a covenant and a
condition. 
 29. Binding Effect; Choice of Law. Subject to any provisions hereof restricting assignment or subletting by Lessee and subject to
the provisions of Paragraph 17, this Lease shall bind the parties, their personal representatives, successors and assigns. This Lease shall be governed by the laws of the State wherein the Premises are located. 
 30. Subordinations. 
 (a) This Lease, at Lessor’s
option, shall be subordinate to any mortgage, deed of trust, or any other hypothecation or security now or hereafter placed upon the real property of which the Premises are a part and to any and all advances made on the security thereof and to all
renewals, modifications, consolidations, replacements and extensions thereof. Notwithstanding such subordination, Lessee’s right to quiet possession of the Premises shall not be disturbed if Lessee is not in default and so long as Lessee shall
pay the rent and observe and perform all of the provisions of this Lease, unless this Lease is otherwise terminated pursuant to its terms. If any mortgagee, trustee or ground lessor shall elect to have this Lease prior to the lien of its mortgage,
deed of trust or and shall give written notice thereof to Lessee, this Lease shall be deemed prior to such mortgage, deed of trust, or ground lease, whether this Lease is dated prior or subsequent to the date of said mortgage deed of trust or ground
lease or the date of recording thereof. 
 (b) Lessee agrees to execute any documents required to effectuate an attornment, a subordination
or to make this Lease prior XXXXX of any mortgage, deed of trust or ground lease, as the case may be. Lessee’s failure to execute such documents within 10 days after written XXXXX shall constitute a material default by Lessee
hereunder, or, at Lessor’s option, Lessor shall execute such documents on behalf of Lessee as XXXXX attorney-in-fact. Lessee does hereby make, constitute and irrevocably appoint Lessor as Lessee’s attorney-in-fact and in
Lessee’s name XXXXX stead, to execute such documents in accordance with this paragraph 30(b). 
 31. Attorney’s Fees. If
either party of the broker named herein brings an action to enforce the terms hereof or declare rights hereby XXXXX prevailing party in any such action, on trial or appeal, shall be entitled to his reasonable attorney’s fees to be paid
by the losing party as XXXXX court. The provisions of this paragraph shall inure to the benefit of the broker named herein who seeks to enforce a right hereunder. 
 32. Lessor’s Access. Lessor and Lessor’s agents shall have the right to enter the Premises at reasonable times for the purpose of inspecting the same, showing the same to prospective
purchasers, lenders, or lessees, and making such alterations, repairs, improvements or additions to the Premises or to the building of which they are a part as Lessor may deem necessary or desirable. Lessor may at any time place on XXXXX the
Premises any ordinary “For Sale” signs and Lessor may at any time during the last 120 days of the term hereof place on or about the Premises any ordinary “For Lease” signs, all without rebate of rent or liability to Lessee.

 34. Signs. Lessee shall not place any sign upon the Premises without Lessor’s prior written consent except that Lessee shall have
XXXXX without the prior permission of Lessor to place ordinary and usual for rent or sublet signs thereon. 
 35. Merger. The voluntary
or other surrender of this Lease by Lessee, or a mutual cancellation thereof, or a termination by Lessor shall XXXXX merger, and shall, at the option of Lessor, terminate all or any existing subtenancies or may, at the option of Lessor,
operate as an XXXXX Lessor of any or all of such subtenancies. 
 36. Consents. Except for paragraph 33 hereof, wherever in this Lease
the consent of one party is required to an act of the other party’s XXXXX shall not be unreasonably withheld. 
 37. Guarantor. In
the event that there is a guarantor of this Lease, said guarantor shall have the same obligations as Lessee XXXXX. 
 38. Quiet
Possession. Upon Lessee paying the rent for the Premises and observing and performing all of the covenants XXXXX provisions on Lessee’s part to be observed and performed hereunder. Lessee shall have quiet possession of the Premises
for the XXXXX subject to all of the provisions of this Lease. The individuals executing this Lease on behalf of Lessor represent and warrant to LessXXXXX fully authorized and legally capable of executing this Lease on behalf of Lessor
and that such execution is binding upon all XXXXX ownership interest in the Premises. 
 39. Options. 
 39.1 Definition. As used in this paragraph the word “Options” has the following meaning: (1) the right or option to extend
XXXXX Lease or to renew this Lease or to extend or renew any lease that Lessee has on other property of Lessor: (2) the option or right of XXXXX lease the Premises or the right of first offer to lease the Premises or the right of first
refusal to lease other property of Lessor of the right XXXXX to lease other property of Lessor: (3) the right or option to purchase the Premises, or the right of first refusal to purchase the Premises XXXXX first to offer to purchase
the Premises or the right or option to purchase other property of Lessor, or the right of first refusal to purchase XXXXX of Lessor or the right of first offer to purchase other property of Lessor. 
 39.3 Multiple Options. In the event that Lessee has any multiple options to extend or renew this Lease a later options cannot XXXXX
unless the prior option to extend or renew this Lease has been so exercised. 
  
 Initials: 
 SPECIAL NET 
  

 — 5 — 

 39.4 Effect of Default on XXXXX. 
 (a) Lessee shall have no right to XXXXX an Option, notwithstanding any provision XXXXX grant of Option to the contrary XXXXX time
commencing from the date Lessor gives to Lessee a notice of default pursuant to paragraph 13.1(b) or 13.1(c) and XXXXX alleged in said notice of default is cured, or (ii) during the period of time commencing on the day after a monetary
obligation to Lessor XXXXX due from Lessee and unpaid (without any necessity for notice thereof to Lessee) continuing until the obligation is paid, or (iii) at any time after an event of default described in paragraphs 13.1(a), 13.1(d) or
13.1(e) (without any necessity of Lessor to give notice of such default to Lessee) XXXXX event that Lessor has given to Lessee three or more notices of default under paragraph 13.1(b), where a late charge has become payable under paragraph
13.4 for each of such defaults, or paragraph 13.1(c), whether or not the defaults are cured, during the 12 month period prior to the time that Lessee intends to exercise the subject Option. 
 (b) The period of time within which an Option may be exercised shall not be extended or enlarged by reason of Lessee XXXXX exercise an Option
because of the provisions of paragraph 39.4(a). 
 (c) All rights of Lessee under the provisions of an Option shall terminate and be of no
further force or effect, notwithstanding Lessee’s due and timely exercise of the Option XXXXX after such exercise and during the term of this Lease. XXXXX Lessee fails to pay to Lessor a monetary obligation of Lessee for a period
of 30 days after such obligation becomes due (without any necessity of Lessor to give notice thereof to Lessee) or XXXXX Lessee fails to commence to cure a default specified in paragraph 13XXXXX within 30 days after the date that
Lessor gives notice to Lessee of such XXXXX and or Lessee fails thereafter to diligently prosecute said cure to completion or XXXXX Lessee commits a default described XXXXX paragraph 13XXXXX, 13.1(d) or 13.1(e) (without
any necessity of Lessor to give notice of such default to Lessee) or (iv) Lessor gives to Lessee three or more XXXXX default under paragraph 13.1(b) where a late charge becomes payable under paragraph 13.4 for each such default, or paragraph
13.1XXXXX or not the defaults are cured. 
 40. Multiple Tenant Building. In the event that the Premises are part of a larger building or group
of buildings then Lessee agrees that XXXXX abide by, keep and observe all reasonable rules and regulations which Lessor may make from time to time for the management, safety care and cleanliness of the building and grounds, the parking of
vehicles and the preservation of good order therein as well as for the convenience of other occupants and tenants of the building. The violations of any such rules and regulations shall be deemed a material breach of this Lease by Lessee.

 41. Security Measures. Lessee hereby acknowledges that the rental payable to Lessor hereunder does not include the cost of guard service or other
security measures, and that Lessor shall have no obligation whatsoever to provide same. Lessee assumes all responsibility for the protection of Lessee, its agents and invitees from acts of third parties. 
 43. Performance Under Protest. If at any time a dispute shall arise as to any amount or sum of money to be paid by one party to the other under the provisions
hereof, the party against whom the obligation to pay the money is asserted shall have the right to make payment “under protest” and such payment shall not be regarded as a voluntary payment, and there shall survive the right on the part of
said party to institute suit for recovery of such sum. If it shall be adjudged that there was no legal obligation on the part of said party to pay such sum or any part thereof, said party shall be entitled to recover such sum or so much thereof as
it was not legally required to pay under the provisions of this Lease. 
 44. Authority. If Lessee is a corporation, trust, or general or limited
partnership, each individual executing this Lease on behalf of such entity represents and warrants that he or she is duly authorized to execute and deliver this Lease on behalf of said entity. If Lessee is a corporation, trust or partnership, Lessee
shall, within thirty (30) days after execution of this Lease, deliver to Lessor evidence of such authority satisfactory to Lessor. 
 45. Conflict.
Any conflict between the printed provisions of this Lease and the typewritten or handwritten provisions shall be controlled by the typewritten or handwritten provisions. 
 46. Insuring Party. The insuring party under this lease shall be the Lessee 
 47. Addendum. Attached
hereto is an addendum or addenda containing paragraphs 48 through 50** which constitutes a part of this Lease. 
  

	**	and inserts to paragraphs 4.1 and 10.1. 

									
		 		    		 	 

	 	
		 		    		 	 Guy Christensen
  
	 	
		 		    		 	 

	 	
		 		    		 	 Jeanne Christinsen
  
	 	
		 		    		 	 

	 	
		 		    		 	 Rudy Macias
  
	 	
		 		    		 	 

	 	
		 		    		 	Tina Macias	 	
	  
 LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE
AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE
AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES.
  
 IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION XXXXX BY THE
REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR THE CONSEQUENCES OF THIS LESE OR THE TRANSACTION RELATING THERETO; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL
AND TAX CONSEQUENCES OF THIS LEASE.
  
 The parties hereto have executed this Lease at
the place on the dates specified immediately adjacent to their respective signatures.
  
	 	
	 Executed at
  
	 	  
  
	    		 	  
  
	 	
	on	 	  
	    		 	 

	 	
		 		    		 	 Don George Haidl
  
	 	
	Address	 	  
	    		 	 

	 	
		    		 	Gail Margaret Haidl	 	
				
	  
	    		 	  
 * “LESSOR” (Corporate seal)
	 	
	 Executed at
  
	 	  
  
	    	  
 Asset Liquidation Group,
Inc.
  
	 	
	on	 	  
	    	By	 	 

	 	
		 		    		 	Don Haidl, Manager	 	
					
	Address	 	  
	    	By	 	  
	 	
	  
	    		 	  
 “LESSEE” (Corporate seal)
	 	
		
	  
 For these forms write or call the American Industrial Real
Estate Association, 345 South Figueroa St., M-1, Los Angeles, CA 90071 (213) 687-8777.
	 	

  
 Initials: 

 ADDENDUM TO STANDARD INDUSTRIAL LEASE 
 DATED September 1, 1990 
 BY AND AMONG Guy Christensen and
Jeanne Christensen, husband and wife; Rudy Macias and Tina Macias, husband and wife; and Don George Haidl and Gail Margaret Haidl, husband and wife. 
 Insert at the end of 4.1: 
 Notwithstanding the foregoing, during the Option Period, Lessor shall pay all mortgage payments relating to the
Premises and Lessee shall have no liability for any mortgage payments during the Option Period. 
 Insert at the end of 10.1: 
 Notwithstanding the foregoing, Lessor shall pay the real property tax during the Option Period. 
 48. Option Period. Lessee shall have an option to renew this Lease upon the following terms and conditions: 
 48.1 Provided that the Lessee is not in default in the performance of the terms and conditions of this Lease, Lessee shall have options to renew this Lease for four (4) additional periods of one (1) year each (collectively, the “Option
Period”). Lessee shall give Lessor written notice exercising this option not less than three (3) months prior to the end date of the initial term hereof, or the then current one (1) year term, as the case may be. Such renewal terms shall be on
the same terms and conditions as the initial term of this Lease, except as otherwise provided herein. 
 48.2 The monthly rental to be paid
during the four (4) year renewal period specified in Paragraph 48.1 above shall be $50,000. 
 49. Sale of Premises or Termination of Lease.

 49.1 Consideration for Improvements. Upon any sale of the Premises by Lessor, either during the term of this Lease or
thereafter, or upon termination of the Lease for any reason, Lessor shall pay Lessee or its nominee $300,000 as consideration for the approximately 6,000 square foot building situated on the Premises as of the date hereof. 
 49.2 Option to Purchase. 
 (a) At any
time during the initial term of this Lease or any extensions thereof, if Lessor desires to sell the Premises and receives any offer for the purchase thereof, Lessor shall disclose the terms of such offer to Lessee, in writing, within 10 days
following receipt of the offer by Lessor. 

 (b) Lessee shall have 30 days after receiving notice of the terms of the offer within which to elect to
purchase the Premises on terms identical to those offered by the third party. Such election shall be made by written notice to Lessor. Within 30 days after Lessor’s receipt of such notice, the parties shall enter into a formal contract of sale
containing the provisions normally used in such contracts in Los Angeles County, California, and expressly including all terms of the original bona fide offer made to Lessor, except as the parties may mutually agree. 
 (c) If Lessee fails to give the notice and tender the payment as provided in paragraph (b), Lessor may sell the Premises to such third party on the terms
contained in the original bona fide offer; provided, however, nothing herein shall affect any agreement to which Lessor is bound which may prohibit such sale. If a contract of sale between Lessor and such third party is not executed within 30 days
following the later of (i) Lessor’s receipt of written notification from Lessee indicating that Lessee has elected not to purchase the Premises on the terms offered by the third party, or (ii) expiration of the thirty-day time period described
in paragraph (b) during which Lessee can elect to purchase the Premises, then Lessor may not enter into a contract for the sale of the Premises with any third party without first offering the Premises to the Lessee as provided in this
paragraph 49.2. 
 50. Interpretation. No language or provision of this Lease shall be interpreted either for or against any party by virtue of any
party or attorneys any party having drafted such language or provision. 
  

							
		 	 RECORDING REQUESTED BY
  
 LAW OFFICES OF ANDERSON & DORST
 1365 W. Foothill
Blvd., Suite 2
 Upland, California 91786
  
 WHEN RECORDED MAIL TO
  
 Guy Christensen
 12201 E. Valley Blvd.
 El Monte, California 91732
	 		  	
		 	  
 QUITCLAIM
DEED                
	  	
		 	  	
		 	  	
		 	  
 FOR A VALUABLE CONSIDERATION, receipt of which
is hereby acknowledged, GUY CHRISTENSEN and JEANNE CHRISTENSEN, husband and wife; RUDY MACIAS and TINA MACIAS, husband and wife; and DON GEORGE HAIDL and GAIL MARGARET HAIDL, husband and wife do hereby REMISE, RELEASE AND FOREVER QUITCLAIM to GUY
CHRISTENSEN and JEANNE CHRISTENSEN, husband and wife as to an undivided one-third interest; RUDY MACIAS and TINA MACIAS, husband and wife as to an undivided one-third interest; and DON GEORGE HAIDL and GAIL MARGARET HAIDL, husband and wife as to an
undivided one-third interest the real property in the County of Los Angeles, State of California, described as:

		 	  
 SEE EXHIBIT “A” ATTACHED
HERETO.

		 	  
 DATED: May 23, 1991
	  	  
 

		 		 		  	GUY CHRISTENSEN
				
		 		 		  	  
 

		 		 		  	JEANNE CHRISTENSEN
				
		 		 		  	  
 

		 		 		  	RUDY MACIAS
				
		 		 		  	  
 

		 		 		  	TINA MACIAS
			
		 		  	  
 

		 		 		  	DON GEORGE HAIDL
				
		 		 		  	  
 

		 		 		  	GAIL MARGARET HAIDL

			
	STATE OF CALIFORNIA	 	)
		 	)ss
	COUNTY OF SAN BERNARDINO	 	)

  
 On May 23, 1991, before me,
the undersigned, a Notary Public in and for said County and State, residing therein, duly commissioned and sworn, personally appeared GUY CHRISTENSEN and JEANNE CHRISTENSEN known to me to be the persons whose names are subscribed to the within
instrument, and acknowledged to me that they executed the same. 
 IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official
seal in said County, the day and year this certificate first above written. 
  

	
	

	Notary Public in and for said County and State.

  

			
	STATE OF CALIFORNIA	 	)
		 	)ss
	COUNTY OF SAN BERNARDINO	 	)

 On June 4, 1991, before me, the undersigned, a Notary Public in and for said County and State,
residing therein, duly commissioned and sworn, personally appeared RUDY MACIAS and TINA MACIAS known to me to be the persons whose names are subscribed to the within instrument, and acknowledged to me that they executed the same. 
 IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal in said County, the day and year this certificate first above written.

  

	
	

	Notary Public in and for said County and State.

							
	 STATE OF CALIFORNIA
	    	)	 		  	
		    	)	 	ss	  
	 COUNTY OF
	    	)	 		  

 On July 10, 1991 before me, the undersigned, a Notary Public in and for said State, personally appeared DON GEORGE
HAIDL and GAIL MARGARET HAIDL, personally known to me or proved to me on the basis of satisfactory evidence to be the persons whose names are subscribed to the within instrument, and acknowledged to me that they executed the same. 
 WITNESS my hand and official seal. 
  

	
	 

	 Notary Public in and for the State

 THOSE PORTIONS OF BLOCK 30 AND 31 OF THE O. T. BASSETT’S SUBDIVISION OF THE WORKMAN TRACT, IN THE CITY OF INDUSTRY,
IN THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 59 PAGES 4 TO 9 INCLUSIVE OF MISCELLANEOUS RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, INCLUDED WITHIN THE FOLLOWING DESCRIBED LINES: 
 COMMENCING AT THE POINT OF INTERSECTION OF THE CENTER LINE OF COVINA BOULEVARD (NOW SAN FIDEL AVENUE) WITH THE CENTER LINE OF POMONA BOULEVARD (NOW VALLEY BOULEVARD), AS
SHOWN ON THE MAP OF TRACT NO. 8227, RECORDED IN BOOK 92 PAGE 100 OF MAPS, IN THE OFFICE OF SAID COUNTY RECORDER; THENCE NORTH 38° 34' 30" EAST, ALONG SAID CENTER LINE OF COVINA BOULEVARD AND ITS NORTHEASTERLY PROLONGATION, 393.19 FEET
TO A POINT IN THE NORTHWESTERLY PROLONGATION OF A LINE THAT IS PARALLEL WITH AND DISTANT NORTHEASTERLY 183.00 FEET, MEASURED AT RIGHT ANGLES FROM THE NORTHEASTERLY LINE OF LOT 1, OF SAID TRACT NO. 8227, SAID LAST MENTIONED POINT BEING HEREBY
DESIGNATED “POINT A”; THENCE NORTH 36° 36' 15" EAST, TO THE TRUE POINT OF BEGINNING IN THE SOUTHEASTERLY PROLONGATION OF THE SOUTHWESTERLY LINE OF THAT CERTAIN PARCEL OF LAND DESCRIBED IN THE DEED TO THEODORE D. ROBERTS AND
HELEN R. ROBERTS, HUSBAND AND WIFE, RECORDED IN BOOK 26554 PAGE 34, OFFICIAL RECORDS, IN THE OFFICE OF SAID COUNTY RECORDER; THENCE NORTH 36° 36' 15" EAST, TO A POINT THAT IS DISTANT NORTH 36° 36' 15" EAST, 603.31 FEET
FROM SAID “POINT A”; THENCE NORTH 38° 30' 15" EAST, 503.58 FEET TO A POINT IN A STRAIGHT LINE HAVING A BEARING OF SOUTH 51° 30' 25" EAST, AND PASSING THROUGH A POINT IN A LINE THAT IS PARALLEL WITH AND DISTANT
NORTHWESTERLY 800.00 FEET MEASURED AT RIGHT ANGLES FROM THE SOUTHWESTERLY LINE OF THE NORTHWESTERLY 30 FEET OF BALDWIN PARK BOULEVARD 70 FEET WIDE, FORMERLY COVINA STREET 60 FEET WIDE, AS SHOWN ON SAID MAP OF THE O. T. BASSETT’S SUBDIVISION OF
THE WORKMAN TRACT, SAID POINT BEING DISTANT ALONG SAID PARALLEL LINE NORTH 38° 30' 15" EAST, 1117.59 FEET FROM A LINE THAT IS PARALLEL WITH AND DISTANT SOUTHWESTERLY 30 FEET MEASURED AT RIGHT ANGLES FROM THE NORTHWESTERLY PROLONGATION
OF THE SOUTHWESTERLY LINE OF LOT 53 OF BLOCK 32 OF SAID O. T. BASSETT’S SUBDIVISION OF THE WORKMAN TRACT; THENCE SOUTH 51° 30' 25" EAST, ALONG SAID STRAIGHT LINE 5.00 FEET TO A POINT IN THE NORTHWESTERLY LINE OF THAT CERTAIN
PARCEL OF LAND DESCRIBED IN THE DEED TO MATTEL, INC., RECORDED ON MAY 17, 1963 AS DOCUMENT NO. 2020 IN BOOK D2032 PAGE 620, OF SAID OFFICIAL RECORDS; THENCE NORTH 38° 30' 15" EAST, ALONG SAID NORTHWESTERLY LINE 130.00 FEET; THENCE
NORTH 51° 29' 45" WEST, 251 FEET MORE OR LESS, TO A POINT IN THE NORTHWESTERLY BOUNDARY OF SAID BLOCK 30; THENCE SOUTHWESTERLY ALONG SAID NORTHWESTERLY BOUNDARY AND ALONG SAID NORTHWESTERLY BOUNDARY OF SAID BLOCK 31 TO AND ALONG THE
SOUTHEASTERLY LINE OF THE LAND DESCRIBED IN THE DEED TO SAID THEODORE D. ROBERTS AND WIFE, TO A POINT IN SAID SOUTHWESTERLY LINE OF THAT CERTAIN PARCEL OF LAND DESCRIBED IN SAID DEED TO THEODORE D. ROBERTS AND HELEN R.
 Exhibit A 

 ROBERTS, HUSBAND AND WIFE; THENCE SOUTHEASTERLY ALONG THE SOUTHEASTERLY PROLONGATION OF SAID SOUTHWESTERLY LINE 58 FEET
MORE OR LESS, TO THE TRUE POINT OF BEGINNING, CONTAINING AN AREA OF 2.45 ACRES, MORE OR LESS. 
 EXCEPTING THEREFROM THAT PORTION OF SAID PROPERTY LYING
BELOW A DEPTH OF FIVE HUNDRED (500) FEET MEASURED VERTICALLY FROM THE CONTOUR OF THE SURFACE THEREOF; PROVIDED, HOWEVER, THAT SAID GRANTOR, ITS SUCCESSORS AND ASSIGNS, SHALL NOT HAVE THE RIGHT FOR ANY AND ALL PURPOSES TO ENTER UPON, INTO OR THROUGH
THE SURFACE OR THE PORTION OF SAID PROPERTY LYING ABOVE 500 FEET, MEASURED VERTICALLY FROM THE CONTOUR OF THE SURFACE OF SAID PROPERTY, AS RESERVED BY SOUTHERN PACIFIC TRANSPORTATION COMPANY, A DELAWARE CORPORATION, IN DEED RECORDED AUGUST 25, 1971
AS INSTRUMENT NO. 374. 
 RESERVING THEREFROM AN EASEMENT FOR UTILITY PURPOSES OVER THE FOLLOWING DESCRIBED LAND: 
 A STRIP OF LAND 15.00 FEET WIDE, THE SOUTHWESTERLY SIDELINE THEREOF DESCRIBED AS FOLLOWS: 
 BEGINNING AT A POINT IN THAT CERTAIN COURSE SHOWN AS “S 32° 15’ W 594 FEET” IN THE WESTERLY BOUNDARY LINE OF BLOCK 31 OF O.T.
BASSET’S SUBDIVISION OF THE WORKMAN TRACT AS PER MAP RECORDED IN BOOK 59 PAGES 4 TO 9 INCLUSIVE OF MISCELLANEOUS RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF LOS ANGELES COUNTY, DISTANT THEREON ON A DIFFERENT BASIS OF BEARINGS NORTH 31°
54’ 24” EAST 62.15 FEET FROM THE SOUTHWESTERLY TERMINUS OF SAID CERTAIN COURSE, SHOWN AS STA. 8 ON SAID MAP OF O.T. BASSET’S SUBDIVISION; THENCE LEAVING SAID BOUNDARY LINE SOUTH 22° 12’ 31” EAST 45.68 FEET MORE OR LESS
TO THE NORTHWESTERLY SIDELINE OF TEMPLE AVENUE 60.00 FEET WIDE AS IT NOW EXISTS. 
 THE NORTHEASTERLY SIDELINE OF SAID STRIP OF LAND SHALL BE
LENGTHENED OR SHORTHENED SO AS TO TERMINATE INTO SAID SIDELINE OF TEMPLE AVENUE. 
 Exhibit A 

					
	RECORDING REQUESTED BY	  		  	
			
	LAW OFFICES OF ANDERSON & DORST	  		  	
	1365 W. Foothill Blvd., Suite 2	  		  	
	Upland, California 91786	  		  	
			
	WHEN RECORDED MAIL TO	  		  	
			
	Guy Christensen	  		  	
	12201 E. Valley Blvd.	  		  	
	El Monte, California 91732	  		  	
	
	  
  
 QUITCLAIM DEED
  

	
	 FOR A VALUABLE CONSIDERATION, receipt of which is hereby acknowledged, GUY CHRISTENSEN and JEANNE CHRISTENSEN, husband and wife; RUDY MACIAS and
TINA MACIAS, husband and wife; and DON GEORGE HAIDL and GAIL MARGARET HAIDL, husband and wife do hereby REMISE, RELEASE AND FOREVER QUITCLAIM to GUY CHRISTENSEN and JEANNE CHRISTENSEN, husband and wife as to an undivided one-third interest; RUDY
MACIAS and TINA MACIAS, husband and wife as to an undivided one-third interest; and DON GEORGE HAIDL and GAIL MARGARET HAIDL, husband and wife as to an undivided one-third interest the real property in the County of Los Angeles, State of California,
described as:

	
	SEE EXHIBIT “A” ATTACHED HERETO.
			
	DATED: May 23, 1991	  		  	 

		  		  	GUY CHRISTENSEN
			
		  		  	 

		  		  	JEANNE CHRISTENSEN
			
		  		  	 

		  		  	RUDY MACIAS
			
		  		  	 

		  		  	TINA MACIAS
			
		  		  	 

		  		  	DON GEORGE HAIDL
			
		  		  	 

		  		  	GAIL MARGARET HAIDL

			
	STATE OF CALIFORNIA	 	)
		 	)ss
	COUNTY OF SAN BERNARDINO	 	)

 On May 23, 1991, before me, the undersigned, a Notary Public in and for said County and State,
residing therein, duly commissioned and sworn, personally appeared GUY CHRISTENSEN and JEANNE CHRISTENSEN known to me to be the persons whose names are subscribed to the within instrument, and acknowledged to me that they executed the same.

 IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal in said County, the day and year this certificate first above
written. 
  

	
	 

	Notary Public in and for said County and State.

  

			
	STATE OF CALIFORNIA	 	)
		 	)ss
	COUNTY OF SAN BERNARDINO	 	)

 On June 4, 1991, before me, the undersigned, a Notary Public in and for said County and State,
residing therein, duly commissioned and sworn, personally appeared RUDY MACIAS and TINA MACIAS known to me to be the persons whose names are subscribed to the within instrument, and acknowledged to me that they executed the same. 
 IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal in said County, the day and year this certificate first above written.

  

	
	 

	Notary Public in and for said County and State.

							
	STATE OF CALIFORNIA	    	)	 	 	  	 
		    	)	 	ss	  
	 COUNTY OF
	    	)	 		  

 On July 10, 1991 before me, the undersigned, a Notary Public in and for said State, personally appeared DON GEORGE
HAIDL and GAIL MARGARET HAIDL, personally known to me or proved to me on the basis of satisfactory evidence to be the persons whose names are subscribed to the within instrument, and acknowledged to me that they executed the same. 
 WITNESS my hand and official seal. 
  

	
	 

	 Notary Public in and for the State

 EXHIBIT “A” 
 PARCEL A: 
 THAT PORTION OF THE RANCHO LA PUENTE, IN THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP
RECORDED IN BOOK 1 PAGE 43 OF PATENTS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY DESCRIBED AS FOLLOWS: 
 BEGINNING AT A POINT IN THE WESTERLY LINE
OF BLOCK 30 OF O. T. BASSETT’S SUBDIVISION OF THE WORKMAN TRACT, AS PER MAP RECORDED IN BOOK 59 PAGE 4 ET SEQ. OF MISCELLANEOUS RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY DISTANT THEREON NORTH 10° 32' 25" EAST
226.70 FEET FROM AN ANGLE POINT IN SAID WESTERLY LINE SHOWN AS STATION 7 ON SAID MAP OF O. T. BASSETT’S SUBDIVISION; THENCE SOUTH 10° 32' 25" WEST 226.70 FEET TO SAID STATION 7; THENCE ALONG SAID WESTERLY LINE SOUTH 32°
09' 55" WEST 13.58 FEET; THENCE NORTH 57° 57' WEST 637.94 FEET TO THE SOUTHEASTERLY LINE OF LAND DESCRIBED IN DEED TO BLUE DIAMOND MATERIAL CO. RECORDED IN BOOK 2288 PAGE 97, OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY RECORDER
OF SAID COUNTY; THENCE ALONG SAID SOUTHEASTERLY LINE NORTH 32° 03' EAST 105.27 FEET TO A LINE WHICH BEARS NORTH 70° 04' 36" EAST 567.50 FEET TO THE POINT OF BEGINNING. 
 EXCEPT THEREFROM THE “PRECIOUS METAL AND ORES THEREOF” AS EXCEPTED FROM THE PARTITION BETWEEN JOHN ROWLAND SR. AND WILLIAM WORKMAN IN THE PARTITION DEED
RECORDED IN BOOK 10 PAGE 39 OF DEEDS. 
 PARCEL B: 
 THAT
PORTION OF THE RANCHO LA PUENTE, IN THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 1 PAGE 43 OF PATENTS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY DESCRIBED AS FOLLOWS: 
 BEGINNING AT A POINT IN THE WESTERLY LINE OF BLOCK 30 OF O. T. BASSETT’S SUBDIVISION OF THE WORKMAN TRACT, AS PER MAP RECORDED IN BOOK 59 PAGE 4 ET SEQ. OF
MISCELLANEOUS RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY DISTANT THEREON NORTH 10° 32' 25" EAST 346.85 FEET FROM AN ANGLE POINT IN SAID WESTERLY LINE SHOWN AS STATION 7 ON SAID MAP OF O. T. BASSETT’S SUBDIVISION;
THENCE ALONG SAID WESTERLY LINE NORTH 10° 32' 25" EAST 120.15 FEET TO A POINT DISTANT THEREON SOUTH 10° 32' 25" WEST 456.37 FEET FROM AN ANGLE POINT IN SAID WESTERLY LINE SHOWN AS STATION 6 ON MAP OF SAID O. T.
BASSETT’S SUBDIVISION; THENCE NORTH 84° 28' 32" WEST 537.61 FEET TO THE SOUTHEASTERLY LINE OF LAND DESCRIBED IN DEED TO BLUE DIAMOND MATERIALS CO. RECORDED ALONG 
  
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SAID SOUTHEASTERLY LINE SOUTH 11° 33’ 00” WEST 40.78 FEET AND SOUTH 32° 03’ 00” WEST 13.68 FEET TO A LINE WHICH BEARS NORTH
77° 22’ 48” WEST FROM THE POINT OF BEGINNING; THENCE SOUTH 77° 22’ 48” EAST 541.64 FEET TO THE POINT OF BEGINNING.
 PARCEL C:

 THAT PORTION OF THE RANCHO LA PUENTE, IN THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 1 PAGE 43 OF PATENTS, IN THE
OFFICE OF THE COUNTY RECORDER OF SAID COUNTY DESCRIBED AS FOLLOWS: 
 BEGINNING AT A POINT IN THE WESTERLY LINE OF BLOCK 30 OF O. T. BASSETT’S
SUBDIVISION OF THE WORKMAN TRACT, AS PER MAP RECORDED IN BOOK 59 PAGE 4 ET SEQ. OF MISCELLANEOUS RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY DISTANT THEREON NORTH 10° 32’ 25” EAST 226.70 FEET FROM AN ANGLE POINT IN
SAID WESTERLY LINE SHOWN AS STATION 7 ON SAID MAP OF O. T. BASSETT’S SUBDIVISION; THENCE ALONG SAID WESTERLY LINE NORTH 10° 32’ 25” EAST 120.15 FEET; THENCE NORTH 77° 22’ 48” WEST 541.64 FEET, MORE OR LESS, TO THE
SOUTHEASTERLY LINE OF THE LAND DESCRIBED IN DEED TO BLUE DIAMOND MATERIALS CO. RECORDED IN BOOK 2288 PAGE 97, OFFICIAL RECORDS OF SAID COUNTY; THENCE ALONG SAID SOUTHEASTERLY LINE SOUTH 32° 03’ 00” WEST 50.81 FEET TO A LINE WHICH BEARS
NORTH 70° 04’ 36” WEST FROM THE POINT OF BEGINNING; THENCE SOUTH 70° 04’ 36” EAST 567.50 FEET TO THE POINT OF BEGINNING. 
 PARCEL D: 
 THAT PORTION OF THE RANCHO LA PUENTE, IN THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 1 PAGE 43 OF
PATENTS, ACQUIRED BY THE STATE OF CALIFORNIA BY DEED (STATE PARCEL A4037), RECORDED IN BOOK D118 PAGE 574, OFFICIAL RECORDS OF SAID COUNTY DESCRIBED AS FOLLOWS: 
 BEGINNING AT THE NORTHERLY TERMINUS OF THE COURSE DESCRIBED IN DIRECTORS DEED BOOK D–A4037 RECORDED IN BOOK D2312 PAGE 95 OF SAID OFFICIAL RECORDS AS NORTH 20° 03’ 19” EAST 176.70 FEET; THENCE ALONG THE NORTHERLY
PROLONGATION OF SAID COURSE NORTH 20° 03’ 19” EAST 24.02 FEET; THENCE NORTH 21° 09’ 09” EAST 303.51 FEET; THENCE NORTH 22° 56’ 06” EAST 306.52 FEET; THENCE NORTH 16° 34’ 38” EAST 521.55 FEET TO
A POINT IN THE SOUTHERLY LINE OF THE 500 FOOT STRIP OF LAND DESCRIBED AS PARCEL 156 IN FINAL ORDER OF CONDEMNATION, A CERTIFIED COPY OF WHICH WAS RECORDED AS INSTRUMENT NO. 2797 IN BOOK 49362 PAGE 133 OF SAID OFFICIAL RECORDS AND ALSO DESCRIBED AS
PARCEL 157 IN FINAL ORDER OF CONDEMNATION FILED IN SUPERIOR COURT CASE NO. 625315, A CERTIFIED COPY WAS RECORDED IN BOOK 54063 PAGE 14 OF SAID OFFICIAL RECORDS DISTANT ALONG SAID SOUTHERLY LINE NORTH 82° 08’ 15” EAST 222.05 FEET FROM
THE EASTERLY TERMINUS OF A CURVE CONCAVE SOUTHERLY AND HAVING A RADIUS OF 
  
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 2 

 
1550 FEET; THENCE CONTINUING ALONG SAID SOUTHERLY LINE NORTH 82° 08' 15" EAST 996.63 FEET TO THE MOST EASTERLY LINE OF THE LAND REQUIRED BY
PARCELS 1 AND 2 OF DEED (STATE PARCEL A4040) RECORDED IN BOOK D98 PAGE 223 OF SAID OFFICIAL RECORDS; THENCE ALONG SAID MOST EASTERLY LINE SOUTH 18° 12' 37" EAST 159.34 FEET TO THE NORTHWESTERLY LINE OF THE LAND DESCRIBED IN DEED TO
NICK M. PETAPOFF, ET AL. RECORDED APRIL 1, 1948 AS INSTRUMENT NO. 838 IN BOOK 26838 PAGE 156 OF SAID OFFICIAL RECORDS; THENCE ALONG SAID NORTHWESTERLY LINE SOUTH 71° 47' 23" WEST 748.57 FEET TO THE NORTHEASTERLY TERMINUS OF THE COURSE
DESCRIBED IN PARCEL 2 OF SAID DEED (A4040) AS SOUTH 32° 02' WEST 576.10 FEET; THENCE ALONG LAST SAID COURSE SOUTH 31° 58' 03" WEST 576.10 FEET TO THE SOUTHWESTERLY TERMINUS OF LAST SAID COURSE; THENCE ALONG THE SOUTHERLY LINE
OF THE LAND DESCRIBED IN THE DEED TO JOHN DOSPITAL AND JULIA DOSPITAL RECORDED IN INSTRUMENT NO. 143 ON AUGUST 3, 1942 IN BOOK 19477 PAGE 161 OF SAID OFFICIAL RECORDS SOUTH 81° 33' 28" WEST 112.30 FEET TO THE EASTERLY LINE OF THE LAND
DESCRIBED IN DEED TO THE BLUE DIAMOND MATERIALS CO. RECORDED IN BOOK 2298 PAGE 97 OF SAID OFFICIAL RECORDS; THENCE ALONG SAID EASTERLY LINE SOUTH 11° 28' 03" WEST 146.05 FEET AND SOUTH 31° 58' 03" WEST 487.43 FEET TO THE
NORTHERLY LINE OF SAID LAND DESCRIBED IN SAID DIRECTOR’S DEED D–A4037; THENCE ALONG SAID NORTHERLY LINE NORTH 02° 52' 06" WEST 224.28 FEET TO THE POINT OF BEGINNING. 
 EXCEPTING THEREFROM THAT PORTION LYING NORTHEASTERLY OF THE FOLLOWING DESCRIBED LINE: 
 BEGINNING AT A POINT IN THE COURSE HEREINBEFORE DESCRIBED AS NORTH 21° 09' 09" EAST 303.51 FEET DISTANT THEREON NORTH 21° 09' 09" EAST 112.07 FEET FROM THE SOUTHERLY TERMINUS OF SAID
COURSE; THENCE SOUTH 58° 01' 57" EAST 154.10 FEET TO THE POINT IN THE SOUTHEASTERLY LINE OF HEREINBEFORE DESCRIBED PARCEL OF LAND DISTANT THEREON NORTH 31° 58' 03" EAST 317.67 FEET FROM THE SOUTHWESTERLY TERMINUS OF SAID
SOUTHEASTERLY TERMINUS OF SAID SOUTHEASTERLY LINE. 
 ALSO EXCEPTING THEREFROM ALL GAS, OIL AND MINERAL RIGHTS, WHETHER METALLIC OR NON-METALLIC, IN AND
UNDER SAID LAND, BUT WITHOUT SURFACE RIGHTS FOR EXPLORATIONS, AS PROVIDED IN DEED FROM BLUE DIAMOND CORPORATION TO CONSUMERS HOLDING CO. RECORDED JUNE 12, 1946 IN BOOK 23283 PAGE 219, OFFICIAL RECORDS. 
 ALSO EXCEPTING THEREFROM ALL OF THE PRECIOUS METALS AND ORES AS EXCEPTED FROM THE PARTITION BETWEEN JOHN ROWLAND, SR. AND WILLIAM WORKMAN IN THE PARTITION DEED RECORDED
IN BOOK 10 PAGE 39 OF DEEDS. 
  
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 3 

 PARCEL E: 
 THAT
PORTION OF THE RANCHO LA PUENTE, IN THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 1 PAGE 43 OF PATENTS, ACQUIRED BY THE STATE OF CALIFORNIA BY DEED ( STATE PARCEL A4037), RECORDED IN BOOK D118 PAGE 574, OFFICIAL RECORDS
OF SAID COUNTY DESCRIBED AS FOLLOWS: 
 BEGINNING AT THE NORTHERLY TERMINUS OF THE COURSE DESCRIBED IN DIRECTORS DEED BOOK D–A4037 RECORDED IN BOOK D2312
PAGE 95 OF SAID OFFICIAL RECORDS AS NORTH 20° 03' 19" EAST 176.70 FEET; THENCE ALONG THE NORTHERLY PROLONGATION OF SAID COURSE NORTH 20° 03' 19" EAST 24.02 FEET; THENCE NORTH 21° 09' 09" EAST 303.51 FEET;
THENCE NORTH 22° 56' 06" EAST 306.52 FEET; THENCE NORTH 16° 34' 38" EAST 521.55 FEET TO A POINT IN THE SOUTHERLY LINE OF THE 500 FOOT STRIP OF LAND DESCRIBED AS PARCEL 156 IN FINAL ORDER OF CONDEMNATION, A CERTIFIED COPY
OF WHICH WAS RECORDED AS INSTRUMENT NO. 2797 IN BOOK 49362 PAGE 133 OF SAID OFFICIAL RECORDS AND ALSO DESCRIBED AS PARCEL 157 IN FINAL ORDER OF CONDEMNATION FILED IN SUPERIOR COURT CASE NO. 625315, A CERTIFIED COPY WAS RECORDED IN BOOK 54063 PAGE 14
OF SAID OFFICIAL RECORDS DISTANT ALONG SAID SOUTHERLY LINE NORTH 82° 08' 15" EAST 222.05 FEET FROM THE EASTERLY TERMINUS OF A CURVE CONCAVE SOUTHERLY AND HAVING A RADIUS OF 1550 FEET; THENCE CONTINUING ALONG SAID SOUTHERLY LINE NORTH
82° 08' 15" EAST 996.63 FEET TO THE MOST EASTERLY LINE OF THE LAND REQUIRED BY PARCELS 1 AND 2 OF DEED (STATE PARCEL A4040) RECORDED IN BOOK D98 PAGE 223 OF SAID OFFICIAL RECORDS; THENCE ALONG SAID MOST EASTERLY LINE SOUTH 18°
12' 37" EAST 159.34 FEET TO THE NORTHWESTERLY LINE OF THE LAND DESCRIBED IN DEED TO NICK W. PETAPOFF, ET AL. RECORDED APRIL 1, 1948 AS INSTRUMENT NO. 838 IN BOOK 26838 PAGE 156 OF SAID OFFICIAL RECORDS; THENCE ALONG SAID NORTHWESTERLY
LINE SOUTH 71° 47' 23" WEST 748.57 FEET TO THE NORTHEASTERLY TERMINUS OF THE COURSE DESCRIBED IN PARCEL 2 OF SAID DEED (A4040) RECORDED IN BOOK D98 PAGE 233, OFFICIAL RECORDS AS NORTH 32° 02' WEST 576.10 FEET; THENCE ALONG
LAST SAID COURSE SOUTH 31° 58' 03" WEST 576.10 FEET TO THE SOUTHWESTERLY TERMINUS OF LAST SAID COURSE; THENCE ALONG THE SOUTHERLY LINE OF THE LAND DESCRIBED IN THE DEED TO JOHN DOSPITAL AND JULIA DOSPITAL RECORDED AS INSTRUMENT NO. 143
ON AUGUST 3, 1942 IN BOOK 19477 PAGE 161 OF SAID OFFICIAL RECORDS SOUTH 81° 33' 28" WEST 112.30 FEET TO THE EASTERLY LINE OF THE LAND DESCRIBED IN DEED TO THE BLUE DIAMOND MATERIALS CO. RECORDED IN BOOK 2298 PAGE 97 OF SAID OFFICIAL
RECORDS; THENCE ALONG SAID EASTERLY LINE SOUTH 11° 28' 03" WEST 146.05 FEET AND SOUTH 31° 58' 03" WEST 487.43 FEET TO THE NORTHERLY LINE OF SAID LAND DESCRIBED IN SAID DIRECTOR’S DEED D–A4037; THENCE ALONG SAID
NORTHERLY LINE NORTH 02° 52' 06" WEST 224.28 FEET TO THE POINT OF BEGINNING. 
 EXCEPTING THEREFROM THAT PORTION LYING SOUTHWESTERLY OF THE
FOLLOWING DESCRIBED LINE: 
  
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 4 

 BEGINNING AT A POINT IN THE COURSE HEREINBEFORE DESCRIBED AS NORTH 21° 09' 09" EAST 303.51 FEET DISTANT
THEREON NORTH 21° 09' 09" EAST 112.07 FEET FROM THE SOUTHERLY TERMINUS OF SAID COURSE; THENCE SOUTH 58° 01' 57" EAST 154.10 FEET TO A POINT IN THE SOUTHEASTERLY LINE OF HEREINBEFORE DESCRIBED PARCEL OF LAND DISTANT
THEREON NORTH 31° 58' 03" EAST 317.67 FEET FROM THE SOUTHWESTERLY TERMINUS OF SAID SOUTHEASTERLY LINE. 
 ALSO EXCEPTING THEREFROM THAT PORTION
LYING NORTHEASTERLY OF THE FOLLOWING DESCRIBED LINE: 
 BEGINNING AT A POINT IN THE COURSE HEREINBEFORE DESCRIBED AS NORTH 21° 09' 09" EAST
303.51 FEET DISTANT THEREON NORTH 21° 09' 09" EAST 219.24 FEET FROM THE SOUTHERLY TERMINUS OF SAID COURSE; THENCE SOUTH 58° 01' 57" EAST TO A POINT IN THE SOUTHEASTERLY LINE OF THE HEREINBEFORE DESCRIBED PARCEL OF LAND
DISTANT THEREON NORTH 31° 58' 03" EAST 422.94 FEET FROM THE SOUTHWESTERLY TERMINUS OF SAID SOUTHEASTERLY LINE. 
 ALSO EXCEPTING THEREFROM ALL
GAS, OIL AND MINERAL RIGHTS, WHETHER METALLIC OR NON–METALLIC, IN AND UNDER SAID LAND, BUT WITHOUT SURFACE RIGHTS FOR EXPLORATIONS, AS PROVIDED IN DEED FROM BLUE DIAMOND CORPORATION TO CONSUMERS HOLDING CO. RECORDED JUNE 12, 1946 IN BOOK 23283
PAGE 219, OFFICIAL RECORDS. 
 ALSO EXCEPTING THEREFROM ALL OF THE PRECIOUS METALS AND ORES AS EXCEPTED FROM THE PARTITION BETWEEN JOHN ROWLAND, SR. AND
WILLIAM WORKMAN IN THE PARTITION DEED RECORDED IN BOOK 10 PAGE 39 OF DEEDS. 
 PARCEL F: 
 THAT PORTION OF THE RANCHO LA PUENTE, IN THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 1 PAGE 43 OF PATENTS, ACQUIRED BY THE STATE OF CALIFORNIA BY DEED (STATE PARCEL A4037), RECORDED IN
BOOK D118 PAGE 574, OFFICIAL RECORDS OF SAID COUNTY DESCRIBED AS FOLLOWS: 
 BEGINNING AT THE NORTHERLY TERMINUS OF THE COURSE DESCRIBED IN DIRECTORS DEED
BOOK D–A4037 RECORDED IN BOOK D2312 PAGE 95 OF SAID OFFICIAL RECORDS AS NORTH 20° 03' 19" EAST 176.70 FEET; THENCE ALONG THE NORTHERLY PROLONGATION OF SAID COURSE NORTH 20° 03' 19" EAST 24.02 FEET; THENCE NORTH
21° 09' 09" EAST 303.51 FEET; THENCE NORTH 22° 54' 06" EAST 306.52 FEET; THENCE NORTH 16° 34' 38" EAST 521.55 FEET TO A POINT IN THE SOUTHERLY LINE OF THE 500 FOOT STRIP OF LAND DESCRIBED AS PARCEL 156 IN
FINAL ORDER OF CONDEMNATION, A CERTIFIED COPY OF WHICH WAS RECORDED AS INSTRUMENT NO. 2797 IN BOOK 49362 PAGE 133 OF SAID OFFICIAL RECORDS AND ALSO DESCRIBED AS PARCEL 157 IN FINAL ORDER OF CONDEMNATION FILED IN SUPERIOR COURT CASE NO. 625315, AS
CERTIFIED COPY WAS RECORDED IN BOOK 54063 PAGE 14 OF SAID OFFICIAL RECORDS DISTANT ALONG SAID SOUTHERLY LINE NORTH 82° 08' 15" 
  
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 5 

 
EAST 222.05 FEET FROM THE EASTERLY TERMINUS OF A CURVE CONCAVE SOUTHERLY AND HAVING A RADIUS OF 1550 FEET; THENCE CONTINUING ALONG SAID SOUTHERLY LINE NORTH
82° 08' 15" EAST 996.63 FEET TO THE MOST EASTERLY LINE OF THE LAND REQUIRED BY PARCELS 1 AND 2 OF DEED (STATE PARCEL A4040) RECORDED IN BOOK D98 PAGE 223 OF SAID OFFICIAL RECORDS; THENCE ALONG SAID MOST EASTERLY LINE SOUTH 18°
12' 37" EAST 159.34 FEET TO THE NORTHWESTERLY LINE OF THE LAND DESCRIBED IN DEED TO NICK W. PETAPOFF, ET AL. RECORDED APRIL 1, 1948 AS INSTRUMENT NO. 838 IN BOOK 26838 PAGE 156 OF SAID OFFICIAL RECORDS; THENCE ALONG SAID NORTHWESTERLY LINE
SOUTH 71° 47' 23" WEST 748.57 FEET TO THE NORTHEASTERLY TERMINUS OF THE COURSE DESCRIBED IN PARCEL 2 OF SAID DEED (A4040) RECORDED IN BOOK D98 PAGE 233, OFFICIAL RECORDS AS NORTH 32° 02' WEST 574.10 FEET; THENCE ALONG LAST
SAID COURSE SOUTH 31° 58' 03" WEST 576.10 FEET TO THE SOUTHWESTERLY TERMINUS OF LAST SAID COURSE; THENCE ALONG THE SOUTHERLY LINE OF THE LAND DESCRIBED IN THE DEED TO JOHN DOSPITAL AND JULIA DOSPITAL RECORDED AS INSTRUMENT NO. 143 ON
AUGUST 3, 1942 IN BOOK 19477 PAGE 161 OF SAID OFFICIAL RECORDS SOUTH 81° 33' 28" WEST 112.30 FEET TO THE EASTERLY LINE OF THE LAND DESCRIBED IN DEED TO THE BLUE DIAMOND MATERIALS CO. RECORDED IN BOOK 2298 PAGE 97 OF SAID OFFICIAL
RECORDS; THENCE ALONG SAID EASTERLY LINE SOUTH 11° 28 03" WEST 146.05 FEET AND SOUTH 31° 58' 03" WEST 487.43 FEET TO THE NORTHERLY LINE OF SAID LAND DESCRIBED IN SAID DIRECTOR’S DEED D–A4037; THENCE ALONG SAID
NORTHERLY LINE NORTH 02° 52' 06" WEST 226.24 FEET TO THE POINT OF BEGINNING. 
 EXCEPTING THEREFROM THAT PORTION LYING NORTHEASTERLY OF A LINE
HAVING A BEARING OF NORTH 58° 01' 57" WEST AND A LENGTH OF 178.91 FEET WHICH PASSES THROUGH A POINT IN THE HEREINBEFORE DESCRIBED COURSE HAVING A BEARING AND LENGTH OF NORTH 22° 56' 06" WEST 306.52 FEET DISTANT THEREON
NORTH 22° 56' 06" WEST 20.17 FEET FROM THE SOUTHEASTERLY TERMINUS OF SAID COURSE AND WHICH PASSES THROUGH A POINT IN THAT CERTAIN COURSE IN THE WESTERLY LINE OF SAID LAND HERETOBEFORE DESCRIBED AS SOUTH 11° 28' 05" WEST
146.05 FEET DISTANT THEREON SOUTH 11° 28' 03" WEST 105.27 FEET FROM THE NORTHERLY TERMINUS OF LAST SAID CERTAIN COURSE. 
 EXCEPTING THEREFROM
THAT PORTION LYING SOUTHWESTERLY OF THE FOLLOWING DESCRIBED LINE: 
 BEGINNING AT A POINT IN THE COURSE HEREINBEFORE DESCRIBED AS NORTH 21° 09'
09" EAST 303.51 FEET DISTANT THEREON NORTH 21° 09' 09" EAST 219.24 FEET FROM THE SOUTHERLY TERMINUS OF SAID COURSE; THENCE SOUTH 58° 01' 57" EAST TO A POINT IN THE SOUTHEASTERLY LINE OF HEREINABOVE DESCRIBED PARCEL
OF LAND DISTANT NORTH 31° 58' 03" EAST 422.94 FEET FROM THE SOUTHWESTERLY TERMINUS OF SAID SOUTHEASTERLY LINE. 
 ALSO EXCEPTING THEREFROM ALL
GAS, OIL AND MINERAL RIGHTS, WHETHER METALLIC OR NON–METALLIC, IN AND UNDER SAID LAND, BUT WITHOUT SURFACE RIGHTS FOR EXPLORATIONS AS PROVIDED IN DEED FROM BLUE DIAMOND CORPORATION TO CONSUMERS HOLDING CO. RECORDED JUNE 12, 1946 IN BOOK 23283
PAGE 219, OFFICIAL RECORDS. 
  
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 6 

 ALSO EXCEPTING THEREFROM ALL OF THE PRECIOUS METALS AND ORES AS EXCEPTED FROM THE PARTITION BETWEEN JOHN ROWLAND, SR. AND
WILLIAM WORKMAN IN THE PARTITION DEED RECORDED IN BOOK 10 PAGE 39 OF DEEDS. 
  
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 7Full Service Gross Office Lease

 EXHIBIT 10.34 
 

 
 Spectrum Business Center 
 Full Service Gross Office Lease 
 This Spectrum Business Center Lease (“Lease”) is
entered into as of the date specified in Article 1, Section 1.1(a) by and between Landlord and Tenant and shall be effective and binding upon the parties hereto as of the date of execution hereof. The following Basic Lease Provisions in Article 1
are an integral part of this Lease, are referred to in other Sections hereof, and are set forth in Article 1 for the convenience of the parties. Each reference in this Lease to a Basic Lease Provision shall be construed to incorporate all of the
terms provided for under such provisions. 
 ARTICLE 1 
 BASIC LEASE PROVISIONS 
  

							
	1.1	  	(a) Date of this Lease:	  	July 26, 2006
		  	(b) Possession Date:	  	January 1, 2007 Tenant is currently in the space as a Sub Tenant.
		  	(c) Commencement Date:	  	January 1, 2007
		  	(d) Ending Date:	  	December 31, 2007
			
	1.2	  	Landlord:	  	Spectrum Business Center, L.P., a California Limited Partnership]
		  	(Address for Notices)	  	6 Venture, Suite 100
		  		  	Irvine, CA 92618
			
	1.3	  	Center:	  	Spectrum Business Center
		  		  	Irvine, CA 92618
				
	1.4	  	Tenant:	  	Nationwide Auction Systems	  	(Address for Notices)
		  		  	6 Venture, Suite 295
		  		  	Irvine, CA 92618
			
	1.5	  	Tenant’s Trade	  	
		  	Name (d.b.a):	  	Nationwide Auction Systems
			
	1.6	  	Leased Premises:	  	6 Venture, Suite 295
		  		  	Irvine, CA 92618
		  		  	an office space of approximately 3,271 USF and 3,664 RSF
			
	1.7	  	Tenant’s Use:	  	General Office
			
	1.8	  	Term:	  	Twelve months - One (1) lease year.
			
	1.9	  	Extensions:	  	One (1) option to extend for One (1) year at 100% of FMV
				
	1.10	  	Minimum Annual Rent:	  	$116.515.20	  	Months 01 through 12.
				
	1.11	  	Minimum Monthly Rent:	  	$9,709.60	  	Months 01 through 12.
				
	1.12	  	Percentage Rent Rate:	  	None	  	
				
	1.13	  	Base Year:	  	2007	  	
				
	1.14	  	Tenant’s Share:	  	Operating Expenses:	  	3.75% after initial Base Year period;
		  		  	Landlord’s Insurance Costs:	  	3.75% after initial Base Year period;
		  		  	Real Estate Taxes:	  	3.75% after initial Base Year period;
				
	1.15	  	Annual	  		  	
		  	Promotional Charge:	  	[N/A]	  	
			
	1.16	  	Parking:	  	14 unreserved and in common parking spaces.
		  		  	0 reserved covered stalls for term of lease.
			
	1.17	  	Security Deposit:	  	$9,709.60 
				
	1.18	  	Utilities and Services	  	x  Electric	  	x  Janitorial
		  	Provided by Landlord:	  	x  Water	  	 ̈  Paid Parking
		  		  	x  Trash	  	 ̈  Data
		  		  	 ̈                  	  	 ̈                  
			
	1.19	  	Building Business Hours:	  	7 a.m. to 6 p.m. Mondays through Fridays (except Building Holidays)
			
	1.20	  	Landlord’s Address:	  	Spectrum Business Center L.P.
		  	(For Rent Payments)	  	6 Venture, Suite 100
		  		  	Irvine, CA 92618
		  		  	(949) 724-9400
			
	1.21	  	Tenant’s Alternate:	  	6 Venture, Suite 295
		  	Mailing Address:	  	Irvine, CA 92618
			
	1.22	  	Attachments to Lease	  	Exhibit “A” - Site Plan
		  		  	Exhibit “B” - Rules and Regulations
		  		  	Exhibit “C” - None
		  		  	Exhibit “D” - None

  

							
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 Table of Contents 
  

									
	 ARTICLE 1
	  	
		 	 BASIC LEASE PROVISIONS
	  	
		
	 ARTICLE 2
	  	
		 	 PREMISES
	  	
		 		 	2.1	  	 Center
	  	5
		 		 	2.2	  	 Premises
	  	5
		
	 ARTICLE 3
	  	
		 	 TERM
	  	
		 		 	3.1	  	 Commencement and Ending Day of Term
	  	5
		 		 	3.2	  	 Extension Option
	  	5
		 		 	3.3	  	 Holding Over
	  	5
		 		 	3.4	  	 Surrender of Premises
	  	5
		
	 ARTICLE 4
	  	
		 	 RENT
	  	
		 		 	4.1	  	 Definition of Rent
	  	5
		 		 	4.2	  	 Minimum Annual Rent
	  	5
		 		 	4.3	  	 Rent Statements
	  	5
		 		 	4.4	  	 Lease Year
	  	6
		 		 	4.5	  	 CPI Rent Increases
	  	6
		 		 	4.6	  	 Extended Term Rent
	  	6
		
	 ARTICLE 5
	  	
		 	 REAL ESTATE TAXES
	  	
		 		 	5.1	  	 Real Estate Taxes
	  	6
		 		 	5.2	  	 Tenant’s Tax Obligations
	  	7
		
	 ARTICLE 6
	  	
		 	 INSURANCE
	  	7
		 		 	6.1	  	 Tenant’s Insurance Requirements
	  	7
		 		 	6.2	  	 Tenant’s Commercial General Liability Insurance
	  	7
		 		 	6.3	  	 Tenant’s Property and Extended Coverage Insurance
	  	7
		 		 	6.4	  	 Tenant’s Business Interruption Insurance
	  	7
		 		 	6.5	  	 Tenant’s Workers’ Compensation Insurance
	  	7
		 		 	6.6	  	 Tenant’s Contractors’ Insurance
	  	7
		 		 	6.7	  	 Landlord’s Insurance
	  	8
		 		 	6.8	  	 Tenant’s Insurance Obligations
	  	8
		 		 	6.9	  	 Waiver of Subrogation
	  	
		
	 ARTICLE 7
	  	
		 	 SECURITY DEPOSIT
	  	
		 		 	7.1	  	 Security Deposit
	  	8
		 		 	7.2	  	 Landlord’s Right to Increase Security Deposit
	  	8
		 		 	7.3	  	 Use of Security Deposit
	  	8
		 		 	7.4	  	 Refund and Transfers
	  	8
		
	 ARTICLE 8
	  	
		 	 COMMON AREAS
	  	
		 		 	8.1	  	 Common Areas
	  	8
		 		 	8.2	  	 Use of Common Areas
	  	9
		 		 	8.3	  	 Maintenance and Control of Common Areas
	  	9
		 		 	8.4	  	 No Obstruction
	  	9
		 		 	8.5	  	 Compliance with Landlord’s Rules and Regulations
	  	9
		 		 	8.6	  	 Landlord’s Use of Common Areas
	  	9
		 		 	8.7	  	 Parking
	  	9
		 		 	8.8	  	 Landlord’s Right to Charge for Parking
	  	9
		 		 	8.9	  	 Employee Parking
	  	9
		
	 ARTICLE 9
	  	
		 	 OPERATING EXPENSES
	  	
		 		 	9.1	  	 Operating Expenses
	  	9
		 		 	9.2	  	 Tenant’s Operating Expense Obligation
	  	10
		 		 	9.3	  	 Audit Rights and Records
	  	10
		 		 	9.4	  	 Base Year
	  	10
		 		 	9.5	  	 Operational Expenses
	  	10
		 		 	9.6	  	 Operational Expenses Increase
	  	10
		
	 ARTICLE 10
	  	10
		 	 SERVICES PROVIDED BY LANDLORD
	  	
		 		 	10.1	  	 Services Provided by Landlord
	  	10
		 		 	10.2	  	 Services Exclusive to Tenant
	  	10
		 		 	10.3	  	 Building Business Hours
	  	11
		 		 	10.4	  	 Excess Usage by Tenant
	  	11
		 		 	10.5	  	 Discontinuance and Interruption of Utility Services
	  	11
		 		 	10.6	  	 Building Holidays
	  	11
		
	 ARTICLE 11
	  	
		 	 USE AND POSSESSION OF PREMISES
	  	
		 		 	11.1	  	 Use of Premises
	  	11
		 		 	11.2	  	 Tenant’s Possession
	  	11
		 		 	11.3	  	 Care of Premises
	  	11
		 		 	11.4	  	 Prohibited Uses
	  	11
		 		 	11.5	  	 Collection Containers
	  	12
		 		 	11.6	  	 Floor Load
	  	12
		 		 	11.7	  	 Hazardous Materials
	  	12
		 		 	11.8	  	 Compliance With Laws
	  	12
		
	 ARTICLE 12
	  	
		 	 MAINTENANCE AND REPAIR OF PREMISES
	  	
		 		 	12.1	  	 Landlord’s Obligations for Maintenance
	  	12
		 		 	12.2	  	 Tenant’s Obligations for Maintenance
	  	12
		 		 	12.3	  	 Fire Protection Equipments
	  	12
		 		 	12.4	  	 Roof of Premises
	  	12

  

							
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	ARTICLE 13	  	12
		 	 ALTERATIONS TO PREMISES
	  	12
		 		 	13.1	  	 Alterations by Tenant
	  	12
		 		 	13.2	  	 Tenant Improvements
	  	13
		 		 	13.3	  	 Removal by Tenant
	  	14
		 		 	13.4	  	 Landlord’s Salvage Rights
	  	
		
	ARTICLE 14	  	
		 	 CONSTRUCTION
	  	
		 		 	14.1	  	Construction of Premises by Landlord	  	14
		 		 	14.2	  	Changes and Additions	  	14
		 		 	14.3	  	Construction of Premises by Tenant	  	14
		 		 	14.4	  	Settlement of Disputes	  	14
		
	 ARTICLE 15
	  	
		 	 SIGNS
	  	
		 		 	15.1	  	Signs	  	14
		
	 ARTICLE 16
	  	
		 	ADVERTISING	  	
		 		 	16.1	  	Advertising	  	14
		 		 	16.2	  	Solicitation of Business	  	14
		
	 ARTICLE 17
	  	
		 	ASSIGNMENT AND SUBLETTING	  	
		 		 	17.1	  	Landlord’s Consent Required	  	15
		 		 	17.2	  	Tenant’s Request for Transfer	  	15
		 		 	17.3	  	Landlord’s Rights	  	15
		
	 ARTICLE 18
	  	
		 	ESTOPPEL, CERTIFICATE, ATTORNMENT AND SUBORDINATION	  	
		 		 	18.1	  	Estoppel Certificate	  	15
		 		 	18.2	  	Subordination	  	15
		 		 	18.3	  	Attornment	  	16
		 		 	18.4	  	Rights of Landlord’s Lender and Landlord’s Purchaser	  	16
		 		 	18.5	  	Waiver	  	16
		 		 	18.6	  	Limitation of Liability	  	16
		 		 	18.7	  	Remedies	  	16
		
	 ARTICLE 19
	  	
		 	DESTRUCTION OF PREMISES	  	
		 		 	19.1	  	Reconstruction of Damaged Premises	  	16
		
	 ARTICLE 20
	  	
		 	EMINENT DOMAIN	  	
		 		 	20.1	  	Total Condemnation of Premises	  	16
		 		 	20.2	  	Partial Condemnation	  	16
		 		 	20.3	  	Landlord’s and Tenant’s Damages	  	16
		
	 ARTICLE 21
	  	
		 	BANKRUPTCY OR INSOLVENCY	  	
		 		 	21.1	  	Tenant’s Interest Not Transferable	  	17
		 		 	21.2	  	Tenant’s Obligation to Avoid Creditor’s Proceedings	  	17
		
	 ARTICLE 22
	  	
		 	DEFAULTS AND REMEDIES	  	
		 		 	22.1	  	Event of Default	  	17
		 		 	22.2	  	Remedies	  	17
		 		 	22.3	  	Late Charges	  	18
		 		 	22.4	  	Interest on Past Due Obligations	  	18
		 		 	22.5	  	Waiver of Redemption	  	18
		 		 	22.6	  	Landlord’s Default	  	18
		 		 	22.7	  	Legal Expenses	  	18
		 		 	22.8	  	Inducement Recapture	  	19
		
	 ARTICLE 23
	  	
		 	ARBITRATION	  	
		 		 	23.1	  	Dispute	  	19
		 		 	23.2	  	Selection of Judge	  	19
		 		 	23.3	  	Substitute Arbitrator	  	19
		 		 	23.4	  	Failure to Appoint Arbitrator	  	19
		
	 ARTICLE 24
	  	
		 	ACCESS BY LANDLORD	  	19
		 		 	24.1	  	Right of Entry	  	
		
	 ARTICLE 25
	  	
		 	TENANT’S PROPERTY	  	
		 		 	25.1	  	Taxes on Tenant’s Property	  	19
		 		 	25.2	  	Loss and Damage	  	19
		 		 	25.3	  	Notice by Tenant	  	19
		
	 ARTICLE 26
	  	
		 	INDEMNITY, LIMITATION ON CLAIMS	  	
		 		 	26.1	  	Covenant to Hold Harmless	  	19
		 		 	26.2	  	Limitation on Claims	  	20
		 		 	26.3	  	Patrol and Surveillance	  	20
		 		 	26.4	  	Alarms	  	20
		 		 	26.5	  	Pest Control Services	  	20
		
	 ARTICLE 27
	  	
		 	LANDLORD’S RESERVED RIGHTS	  	
		 		 	27.1	  	Reserved Rights	  	20
		 		 	27.2	  	Easements	  	20
		 		 	27.3	  	Water and Mineral Rights	  	20
		 		 	27.4	  	Relocation on Premises, Expansion of Center	  	20

  

							
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	 ARTICLE 28
	  	
		 	 TENANT’S RECORDS AND BOOKS OF ACCOUNT
	  	
		 		 	28.1	  	Tenant’s Records	  	21
		 		 	28.2	  	Reports by Tenant	  	21
		 		 	28.3	  	Right to Examine Tenants’s Books	  	21
		 		 	28.4	  	Audit	  	21
		
	 ARTICLE 29
	  	
		 	 INTERPRETATION AND APPLICATION
	  	
		 		 	29.1	  	Execution of Lease	  	21
		 		 	29.2	  	Entire Agreement	  	21
		 		 	29.3	  	Reliance	  	21
		 		 	29.4	  	Amendment	  	21
		 		 	29.5	  	No Partnership	  	21
		 		 	29.6	  	No Merger	  	21
		 		 	29.7	  	Severability	  	21
		 		 	29.8	  	Certain Rules of Construction	  	21
		 		 	29.9	  	Captions and Section Numbers	  	22
		 		 	29.10	  	Laws of the State of California	  	22
		 		 	29.11	  	Exhibits, Schedules, Riders, Addenda	  	22
		
	 ARTICLE 30
	  	
		 	 MISCELLANEOUS
	  	
		 		 	30.1	  	Time	  	22
		 		 	30.2	  	Deliveries	  	22
		 		 	30.3	  	Quiet Enjoyment	  	22
		 		 	30.4	  	Movie Rights Reserved	  	22
		 		 	30.5	  	Trade Names and Trademarks	  	22
		 		 	30.6	  	Successors	  	22
		 		 	30.7	  	Waiver	  	22
		 		 	30.8	  	Delays	  	22
		 		 	30.9	  	Notices	  	22
		 		 	30.10	  	Broker’s Commission	  	22
		 		 	30.11	  	Recording	  	22
		 		 	30.12	  	Traffic Impact	  	22
		 		 	30.13	  	Furnishing of Financial Statements	  	23
		 		 	30.14	  	Transfer of Landlord’s Interest	  	23
		 		 	30.15	  	Accord and Satisfaction	  	23
		 		 	30.16	  	Consents	  	23
		 		 	30.17	  	Floor Area	  	23

  

							
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 ARTICLE 2 
 PREMISES 
  

	2.1	Center. The Center consists of the land (“Land”) and those buildings and improvements described in the site plan (“Site Plan”) attached as Exhibit
A and constructed on the Land, which is commonly referred to in Section 1.3 hereof (“Center”). The Site Plan sets forth the general layout of the Center, but is for informational purposes only and does not constitute a warranty,
representation or agreement on the part of Landlord that the layout or tenant mix is or will remain as indicated on the Site Plan. Landlord reserves the right, from time to time, without incurring any liability to Tenant and without altering in any
way Tenant’s obligations under this Lease to: (a) change the post office address of the Premises of the Center; (ii) change the tenant mix of the Center; (iii) to increase, reduce, or change the size, height, or layout of the Center or any part
thereof, including without limitation the right to construct any improvements to or on any portion of the Center which may or may not be shown on the Site Plan; (iv) construct new buildings and/or structures in the Common Area (as hereinafter
defined); (v) remove and/or replace any existing building, tenant or structure, and (vi) to change the parking plan, tenant mix and/or parking ratios in the Center from time to time. Landlord may exercise any of the foregoing rights without prior
notice to Tenant. 

  

	2.2	Premises. Landlord, in consideration of the Rent (hereinafter defined) to be paid and pursuant to all of the terms, covenants and conditions contained herein to be
performed by Tenant, does hereby demise and lease unto Tenant, and Tenant hereby rents from Landlord, those certain premises in the Center described in Section 1.6 hereof for the Term (hereinafter defined) (“Premises”). The exterior walls,
roof, and the area beneath the Premises are not demised hereunder. Landlord reserves the right to use the exterior walls (other than the storefront), floor, and roof in, above and below the Premises, and retains the right to install, maintain, use,
repair, and replace structural elements and utility equipment, including, but not limited to, pipes, ducts, conduits, wires, and appurtenant fixtures in, under, over, and through the Premises. The amount of rentable square footage of the Premises
(“RSF”) shall be determined in accordance with the standard method of measuring floor area (“Floor Area”) established by Landlord for the Center as defined in Section 30.17 hereto. Tenant has verified the RSF of the Premises
prior to executing this Lease and irrevocably agrees that RSF specified in Section 1.6 hereof is correct. 

 ARTICLE 3 

 TERM 
  

	3.1	Commencement and Ending Day of Term. The term of this Lease shall commence upon the “Commencement Date” set forth in Section 1.1(c) hereof (hereinafter
referred to as the “Commencement Date”), and shall end on the “Ending Date” set forth in Section 1.1(d) hereof, unless sooner terminated as hereinafter provided (“Term”). 

  

	3.2	Extension Option. At the expiration of the original Term, described in Section 3.1 hereof, and provided Tenant is not then in default hereunder, Tenant may by written
notice to Landlord given at least six (6) months prior to the expiration of the Term of this Lease elect to extend the Term of this Lease for the additional term set forth in Section 1.9 hereof (“Extended Term”), commencing immediately
following the original Term. The extended term shall be upon all of the terms and conditions of this Lease, except that the Minimum Monthly Rent for the first and subsequent years of the Extended Term shall be determined as set forth in Section 4.6
hereof. The option right of Tenant under this Section is granted for Tenant’s personal benefit and may not be assigned or transferred by Tenant, whether voluntarily, involuntarily, or by operation of law. If Tenant fails to exercise such option
in a timely manner (time being of the essence), Tenant’s option to extend shall be null, void, and of no force effect whatsoever. 

  

	3.3	Holding Over. In the absence of a written agreement to the contrary, any holding over after the end of the Term, with the consent of Landlord, shall be construed to be
a tenancy from month-to-month, shall not be considered a renewal of this Lease or an extension of the Term and shall be terminable upon thirty (30) days written notice given by either Landlord or Tenant. The Minimum Monthly Rent for any such
month-to-month tenancy shall be in an amount equal to the greater of: (a) One Hundred Twenty-Five percent (125%) of the Minimum Monthly Rent for the last month of the Term or last month of any Extended Term; or (b) the fair market rent for the
Premises as of the commencement of any such holding over, plus all other charges payable hereunder, including but not limited to the Additional Rent required to be paid under this Lease. All other terms of this Lease shall apply to any such
month-to-month tenancy, including additional increases in Minimum Monthly Rent. In addition to paying Landlord the increased Minimum Monthly Rent, Tenant shall defend, indemnity, protect and hold Landlord harmless from and against all claims,
liability, damages, costs and expenses, including reasonable attorney’s fees and costs, incurred by Landlord arising directly or indirectly from Tenant holding over in the Premises, including any holdover rent, loss, cost or damages, including
lost profits and loss of good will claimed or incurred by any prospective tenant of the Premises, and Landlord’s damages, cost or loss as a result of such prospective tenant rescinding a lease or refusing to enter into lease of the Premises as
a direct or indirect result of Tenant holding over. 

  

	3.4	Surrender of Premises. Tenant shall surrender the Premises by the Expiration Date, or any earlier termination date as hereinafter provided, with all of the
improvements, parts and surface thereof clean and free of debris, and in good operating order, condition and state of repair, ordinary wear and tear excepted in compliance with all requirements of this Lease, including without limitation, the
provision of Section 11.7 relating to Hazardous Materials and Hazardous Materials Laws. “Ordinary wear and tear” shall not include any damage or deterioration that would have been prevented by good maintenance practice. Notwithstanding the
foregoing, if this Lease is for 24 months or less, then Tenant shall surrender the Premises in the same condition as delivered to Tenant on the Commencement Date with NO allowance for ordinary wear and tear. Trade Fixtures shall remain the property
of Tenant and shall be removed by Tenant. The failure by Tenant to timely vacate the Premises pursuant to this Section 3.4 without the express written consent of Landlord shall constitute a holdover under the provisions of Section 3.3.

 ARTICLE 4 
 RENT 
  

	4.1	Definition of Rent. Tenant shall pay any and all sums of money or charges required to be paid by Tenant under this Lease promptly when the same are due, without any
deductions or setoff whatsoever. The Minimum Monthly Rent, Additional Rent, Percentage Rent, Tenant’s Share of Operational Expenses (as each of the foregoing terms are defines below), utility services paid by Tenant to Landlord, and all other
monetary obligations of Tenant due Landlord under the terms of this Lease shall be collectively referred to collectively as “Rent”. Tenant’s failure to pay any such amounts or charges constituting Rent when due shall carry with it the
same consequences as Tenant’s failure to pay Minimum Monthly Rent. All such amounts or charges constituting Rent shall be payable to Landlord upon demand at the office of Landlord, or such other place as Landlord may designate from time to
time. 

  

	4.2	Minimum Annual Rent. The minimum annual rent during the Term of this Lease shall be the amount set forth in Section 1.10 hereof (“Minimum Annual Rent”),
which shall be payable by Tenant in equal consecutive monthly installments in the amount set forth in Section 1.11 hereof (“Minimum Monthly Rent”), on or before the first (1st) day of each month, in advance, at the location as specified in
Section 1.20 hereof, or such other place as Landlord may designate from time to time, without prior demand therefor and without any deductions or setoff whatsoever. Should the term of this Lease commence on a day other than the first (1st) day of a
calendar month, then the Rent for such month shall be prorated upon a daily basis based upon thirty (30) day calendar month. 

  

	4.3	Rent Statements. Any monthly rent statements or invoice sent by Landlord or Landlord’s agent indicating any amounts owed by Tenant (“Statement”) is for
informational purposes only and Landlord does not represent or warrant that the indicated amounts are accurate or complete. Landlord reserves the right to correct and/or supplement any Statement. The failure of Tenant to receive a Statement or the
failure of Landlord or its agent to reflect a charge on a Statement does not release Tenant from the obligation to timely pay Rent or other charges when due. Landlord may from time to time elect to engage a service for the preparation and mailing of
such Statements. Tenant agrees to pay to Landlord Tenant’s Share (as defined below) of all costs relating to the preparation of such Statements in accordance with Article 9 hereof. 

  

							
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	4.4	Lease Year. The term “lease year” as used herein shall be defined to mean a period of twelve (12) consecutive calendar months. The first (1st) lease year
shall begin on the Commencement Date if the Commencement Date shall occur on the first day of a calendar month; if not, then the first (1st) lease year shall commence on the first (1st) day of the month immediately following the Commencement Date
and the period between the Commencement Date and the last day of such month shall be added to the first lease year. Each succeeding lease year shall commence on the anniversary date of the first (1st) lease year. 

  

	4.5	CPI Rent Increases. 

  

	4.6	Extended Term Rent. Provided Tenant has given proper written notice as required pursuant to Section 3.2 hereof, as of the commencement of the Extended Term, the
Minimum Annual Rent for the first lease year of the Extended Term shall be subject to negotiation between Landlord and Tenant. Landlord and Tenant shall negotiate in good faith and shall use their best efforts to agree on the fair market rent for
the Premises for the first lease year of the Extended Term within sixty (60) days following Tenant’s notification to Landlord of its option to extend. The Minimum Annual Rent for the first lease year of the Extended Term shall be the fair
market rent for similar premises within a one mile radius of the Premises, provided that in on event shall the Minimum Annual Rent paid during the Extended Term be less than the Minimum Annual Rent paid during the prior lease year. The agreed upon
fair market rent shall be increased by the amount of any brokerage fee’s and/or tenant improvement allowances, if any, that Landlord agrees in writing to pay (“Extension Rent”) and will be subject to annual increases thereafter as
hereinafter defined. 

 If the parties fail to agree upon the amount of the Extension Rent for the Extended Term
prior to commencement thereof, the Minimum Annual Rent for the first lease year of the Extended Term shall be determined by appraisal in the manner hereafter set forth; provided, however, that in no event shall the Minimum Annual Rent for the first
lease year of the Extended Term be less than the Minimum Annual Rent payable hereunder for the last full year of the Lease Term immediately preceding commencement of the Extended Term plus any brokerage fee’s and/or tenant improvement
allowances, if any, that Landlord agrees in writing to pay. 
 If Landlord and Tenant cannot agree on the fair market rent
within said sixty (60) day period, as specified above, Landlord and Tenant each shall appoint an experienced real estate appraiser within ten (10) days of the expiration of the initial sixty (60) day negotiation period specified above who shall be a
member of the American Institute of Real Estate Appraisers (“AIREA”), and such appraisers shall each determine the fair market rent for the Premises for the first lease year of the Extended Term, taking into account the value of the
Premises and prevailing comparable rents within a one mile radius of the Premises. Such appraisers shall, within twenty (20) business days after their appointment, complete their appraisals and submit their appraisals reports to Landlord and Tenant.
If the fair market rent of the Premises established in the lower of the two (2) appraisals is within five percent (5%) or less of the higher of the two (2) appraisals, then the fair market rent for the Premises will be an average of the two
appraisals. If the two (2) appraisals vary by more than five percent (5%), then the appraisers, within ten (10) days after submission of the last appraisal, shall appoint a third appraiser who shall be a member of the AIREA. Such third appraiser
shall, within twenty (20) business days after his appointment, determine by appraisal the fair market rent of the Premises, taking into account the same factors referred to above, and submit his appraisal report to Landlord and Tenant. 

The fair market rent for the Premises determined by the third appraiser shall be controlling so long as it falls between the two
appraisals previously obtained. If the fair market rent is less than that set forth in the lower of the two appraisals previously obtained, then the fair market rent set forth in such previously obtained lower appraisal shall be controlling. If the
fair market rent is greater than that set forth in the higher appraisal previously obtained, then the rent set forth in such previously obtained higher appraisal shall be controlling. If either Landlord or Tenant fails to timely appoint an
appraiser, or if an appraiser appointed by either of them fails, after his appointment, to submit his appraisal within the required periods in accordance with the foregoing, the appraisal submitted by the appraiser properly appointed and timely
submitting his appraisal shall be controlling. 
 If the two appraisers appointed by Landlord and Tenant are unable to agree
upon a third appraiser within the required period in accordance with the foregoing, application shall be made within (20) days thereafter by either Landlord or Tenant to the AIREA which shall appoint a member of said institute willing to serve as
appraiser. The cost of all appraisals under this Section shall be borne equally by Landlord and Tenant. 
 The Extension Rent
established in accordance with the foregoing procedure for the first lease year of the Extended Term will become the new Minimum Annual Rent for the purpose of calculating any further rent adjustments. On each anniversary of the Commencement Date
commencing at the inception of the second year of the Extended Term, the Minimum Annual Rent will be subject to annual rent increases as provided in Section 1.9 hereof. 
 ARTICLE 5 
 REAL ESTATE TAXES 
  

	5.1	Real Estate Taxes. “Real Estate Taxes” are defined as all real estate taxes, existing and future assessments, general and special taxes, which may be levied
or assessed by any lawful authority during or for each calendar year of the term of this Lease against the land, buildings, and improvements comprising the Center, including without limitation, all (a) ad valorem real property taxes and assessments
(including installments of special assessments required to be paid during the calendar year) including any increase in taxes resulting from a reappraisal of the Center from time to time by virtue of a change in the ownership or otherwise by
operation of law; (b) other taxes and other charges imposed by the State or any subdivision thereof which: (1) are in replacement of or in addition to all or any part of ad valorem taxes as sources of revenue, and (2) are based in whole or in part
upon the land and building of which the Premises are a part or any interest therein or the ownership thereof, or the rents, profits or other income therefrom, including, without limitation, income, single business, franchise, excise, license,
privilege, sales, use, and occupancy taxes; (c) taxes or surcharges of any kind or nature upon, against or with respect to the parking areas or the number of parking spaces in the Center; (d) taxes and/or assessments or any kind or nature,
including, without limitation, any gross receipts taxed upon, against or with respect to the rents and other charges payable by tenants in the Center to Landlord derived from the Center or with respect to Landlord’s, or the individuals’ or
entities’ which from Landlord herein, ownership of the land or buildings comprising the Center, (e) any assessment, tax, fee, levy or charge imposed by government agencies for services such as fire protection, sidewalks, lighting, landscaping,
vector control, schools, parks, roads, and road maintenance, refuse removal and other public services and facilities that are collected with real estate taxes by the county tax collector; and (f) any expenses, taxes, charges, or penalties imposed by
the Federal Department of Energy, Federal Environmental Protection Agency, The Federal Clean Air Act, or any regulations promulgated under these entities, or any other local, state, or federal governmental agency or entity now or later vested with
the power to impose taxes, assessments, or other types of surcharges as a means of controlling or abating environmental pollution by the use of energy in regard to the use, operation, or occupancy of the Center. 

 Any costs, expenses and attorneys’ fees (including the costs of tax consultants) incurred by Landlord in connection with the
negotiation for reduction in the assessed valuation of land, buildings and improvements comprising the Center and any protest or contest of real estate taxes and/or assessments shall be included within the term “Real Estate Taxes.”

  

							
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	5.2	Tenant’s Tax Obligations. Tenant agrees to pay to Landlord its proportionate share of all Real Estate Taxes for each calendar year during the Term in accordance
with Section 9.6 hereof and in the manner as set forth below. Tenant’s proportionate share shall be equal to the product obtained by multiplying all Real Estate Taxes by a fraction, the numerator of which shall be the number of RSF (as defined
in Section 30.17 below) in the Premises, and the denominator of which shall be the total number of RSF of the gross leased and occupied Floor Area (as defined in Section 30.17 below) in the Center, which may change from time to time
(“Tenant’s Share”). Initially, Tenant’s Share shall be the percentage specified in Section 1.14 hereof. At Landlord’s option, the Real Estate Taxes relating to any buildings in the Center (and any land appurtenant thereto)
that are separately assessed may be excluded from “Real Estate Taxes” hereunder and in such event, the gross leased and occupied RSF Floor Area of such separately assessed building(s) shall not be included in the denominator of such
fraction. For purposes of this Section 5.2, the gross leased and occupied RSF Floor Area in effect for the whole of any calendar year or partial calendar year during the Term of the Lease shall be the average of the occupied Floor Area in effect on
the first (1st) day of each calendar month in such calendar year or partial calendar year during the Term of the Lease. 

 Tenant’s Share of Real Estate Taxes levied or assessed for or during the Term, as determined by Landlord, shall be paid in monthly installments on or before the first (1st) day of each calendar month, in advance,
in an amount estimated by Landlord. If Landlord is required under any mortgage covering the Center to escrow Real Estate Taxes, Landlord may, but shall not be obligated to, use the amount required to be so escrowed as a basis for its estimate of the
monthly installments due from Tenant hereunder. Upon receipt of all tax bills and assessment bills or in the event filing or returns is required, prior to the due date for filing such returns, attributable to any calendar year during the Term
hereof, Landlord shall furnish Tenant with a written statement of the actual amount of Tenant’s Share of Real Estate Taxes for such year. If no tax bill is available, Landlord will compute the amount of such tax. If the total amount paid by
Tenant under this Section 5.2 for any calendar year during the Term of this Lease shall be less than the actual amount due from Tenant for such year, as shown on such statement, Tenant shall pay to Landlord the difference between the amount paid by
Tenant and the actual amount due within ten (10) days after demand therefor by Landlord. If the total amount paid by Tenant hereunder for any such calendar year shall exceed such actual amount due from Tenant for such calendar year, such excess
shall be credited against the next installment of Real Estate Taxes due from Tenant to Landlord hereunder. All amounts due hereunder shall be payable to Landlord hereunder at the place where the Minimum Annual Rent is payable. For the calendar years
in which this Lease commences and terminates, the Tenant’s liability under this Section 5.2 shall be subject to a pro rata adjustment based on the number of days of said calendar years during which the Term of this Lease is in effect. A copy of
tax bill or assessment bill submitted by Landlord to Tenant shall at all times be sufficient evidence of the amount of Real Estate Taxes assessed or levied against the Center or portion thereof to which such bill or return relates. Prior to or at
the Commencement Date and from time to time thereafter throughout the Term hereof, Landlord shall notify Tenant in writing of Landlord’s estimate of Tenant’s monthly installments due hereunder. Landlord’s and Tenant’s obligation
under this Section 5.2 shall survive the expiration of the Term of this Lease. 
 ARTICLE 6 
 INSURANCE 
  

	6.1	Tenant’s Insurance Requirements. Tenant shall, at its sole expense, maintain in effect from and after the Commencement Date and continuously thereafter until the
Ending Date, the policies of insurance required under this Article 6. All policies that Tenant is required to maintain under this Article shall be issued by companies licensed to do business in California with a general policyholder’s rating of
not less than “A+” and a financing rating of not less than Class “X”, as rated by the most current available “Bests” Insurance Reports and shall be in a form (without any additions or deletions unless approved in
writing by Landlord) and underwritten by companies acceptable to Landlord with an express waiver of subrogation against Landlord and its managing agent. On or before the Commencement Date, Tenant shall furnish Landlord with evidence acceptable to
Landlord that (I) the policies (or a binder thereof) required pursuant to this Article are in effect and (ii) Landlord shall be notified by the carrier in writing thirty (30) days prior to cancellation, material change, or nonrenewal of such
insurance. The policies that Tenant is required to obtain pursuant to this Article shall name Landlord and, upon Landlord’s request, and Landlord’s Lender and/or Landlord’s managing agent Company as additional insureds on Form CG 2026
or such other equivalent form as may be approved by Landlord and shall be primary policies, and shall not be contributing with and shall be in excess of coverage which Landlord may have and shall be unaffected by any self-insurance Landlord may have
regardless of whether any other insurance names Landlord as an insured or whether such insurance stands primary or secondary. If Tenant carries any of the insurance coverages required hereunder in the form of a blanket policy, any certificate
required hereunder shall make specific reference to the Premises. Upon the reasonable request of Landlord from time to time, Tenant shall increase the limits of the policies that Tenant is required to obtain under this Article and shall purchase and
keep in force policies of such other types of insurance as required by law. The limits of the insurance coverage required by Landlord or the unavailability of certain types of coverage shall not limit or release Tenant from any of its obligations
under this Lease and the existence of such insurance in no way changes, limits or restricts Tenant’s obligations to Landlord. 

  

	6.2	Tenant’s Commercial General Liability Insurance. Tenant shall obtain and keep in force a policy or policies of commercial general liability insurance covering the
Premises and Tenant’s business (or that of any subtenant, licensee, or concessionaire, if permitted under Article 17, including contractual liability, personal injury and property liability coverage in amounts not less than a combined limit of
$2,000,000.00 per occurrence for bodily injury, personal injury, death and property damage liability with an express waiver of subrogation against Landlord and its managing agent. 

  

	6.3	Tenant’s Property and Extended Coverage Insurance. Tenant shall keep in force an “all risks” type of Tenant’s property insurance policy with
endorsements covering one hundred percent (100%) of the replacement cost of all Tenant’s Property, with an inflation rider or endorsement attached thereto, protecting from fire, vandalism, windstorm, explosion, smoke damage, sprinkler damage,
malicious mischief, plate glass insurance, and such other perils as are from time to time during the entire Term hereof with an express waiver of subrogation against Landlord and its managing agent. 

 Tenant shall not carry any stock of goods or do anything in or about the Premises which will in any way tend to increase the insurance
rates on the Premises and/or the building of which they are a part. If Tenant installs any electrical equipment that overloads the lines in the premises, Tenant shall at its own expense make whatever changes are necessary to comply with the
requirements of the insurance underwriters and governmental authorities having jurisdiction. 
  

	6.4	Tenant’s Business Interruption Insurance. Tenant shall keep in full force during the entire Term hereof, a policy for twelve (12) months business income (business
interruption) insurance that names Landlord as the primary beneficiary in an amount not less than the combined current Minimum Annual Rent, defined in Section 1.10 hereof and Tenant’s Share of Operational Expenses, set forth in Section 1.14
hereof. 

  

	6.5	Tenant’s Workers’ Compensation Insurance. From and after the Commencement Date until the end of the Term or any, Extended Term, Tenant shall, at its sole
cost and expense, obtain and maintain in full force and effect workers’ compensation and employer’s liability insurance covering all employees of Tenant engaged on or with respect to the Premises, affording applicable statutory limits for
workers’ compensation coverage and at least $2,000,000.00 in limits for employer’s liability coverage with an express waiver of subrogation against Landlord and its managing agent. 

  

	6.6	 Tenant’s Contractors’ Insurance. Tenant shall require any contractor of Tenant performing work on the Premises to take out and keep in
force, at no expense to Landlord, (a) comprehensive general liability insurance, including contractors’ liability coverage, contractual liability coverage, completed operations coverage, broad from property damage endorsement and
contractor’s protective liability coverage, to afford protection to the limit, for each occurrence, of not less than Three Million Dollars ($3,000,000.00) with respect to personal injury of death and One Million Dollars ($1,000,000.00) with
respect to property damage; and (b) workers’ compensation or similar insurance in form and amounts required by law. Tenant’s 

  

							
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Contractor shall provide Landlord with a Certificate of Insurance naming Landlord and, upon Landlord’s request, any Landlord’s Lender or
Landlord’s managing agent as additional insureds on Form CG 2026 or such other equivalent form as may be approved by Landlord, prior to the commencement of any work on the Premises. 

  

	6.7	Landlord’s Insurance. Throughout the Term of this Lease, Landlord shall, subject to reimbursement from Tenant as hereinafter set forth, maintain in full force and
effect, such types and amounts of insurance coverage, including any special extended coverage endorsements, earthquake and/or flood insurance, excess liability or umbrella insurance as Landlord deems necessary and appropriate as determined solely by
Landlord in Landlord’s sole and absolute discretion (“Landlord’s Insurance”). Tenant shall, as Additional Rent, reimburse Landlord in full for “Tenant’s Share of the total cost of Landlord’s Insurance
(“Landlord’s Insurance Costs”), as calculated by Landlord, according to Section 6.8 below. 

  

	 6.8
	 Tenant’s Insurance Obligations. Tenant agrees to pay Landlord Tenant’s Share of all
Landlord’s Insurance Costs for each calendar year during the Term or any Extended Term. Tenant’s Share of Landlord’s Insurance Costs assessed for or during the Term hereof, as determined by Landlord, shall be paid in monthly
installments on or before the first (1st) day of each calendar month, in advance, in an amount estimated by Landlord. If Landlord is required under
any mortgage covering the Center to escrow Insurance Costs, Landlord may, but shall not be obligated to, use the amount required to be so escrowed as a basis for its estimate of the monthly installments due from Tenant hereunder. Landlord shall
furnish Tenant with a written statement of the actual amount of Tenant’s Share of Landlord’s Insurance Costs for such year. If the total amount paid by Tenant under this Section 6.8 for any calendar year during the Term of this Lease shall
be less than the actual amount due from Tenant for such year, as shown on such statement, Tenant shall pay to Landlord the difference between the amount paid by Tenant and the actual amount due within ten (10) days after demand therefor by Landlord.
If the total amount paid by Tenant hereunder for any such calendar year shall exceed such actual amount due from Tenant for such calendar year, such excess shall be credited against the next installment of Landlord’s Insurance Costs due from
Tenant to Landlord hereunder. All amounts due hereunder shall be payable to Landlord hereunder at the place where the Minimum Annual Rent is payable. For the calendar years in which this Lease commences and terminates, the provisions of this Section
6.8 shall apply, and Tenant’s liability for such years shall be subject to a pro rata adjustment based on the number of days of said calendar years during which the Term of this Lease is in effect. A copy of Landlord’s Certificate of
Insurance issued by Landlord’s insurance carrier submitted by Landlord to Tenant shall at all times be sufficient evidence of the amount of Landlord’s Insurance Costs assessed against the Center. Prior to or at the Commencement Date and
from time to time thereafter throughout the Term hereof, Landlord shall notify Tenant in writing of Landlord’s estimate of Tenant’s monthly installments due hereunder. Landlord’s and Tenant’s obligation under this Section 6.8
shall survive the expiration of the Term of this Lease. 

  

	6.9	Waiver of Subrogation. Notwithstanding anything to the contrary contained herein, Landlord and Tenant hereby waive any rights each may have against the other on
account of any loss, injury or damage occasioned to Landlord or Tenant, their respective property or employees, the Premises or its contents, or to other portions of the Center, arising from any risk to the extent covered by insurance. The parties
each, on behalf of their respective insurance companies insuring the property of either Landlord or Tenant against any such loss, waive any right of subrogation that it may have against Landlord, Landlord’s managing agent or Tenant, as the case
may be. 

 ARTICLE 7 
 SECURITY DEPOSIT 
  

	7.1	Security Deposit. Concurrently with Tenant’s execution of this Lease, Tenant shall deposit with Landlord the Security Deposit (“Security Deposit”)
specified in Section 1.17. Landlord shall hold the Security Deposit as security for Tenant’s faithful performance of all the terms, covenants, and conditions of this Lease. Landlord shall not be required to keep the Security Deposit separate
from Landlord’s general funds. Landlord shall not be deemed a trustee of the Security Deposit. Landlord shall have the right to commingle the Security Deposit with Landlord’s general funds and to retain any and all interest and earnings on
the Security Deposit. Tenant shall not be entitled to any interest on the Security Deposit. Subject to Landlord’s right hereunder to apply the Security Deposit in accordance with this Section, the parties acknowledge that the Security Deposit
does not cover any Rent or Operational Expenses hereunder. The Security Deposit shall not be mortgaged, assigned, transferred, or encumbered by Tenant without prior written consent of Landlord in any of these acts on the part of Tenant shall be void
and without effect and shall not be binding upon Landlord. 

  

	7.2	Landlord’s Right to Increase Security Deposit. If the Minimum Annual Rent, and/or other charges due hereunder increased during the Term of this Lease, Landlord
may, by written notice to Tenant, increase the Security Deposit held by Landlord upward to an amount equal to such increase. If Tenant fails to pay Landlord any monetary obligation when due on two (2) occasions during any twelve (12) month period,
Landlord may, by written notice to Tenant, increase the Security Deposit held by Landlord to such amount as determined by Landlord, but not more that four (4) times Tenant’s monthly monetary obligations due hereunder. Tenant shall deposit any
such additional Security Deposit with Landlord within five (5) days after such notice and Tenant’s failure to make the additional deposit shall be a default under this Lease. 

  

	7.3	Use of Security Deposit. If Tenant breaches or fails to perform any of Tenant’s obligations under this Lease, Landlord shall have the right, but not the
obligation, to use or retain all or any part of the Security Deposit to cure the breach or failure of performance, and to compensate Landlord for any damages sustained by Landlord, including but not limited to payment of: (a) delinquent Rent; (b)
interest on delinquent Rent; (c) late charges on delinquent Rent; (d) the cost of performing any of Tenant’s obligations under this Lease; (e) the cost of repairing damages to the Premises or Center; (f) the cost of cleaning, maintaining,
repairing, restoring or reletting the Premises; (g) attorney’s and accountants’ fees and disbursements and court costs; (h) brokerage commissions and finders’ fees; and, (i) interest on any and all of the above at the maximum lawful
rate (“Remedy Rate”) from the date due until paid; provided, however, that retention of all or any part of the Security Deposit shall not affect Tenant’s obligations under this Lease or Landlord’s other rights and remedies
provided at law, in equity, or under this Lease; and provided, further, that in the event that Landlord’s elects to apply the Security Deposit or any portion thereof as herein provided, such application and the amounts applied to particular
items of cure and/or compensation shall be determined by Landlord in Landlord’s sole and absolute discretion. If any portion of the Security Deposit is used as provided for in this Section, then within five (5) days after written demand by
Landlord, Tenant shall deposit with Landlord sufficient cash to restore the Security Deposit to its original amount. Tenant’s failure to timely restore the Security Deposit shall be a default under this Lease. 

  

	7.4	Refund and Transfer. Upon expiration or earlier termination of this Lease and upon satisfaction of all of Tenant’s obligations hereunder as verified by
Landlord’s inspection of the Premises, Landlord shall return the Security Deposit or any balance thereof to Tenant within thirty (30) days of Landlord’s inspection of the Premises. Landlord may transfer the Security Deposit, or that
portion remaining after any deduction, to Landlord’s successor-in-interest and shall upon such transfer be discharged from any further obligation or liability with respect to the Security Deposit. If Landlord transfers the Premises during the
Term, Landlord may pay the Security Deposit to Landlord’s successor in interest in accordance with Civil Code §1950.7 or any successor statute, in which event the transferring Landlord shall be released from all liability for the return of
the Security Deposit. 

 ARTICLE 8 
 COMMON AREAS 
  

	8.1	Common Areas. The term “Common Area” refers to and shall include all improved and unimproved areas within the boundaries of the Center which are now or
hereafter made available for general use, convenience and benefit of Landlord and/or other persons entitled to occupy Floor Area in the Center, including, without limitation, parking areas, ingress and egress roadways in/to/out of the Center,
including any parking areas, roadways and landscaped areas located on property adjacent and contiguous to the Center, public transportation facilities, loading and unloading areas, trash areas, service areas, roadways, sidewalks, walkways, hallways,
stairways, parkways, driveways, curbs and landscaped areas, lighting, public restrooms, storerooms, building exteriors, roofs, floors, ceilings, skylights, windows, and shall include their surfaces, coverings, decorative items, carpets and flooring,
drapes and window coverings and such and landscaped areas as are contiguous with and benefit the Center. 

  

							
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	8.2	Use of Common Areas. The use and occupancy by Tenant of the Premises shall include the use, in common with all others to whom Landlord has granted or may hereafter
grant rights to use the same, of the Common Areas located within the Center, and of such other facilities as may be designated from time to time, subject, however, to Rules and Regulations for the use thereof as prescribed from time in time by
Landlord. Landlord may include parking areas, roadways and landscaped areas located on property adjacent and contiguous to the Center in the Common Areas. 

  

	8.3	Maintenance and Control of Common Areas. Landlord agrees to cause all Common Areas to be operated, managed and maintained during the Term of this Lease. The manner in
which such areas and facilities shall be maintained and operated and the expenditures therefor shall be at the sole and absolute discretion of Landlord and the use of such areas and facilities shall be subject to such reasonable regulations as
Landlord shall make from time to time. Landlord shall have the right from time to time to: (a) make reasonable additions to or changes in, and deletions from the Common Area; (b) enter into, modify, and terminate easements, licenses, and other
agreements pertaining to the use and maintenance of the Common Area; (c) at any time to temporarily close any Common Area to make repairs or changes; (d) to prevent the acquisition of public rights in such areas; (e) to discourage non-customer
parking; (f) charge Tenant, its employees, agents, customers, or invitees for parking in the Common Area; or (g) perform any other acts in and to the Common Area that Landlord reasonably deems appropriate, in its judgment, that may be desirable to
improve the convenience thereof. 

  

	8.4	No Obstruction. Tenant shall not obstruct any portion of the Common Area by placing or allowing any item on it, including without limitation, signs, banners, displays,
newspaper racks, bicycle stands, merchandise, grocery carts, vending machine, rides, video or gaming or amusement machines, refuse or other materials, except as expressly permitted by this Lease, the Rules and Regulations or by Landlord in advance
writing. 

  

	8.5	Compliance with Landlord’s Rules and Regulations. Landlord has established rules and regulations, (“Rules and Regulations”) for the use, management,
safety, care and cleanliness of the Center and for the convenience of all occupants and tenants of the Center, which are set forth on Exhibit “B”. Tenant and Tenant’s invitees, employees, agents, contractors, licensees, suppliers,
subtenants, if any, and customers, shall comply with the Rules and Regulations and any violation thereof by Tenant or Tenant’s invitees, employees, agents, contractors, licensees, suppliers, subtenants, if any, and/or customers shall be a
default under this Lease by Tenant. Landlord reserves the right without prior notice to Tenant to amend the Rules and Regulations at any time and from time to time. 

  

	8.6	Landlord’s Use of Common Areas. Landlord reserves the right, from time to time, to utilized portions of the Common Area for carnival type shows, rides and
entertainment, outdoors shows, displays, automobile and other product shows, the leasing of kiosks, or such other uses which in Landlord’s judgment tend to attract the public. Further, Landlord reserves the right to utilize the lighting
standards and other areas in the parking lot for advertising purposes. 

  

	8.7	Parking. Tenant shall be entitled to the non-exclusive use in common with Landlord and Landlord’s tenants and their respective invitees the number of parking
spaces at the initial monthly fee specified in Section 1.16 hereof on those portions of the Common Areas designated from time to time by Landlord for parking. Tenant shall not use more parking spaces than said number set forth herein above and shall
not use such parking for: (a) vehicles larger than full-size passenger automobiles; (b) small pick-up trucks with no more than four (4) wheels; (c) for oversized or over height vehicles; or (d) for storage or overnight parking of vehicles
(collectively “Prohibited Parking Activities”). If Tenant commits, permits or allows any of the Prohibited Parking Activities described above or violates any provision in this Lease regarding parking or the Rules and Regulations then in
effect, then Landlord shall have the right, without notice, in addition to such other rights and remedies that it may have, to remove or tow away the vehicle(s) involved and charge the cost thereof to Tenant, which cost shall be immediately payable
upon demand by Landlord as Additional Rent. 

  

	8.8	

  

	8.9	Employee Parking. The automobiles and other motor vehicles of Tenant, its employees, agents, contractors and subcontractors shall be parked only in areas designated by
Landlord for “employee parking”, and Landlord shall have the right to remove the vehicles of Tenant or any of its employees, agents, contractors or subcontractors found in an area not designated for employee parking, without liability of
any kind for such act on the part of Landlord, its employees or agents. Upon request of Landlord, Tenant shall supply Landlord with a list of license numbers for vehicles use by its employees, agents, contractors and subcontractors.

 ARTICLE 9 
 OPERATING EXPENSES 
  

	9.1	Operating Expenses. The term “Operating Expenses” refers to and shall be all costs and expenses of every kind and nature, whether or not the item may be
specifically mentioned or not herein, paid or incurred by Landlord in operating, advertising, equipping, policing and protecting, cleaning, lighting, insuring, repairing, replacing and maintaining the Center, including without limitation, the Common
Areas and all other areas, facilities and buildings in the Center or adjacent to the Center, including the cost of insuring all property provided by Landlord which may at any time comprise the Center and all taxes thereupon. Landlord may, in
Landlord’s sole and absolute discretion from time to time, include equitable allocations of any of the Operating Expenses hereinafter set forth to all buildings in the Center or any one specific building or to any other building in or adjacent
to the Center. 

 Operating Expenses may include but not be limited to, all such costs and expenses of: a)
illumination and maintenance and installation of signs and/or tenant directories; b) the cost of water, sewer, gas, propane, electricity, and other publicly mandated services not separately metered; c) repair, maintenance and/or replacement of all
on or off-site water lines, electrical lines, gas lines, sanitary sewer lines, telephone lines, cable or data lines, storm water lines, or other utilities serving the Center; d) maintenance, repair and replacement of light fixtures and lighting
standards (including replacement of tubes, ballasts and lamps); e) Common Area snow and ice removal, sweeping, blowing, power or pressure washing, window washing, awning cleaning (and replacement thereof); f) repair, maintenance, and replacement of
public toilets, public seating, bicycle racks, trash and cigarette receptacles, pedestrian control devices, or any item generally located in a public plaza, walkway, courtyard, or building; g) repair, maintenance, replacement and depreciation of the
parking areas and/or parking lots, including repaving and restriping of the paved areas and any parking equipment, the maintenance and operations of the Center parking, Common Area parking lots, and/or any adjacent parking lots used by the Center
including the cost of personnel to implement such services, including the directing of parking and all parking lot supplies; h) trash disposal services or the removal of trash and debris; I) janitorial services, pest control services, and the cost
of any environmental inspections; j) planting, replacing and maintaining landscaping, sprinkler systems and wells; k) licenses, permits and/or any City, County, State or Federal fee or assessment attributable to Center, and the costs incurred in
complying with governmental regulations (exclusively of any tenant’s premises), whether done voluntarily or by mandate of governmental authorities, including any costs incurred in complying with the Americans With Disabilities Act of 1990, as
amended from time-to-time, with respect to the Common Areas; l) policing, patrolling and security services; m) all heating, air conditioning, plumbing, electrical systems, communication and data systems, and other equipment used in common by, or for
the benefit of, Tenants or occupants of the Center and the repair, maintenance and/or replacement of same including cleaning supply and return air ducts; n) elevators, escalators, or other lift or transport devices; o) maintenance, repair and
testing of file/life safety equipment, fire detection systems, fire sprinkler systems, pre-action devices, and alarm systems; p) improvements, capital improvements, roof repairs and replacement, building repairs and replacement, painting, patching,
and stucco; q) premiums for liability and property insurance, earthquake insurance, premiums for insurance against fire, theft and other casualties covered by extended coverage insurance, including Rent insurance, liability for defamation and false
arrest, plat glass in common areas and fidelity bonds for employees of Landlord, the cost of the premiums for the insurance policies maintained and payable by Landlord pursuant to 

  

							
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Article 6, any deductible portion of an insured loss concerning the buildings or the Common Areas, and the costs (including consulting fees) incurred in
connection with the procurement of insurance and reasonable reserves for deductibles and any self-insured retention; r) Real Estate Taxes payable by Landlord pursuant to Article 5, and personal property taxes, sales and use taxes on material,
equipment, supplies and services; s) supplies, holiday decorations, grand opening costs, promotional costs, advertising costs; t) the cost of maintenance and replacement of any camera equipment, music equipment, snow removal equipment, maintenance
equipment, supplying services to both the Common Areas and buildings; u) replacement of equipment or improvements that have a useful life for accounting purposes of 5 years or less; v) the cost of any Capital Expenditure to the building or the
Center not covered under the provisions of Article 8 provided however, that Landlord shall allocate the cost of any such Capital Expenditure over a ten (10) year period and Tenant shall not be required to pay more than Tenant’s Share of 1/120th
of the cost of such Capital Expenditure in any given months; w) the reasonable depreciation of maintenance equipment used in the operation and maintenance of the Common Areas and the Center; x) total compensation and benefits, including premiums for
workers’ compensation and other insurance, paid to or on behalf of Landlord’s employees involved in the performance of the work specified hereunder in this Section 9.1; y) labor, salaries, and applicable fringe benefits and costs,
materials, supplies and tools, used in maintaining, servicing, cleaning, repairing, enhancing, improving, and/or upgrading the Center; z) operating costs and maintenance costs for the property management and/or maintenance offices in the Center,
including all costs and expenses (including wages, salaries, employee benefits, unemployment insurance and social security payments) relating to the employment of all on-site personnel, including Center manager, promotional and Center personnel and
other on-site personnel utilized in connection with the operation, maintenance and repairs of the Center, and the accounting and management fees attributable to the operation of the Center; aa) parcel pickup, delivery services, copying or fax
charges, postage, telephone or any other service to be provided by Landlord that is elsewhere in this Lease stated to be an “Operating Expense; and bb) an amount equal to fifteen percent (15%) of the total of all of the foregoing costs and
expenses to cover Landlord’s administrative cost. 
 The inclusion of the improvements, facilities and services set forth
in the language of this Section shall not be deemed to impose an obligation upon Landlord to either have said improvements or facilities or to provide those services unless the Center already has the same, Landlord already provides the services, or
Landlord has agreed elsewhere in this Lease to provide the same or some of them. 
  

	9.2	Tenant’s Operating Expense Obligation. Tenant agrees to pay to Landlord in the manner hereinafter provided, but not more often than once each calendar month,
Tenant’s Share of all Operating Expenses for such calendar year and partial calendar year in monthly installments paid on the first (1st) day of each calendar month, in advance, in an amount reasonably estimated by Landlord.

 Within one hundred and eighty (180) days after the end of each calendar year or partial calendar year, Landlord shall furnish
Tenant with a statement of the actual amount of Tenant’s Share of Operating Expense for such period. If the total estimated amount paid by Tenant under this Section 9.2 for any calendar year shall be less than the actual amount due from Tenant
for such year as shown on such statement, Tenant shall pay to Landlord the difference between the estimated amount paid by Tenant and the actual amount due, such deficiency to be paid within thirty (30) days after the furnishing or each such
statement, and if the total estimated amount paid by Tenant hereunder for any such calendar year shall exceed such actual amount due from Tenant for such calendar year, such excess shall be credited against the next regularly scheduled installment
due from Tenant to Landlord under this Section 9.2. 
  

	9.3	Audit Rights and Records. Landlord shall keep records of all Operational Expenses incurred for a period of one (1) year after the close of each calendar year. Tenant
shall have the right to inspect only such records related to Operational Expenses, upon reasonable advance request in writing, within one year after the close of such calendar year. Such inspection will be made by Tenant’s and Landlord’s
own personnel. Tenant is not permitted to utilize a third party to lead or participate in the inspection, including without limitation any contingent fee inspector or auditor. Landlord’s records will be made available during normal business
hours at the offices of Landlord for inspection by Tenant. Tenant shall keep the results of any such inspection confidential. A copy of the report issued by the Tenant’s personnel shall be furnished by Tenant to Landlord within ten (10) days
after such inspection. If, Tenant fails to furnish Landlord with a detailed report showing the results of any such inspection within ten (10) days after such inspection, then there will be no change to the Operational Expenses. Tenant shall not be
permitted to inspect Landlord’s records hereunder more than once per calendar year. Nothing contained herein shall serve to limit Landlord’s right to dispute Tenant’s findings as a result of such inspection. In no event shall Tenant
withhold payment of Tenant’s Share pending any such inspection. If it is determined that Tenant overpaid Landlord for such calendar year, such overpayment shall be credited against the next regularly scheduled installment due from Tenant to
Landlord under Section 9.2. If Tenant has underpaid Landlord for Tenant’s Share of Operational Expenses, then Tenant shall pay to Landlord the amount of such underpayment within ten (10) days of demand. Landlord and Tenant shall each bear their
respective inspection or audit fees and costs incurred in connection with any such inspection. 

  

	9.4	Base Year. Tenant’s “Base Year” is specified in Section 1.13 hereof. 

  

	9.5	Operational Expenses. The term “Operational Expenses” shall be the sum of all amounts as defined in: (a) all Operating Expenses, as specified in Section 9.2
hereof; (b) all Real Estate Taxes, as specified in Section 5.2 hereof, and (c) all Insurance Costs, as specified in Section 6.8 hereof. 

  

	9.6	Operational Expenses Increase. Tenant shall pay to Landlord during the Term in a manner as set forth in Section 9.2 hereof, as Additional Rent, Tenant’s Share of
the amount by which all Operational Expenses, as define in Section 9.5 hereof, for each Comparison Year, as hereinafter define, exceeds the amount of all Operational Expenses for the Base Year, such excess being hereinafter referred to as the
“Operational Expenses Increase”. 

 The term “Comparison Year” is defined as each calendar
year during the Term of this Lease subsequent to the Base Year; provided, however, Tenant shall have no obligation to pay a share of the Operational Expenses Increase applicable to the first 12 months of the Lease Term (other than such as are
mandated by a governmental authority, as to which government mandated expenses Tenant shall pay Tenant’s Share, notwithstanding they occur during the first twelve (12) months). Tenant’s Share of the Operational Expenses Increase for the
first and last Comparison Years of the Lease Term shall be prorated according to that portion of such Comparison Year as to which Tenant is responsible for a share of such increase. 
 ARTICLE 10 
 SERVICES PROVIDED BY LANDLORD 
  

	10.1	Services Provided by Landlord. Subject to timely performance of Tenant’s payment obligations set forth in Article 4 hereof, Landlord shall provide heating,
ventilation, air conditioning, reasonable amounts of electricity for normal lighting and office machines, water for reasonable and normal drinking and lavatory use in connection with an office, and replacement light bulbs and/or fluorescent tubes
and ballasts for standard overhead fixtures. Landlord shall provide janitorial services to the Premises and Common Areas 5 times per week, excluding Building Holidays, or pursuant to the attached janitorial schedule, if any. Landlord shall not,
however, be required to provide janitorial services to kitchens or storage areas included within the Premises. 

  

	10.2	Services Exclusive to Tenant. Tenant shall pay for all water, gas, heat, light, power, telephone and other utilities and services specially or exclusively supplied
and/or metered exclusively to the Premises or to Tenant, together with any taxes thereon. If a service is deleted by Section 1.18 and such services is not separately metered to the Premises, Tenant shall pay at Landlord’s option, either
Tenant’s Share or a reasonable proportion to be determined by Landlord of all charges for such jointly metered or shared service. 

  

							
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	10.3	Building Business Hours. Said services and utilities shall be provided during times set forth in Section 1.19. Utilities and services required at other times shall be
subject to advance request and reimbursement by Tenant to Landlord of the cost thereof. 

  

	10.4	Excess Usage by Tenant. Tenant shall not make connection to the utilities except by or through existing outlets and shall not install or use machinery or equipment in
or about the Premises that uses excess water, lighting or power, or suffer or permit any act that causes extra burden upon the utilities or services, including but not limited to security, janitorial and trash services, over standard office usage
for the Project. Landlord shall require Tenant to reimburse Landlord for any excess expenses or costs that may arise out of a breach of this Article 10 by Tenant. Landlord may, in its sole discretion, install at Tenant’s expense supplemental
equipment and/or separate metering applicable to Tenant’s excess usage or loading. 

  

	10.5	Discontinuance and Interruption of Utility Services. There shall be no abatement of Rent and Landlord shall not be liable in any respect whatsoever to Tenant in
damages or otherwise for the inadequacy, stoppage, interruption or discontinuance of any utility or service due to: (a) riot, strike, or labor dispute; (b) if any utility or service shall become unavailable from any public utility company, public
authority or any other person or entity (including Landlord) supplying or distributing such utility; (c) Landlord’s cooperation with any governmental request or directions to discontinue such utility or service; or (d) any interruption or
discontinuance in any utility service, including without limitation, any heating, ventilation, air conditioning, water, sewer, telephone or date, video, or other such utility or service caused by the making of any necessary repairs or improvements,
breakdown or accident, or by any other cause beyond Landlord’s reasonable control and the same shall not constitute a termination of this Lease or an eviction of Tenant. 

  

	10.6	Building Holidays. The term “Building Holidays” shall mean the dates of observation of New Year’s Day, President’s Day, Memorial Day, Independence
Day, Labor Day, Thanksgiving Day, and Christmas Day. 

 ARTICLE 11 
 USE AND POSSESSION OF PREMISES 
  

	11.1	Use of Premises. Tenant shall use and occupy the Premises during the continuance of this Lease solely for the purpose of conducting the business use as set forth in
Section 1.7, only under the trade name as specified in Section 1.5 hereof, and for no other purpose or purposes without the prior written consent of Landlord, which may be granted or withheld in Landlord’s sole and absolute discretion. If any
governmental license or permit shall be required for the proper and lawful conduct of Tenant’s business or other activity carried on in the Premises or if failure to procure such license or permit might or would, in any way, affect Landlord,
the Center or the Premises, then Tenant, at Tenant’s expense, shall duly procure and thereafter maintain such license or permit and submit the same for inspection by Landlord. Tenant, at Tenant’s expense, shall, at all times, comply wit
the requirements of each such license or permit. 

  

	11.2	Tenant’s Possession. Tenant acknowledges that Tenant has inspected the Premises and all services to the Premises, including all electrical, plumbing, heating,
ventilating, and air conditioning and that the Premises are in good, clean and sanitary order and repair and by taking possession Tenant accepts the Premises in the condition existing on the Possession Date. Landlord makes no representations or
warranties with respect to this Lease, the Premises or other property in the Premises or with respect to any matter related thereto, other than as expressly set forth herein. Tenant agrees that it takes the Premises and any other property to be used
hereunder “AS-IS” as of the Possession Date. Tenant expressly waives all implied warranties including implied warranties of merchantability and fitness, if any. Notwithstanding, anything to the contrary contained in this Lease, the
suitability or lack of suitability of the Premises for any proposed or intended use, and/or the availability of lack of availability of permits or approvals of governmental or regulatory authorities with respect to any such proposed or intended use
of the Premises shall not affect the rights or obligations of the parties hereunder. Tenant hereby waives all rights under Sections 1941 and 1942 of the California Civil Code, as amended or recodified from time to time, or any similar provision,
permitting Tenant to make repairs at the expense of Landlord. Tenant represents and warrants that it has inspected and conducted tests and studies of the Premises, including all electrical, plumbing, heating, ventilation, and air conditioning
serving the Premises and that it is familiar with the general condition and use of such equipment and the Premises and is satisfied that the Premises and all equipment will meet the needs of Tenant. Tenant understands and acknowledges that the
Premises may be subject to earthquake, fire, floods, erosion, high water table, dangerous underground soil and water conditions and similar occurrences that may alter its condition or affect its suitability for any proposed use. Landlord shall have
no responsibility or liability with respect to any such occurrence. Tenant represents and warrants that it is acting, and will act only, upon information obtained by it directly from its own inspection of the Premises. 

  

	11.3	Care of Premises. Tenant shall keep the Premises (including the service areas adjacent to the Premises, show windows and signs) orderly, neat, safe and
clean and free from rubbish and dirt at all times and shall store all trash and garbage within the Premises and arrange for the regular pick up of such trash and garbage at Tenant’s expense. No such trash or garbage shall be stored in the
Premises for in excess of twenty-four (24) hours. Tenant shall not burn any trash or garbage at anytime in or about the building. If Landlord shall provide any services or facilities for such pick up, the Tenant shall be obligated to use the same
and shall pay a proportionate share of the actual cost thereof within ten (10) days after being billed therefor. 

  

	11.4	Prohibited Uses. The Premises shall not be used for any use inconsistent with the customary character of a first-class business or office. Tenant agrees not to permit
any unlawful or immoral practice to be carried on, at or committed in the Premises or the Center, or a use which would injure the reputation of the Premises, Center, owner of the Center or local community. Tenant shall not; (a) use strobe or
flashing or rotating lights in or on the Premises or in any signs therefor; (b) use, sell or distribute or cause to be distributed, any leaflets, handbills, bumper stickers, decals, or other advertising devices or articles in the Premises or in
other areas of the Center and Common Areas; (c) operate any loudspeaker, television set, phonograph, radio, CD player or other musical or electronic or other type of sound producing equipment or device that can be heard outside the Premises; (d)
operate any electrical or other device which interferes with or impairs radio, television, microwave, or other broadcasting or reception from or in the Center or elsewhere; (e) bring or permit any bicycle or other vehicle, pet or dog (except in the
company of a blind person) or other animal, fish, bird or other creature in the Center or the Premises; (f) make or permit notice, vibration or odor to emanate from the Premises or any equipment serving the same; (g) do or permit anything in or
about the Premises that is unlawful, immoral, obscene, pornographic, or which tends to create or maintain a nuisance or do any act tending to injure the reputation of the Center, the owner of the Center or the local community; (h) use of permit upon
the Premises anything that violates the certificates of occupancy issued for the Premises or the Center; (i) use the Premises for any purpose, or permit upon the Premises anything that may be dangerous to parties or property (including but not
limited to flammable oils, fluids, paints, chemicals, firearms, or any other explosive articles or materials; (j) do or permit anything to be done upon the Premises in any way tending to disturb, bother, or annoy any other tenant in the Center or
the occupants of neighboring property; (k) offer within all or any part of the Premises any goods or services that Landlord determines, in its sole discretion, to be inconsistent with the image of a first-class, family-oriented business or retail
development or permit within all or any part of the Premises the display, sale, or rental of any item or thing which, in Landlord’s sole opinion, is pornographic, lewd, vulgar, obscene, graphically violent, or immoral (including, without
limitation, any suggestive “adult” newspaper, book, magazine, picture, representation or merchandise of any kind, nude photographs, sexual devices, objects depicting genitalia, and any similar items); (l) use or permit the Premises or to
be used for any type of “adult entertainment” including without limitation: allowing topless, bottomless, or bikini-clad individuals, waitresses, or performers, or any type of staged or theatrical dancing, burlesque, modeling, or contests
in the Premises, or selling or having “adult” gifts or products, including without limitation: adult videos, movies, peep shows, games, magazines, toys, birth control devices, or other items of a sexual nature in or upon the Premises; (m)
use or allow the Premises to be used as a “sex”, “head”, or “pawn” shop, or office for the same, or (n) permit the operation of any vending machines, pinball machines, video games or other amusement devices, or pay
telephones on or adjacent to the Premises without the written permission from Landlord, (o) conduct or permit in the Premises any fire, bankruptcy, auction, closeout, going our of business or similar sale, or (p) allow any customer, employee, or
invitee to smoke cigarettes, cigars, pipes, or to burn any incense in, on or around the Premises. The Premises shall be kept in a clean condition, and all health and police regulations shall, in all respects and at all times, be fully complied with
the Tenant. 

  

							
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 Tenant shall not use the areas adjacent to the Premises for business purposes without the
prior written consent of Landlord. Tenant shall not use or permit the use of any portion of the Premises as sleeping apartments, lodging rooms, or for any unlawful purposes. No radio or television or other similar device shall be installed exterior
to the Premises and no aerial shall be erected on the roof or exterior walls of the building in which the Premises are located. Tenant shall not allow any merchandise or other obstructions to be placed or permitted on the walks or Common Areas
immediately adjoining the Premises. 
  

	11.5	Collection Containers. Tenant shall not place any container, drop box, pick-up box, medical pick-up box or similar in any public or common area, public corridor,
stairwell, garage, or building exterior. 

  

	11.6	Floor Load. Except as approved by Landlord in writing, Tenant shall not place a load upon the floor of the Premises which exceeds the load per square foot which such
floor was designed to carry, as determined by Landlord or Landlord’s structural engineer. Tenant shall give Landlord at least ten (10) business days notice prior to installing or moving any furniture or equipment weighing more than 50 pounds
per square foot, and Landlord shall have the right to designate the placement and location thereof. The cost of any such determination made by Landlord’s structural engineer shall be paid for by Tenant upon demand as Additional Rent.

  

	11.7	Hazardous Materials. The term “Hazardous Materials” means any chemical, compound, material, substance or other material that (a) is a flammable explosive,
asbestos, radioactive material, nuclear medicine material, drug, vaccine, bacteria, virus, hazardous waste, toxic substance, or related injurious or potentially injurious material, whether injurious or potentially injurious by itself or in
combination with other materials, (b) is controlled, referred to, designated in or governed by any Hazardous Materials Laws, (c) give rise to any reporting, notice or publication requirements under any Hazardous Materials Laws, or (d) is any other
material or substance giving rise to any liability, responsibility or duty on the part of Tenant or Landlord with respect to any third person under any Hazardous Materials Laws. Tenant shall strictly comply with all “Hazardous Waste Laws”
(as defined below). 

 The term “Hazardous Waste Laws” means any and all federal, state or local laws,
ordinances, rules, decrees, orders, regulations or court decisions (including the so-called “common law”) relating to Hazardous Materials and/or environmental conditions on, under or about the Premises, soil and ground water conditions or
other similar substances or conditions, including, without limitation the Comprehensive Environmental Response Compensation and Liability Act of 1980, the Resource Conservation and Recovery Act, the Hazardous Materials Transportation Act, California
Health and Public Safety Code §25117, §§6680 through 6685 of Title 22 of the California Administrative Code, Division 4, Chapter 30, the Safe Drinking Water and Toxic Enforcement Act of 1986, any amendments to any of the foregoing,
and any similar federal, state or local laws, ordinances, rules, decrees, orders or regulations. 
 Tenant shall not cause or
permit the use, generation, storage, or disposal in, on or about the Premises or the Center of any Hazardous Materials unless Tenant shall have received Landlord’s prior written consent, which Landlord may withhold or at anytime revoke, in its
sole and absolute discretion. Upon termination of this Lease, Tenant shall remove all equipment and/or storage facilities at the Premises related to Hazardous Materials and shall clean up, detoxify, repair and otherwise restore the Premises and the
Building (to the extent any such Building clean-up is necessitated by Tenant’s action) to a condition free of Hazardous Materials and otherwise to the condition of the Premises on the Commencement Date of the Lease. Tenant shall indemnify,
defend and hold Landlord harmless from and against any and all claims, costs, expenses, suits, impairments, judgments, actions, investigations, proceedings and liability arising out of or in connection with any breach of any of the foregoing
agreements or directly or indirectly arising out of the use, generation, storage, release or disposal of Hazardous Materials by Tenant or any of Tenant’s agents, contractors, employees or invitees, including without limitation all foreseeable
and unforeseeable consequential damages, the costs of any required or necessary cleanup, to the full extent that such action is attributable to the use, generation, storage, disposal, or release of Hazardous Materials on the Premises during the Term
of this Lease or Tenant’s occupancy of the Premises. Neither the consent by Landlord to the use, generation, storage, release or disposal of Hazardous Materials nor the strict compliance with all Hazardous Materials Laws shall excuse Tenant
from Tenant’s indemnification obligations pursuant to this Lease. Tenant’s obligations pursuant to the foregoing shall survive the termination of this Lease. 
  

	11.8	Compliance With Laws. Tenant shall promptly comply with all federal, state and local laws and ordinances and lawful orders and regulations affecting the Premises
hereby leased regarding the cleanliness, safety, occupancy and use of same. Landlord shall promptly comply with any federal, state, or local laws effecting fire safety that becomes effective after the Commencement Date of this Lease, subject to
reimbursement pursuant to Article 9 hereof. Tenant shall promptly and fully comply with all state and local laws in effect from time to time prohibiting discrimination or segregation by reason of race, color, religion, disability, sex or national
origin or otherwise. 

 ARTICLE 12 
 MAINTENANCE AND REPAIR OF PREMISES 
  

	12.1	Landlord’s Obligations for Maintenance. Landlord shall, subject to reimbursement as provided in Article 9 hereof, maintain the Premises in good repair except that
Landlord shall not be called upon to make any such repairs occasioned by the act or negligence of Tenant, its agents, employees, invitees, licensees, or contractors, except to the extent that Landlord is reimbursed therefor under any policy of
insurance permitting waiver of subrogation in advance of loss. 

  

	12.2	Tenant’s Obligations for Maintenance. Tenant shall keep and maintain the Premises in a clean, sanitary and safe condition. Tenant shall be solely responsible and
reimburse Landlord for any damage caused by the delivery, installation or maintenance of any equipment or services, whose maintenance and repair is the responsibility of Tenant and Tenant shall indemnify and hold harmless Landlord from and against
all claims, actions, damages and liability in connection therewith, including, but not limited to, attorneys’ and other professional fees, and other costs that Landlord reasonably incurs. 

  

	12.3	Fire Protection Equipment. Tenant, at its own expense, shall install and maintain fire extinguishers and other fire protection devices as may be required from time to
time in the Premises by any agency having jurisdiction and the insurance underwriters insuring the building in which the Premises are located. 

  

	12.4	Roof of Premises. Under no circumstances shall Tenant make any ceiling or roof penetrations without the prior written consent of the Landlord. Any consent of Landlord
shall be conditioned upon Landlord’s review and approval of plans satisfactory to Landlord for the repair of the roof. Landlord may require any roof penetrations to be made and/or be inspected by Landlord’s roofing contractor, and Tenant
shall reimburse Landlord for the cost of such work, inspection or any necessary repair work, if work is performed by Tenant’s contractor, within ten (10) days after Tenant’s receipt of an invoice therefor. 

 ARTICLE 13 
 ALTERATIONS TO
PREMISES 
  

	13.1	Alterations by Tenant. Tenant shall not make or cause to be made any alterations, additions or improvements to the Premises, or install or cause to be installed any
exterior signs, floor covering, interior or exterior lighting, plumbing fixtures, shades, canopies or awnings or make any changes to the storefront, mechanical, electrical or sprinkler systems without the prior written approval of Landlord, which
approval may be withheld or conditioned in the sole and absolute discretion of Landlord (“Tenant Improvements”). 

  

	13.2	 Tenant Improvements. Tenant acknowledges and agrees that the Premises are accepted by Tenant as of the Commencement Date in “AS-IS”,
“WHERE-IS” condition. After the Commencement Date, Landlord is not obligated to refurbish, improve, alter or modify the Premises in any respect. Tenant may make Tenant Improvements to the Premises only upon the express written approval
from Landlord. If Tenant makes any Tenant Improvements or commences Tenant’s Work without the prior written approval of Landlord, Landlord shall have the right to require that Tenant remove any or all of such Tenant 

  

							
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Improvements or Tenant’s Work and repair and restore any damage to the Premises caused by such removal at Tenant’s sole expense and shall also have
the right to declare Tenant in default and to terminate this Lease. Any Tenant Improvements to the Premises and all costs of such improvements, including any demolition and base building work, if any, shall be the sole responsibility of Tenant,
without reimbursement from Landlord except as expressly set forth herein and shall be subject to the following requirements: 

  

	 	A.	Prior to installation of any Tenant Improvements, Tenant shall submit to Landlord, for approval as set forth herein, a detailed space plan (“Space Plan”) for the Premises
prepared by Tenant’s consultants, which shall include without limitation, the location of doors, partitions, electrical and telephone outlets, plumbing fixtures, heavy floor loads and other special requirements. Within five (5) business days
after receipt by Landlord of the Space Plan, Landlord shall (a) give its written approval with respect thereto, or (b) shall notify Tenant in writing of its disapproval and state with specificity the grounds for such disapproval and the revisions or
modifications necessary in order for Landlord to give its approval. Within three (3) business days following receipt by Landlord of such revisions or modifications, Landlord shall give its written approval with respect thereto or shall request other
revisions or modifications therein. The preceding sentence shall be implemented repeatedly until Landlord gives its approval to Tenant’s Space Plan. 

  

	 	B.	Tenant acknowledge that Landlord’s review and approval of the Space Plan is not conducted for the purpose of determining the accuracy and completeness of the Plans, their
compliance with applicable codes and governmental regulations or their sufficiency for purposes of obtaining a building permit, if required, all of which shall remain the responsibility of Tenant and Tenant’s design professionals. The Tenant
Improvements shall be done in conformity both with all applicable codes and regulations of governmental authorities having jurisdiction over the Center and Premises and valid building permits and other authorizations from appropriate governmental
agencies when required. Notwithstanding any failure of Landlord to object to any aspect of the improvements, Landlord shall have no responsibility for code compliance or faulty work in respect to the improvements. 

  

	 	C.	Landlord shall not be required to approve any item of the Space Plan that: (a) exceeds or affects the structural integrity of the Center or building, or any part of the heating,
ventilating, air conditioning, plumbing, mechanical, electrical, communication or other systems of the building; (b) violates or affects any other tenant in the Center; (c) Landlord reasonably believes will increase the cost of operation or
maintenance of any of the systems of the Center; or (d) does not conform to applicable building codes or is not approved by a governmental authority with jurisdiction over the Premises. 

  

	 	D.	Tenant shall cause any Contractors secure and maintain, at Tenant’s or the Contractor’s expense, the following insurance coverages in forms satisfactory to the Landlord
and with insurance companies having a minimum Best’s Financial Strength Rating of A+: (a) Worker’s Compensation and Employer’s Liability Insurance as required by the laws of the State of California affording thirty (30) days notice of
cancellation to Landlord; (b) Commercial General Liability insurance in the amount of Two Million Dollars ($2,000,000) combined single limit for bodily injury and/or property damage liability including: an endorsement naming Landlord as additional
insured; an endorsement affording thirty (30) days notice to Landlord in the event of cancellation or material reduction in coverage; and an endorsement providing that such insurance as is afforded under the Contractor’s policy is primary
insurance as respects Landlord and that any other insurance maintained by Landlord is excess and non-contributing with the insurance required hereunder; and (c) Certificates for all insurance carried pursuant to this paragraph shall be delivered to
Landlord before commencement of Tenant’s improvements and before the Contractor’s equipment is moved onto the Project. In the event that the Premises, Building Project is damaged by any cause during the course of installation of any
improvements thereof, Tenant shall immediately repair the same at Tenant’s sole cost and expense. Tenant’s Agent (as hereinafter defined) shall maintain all of the foregoing insurance coverage in force until Tenant’s improvements are
fully completed. All insurance, except Worker’s Compensation, maintained by Tenant’s Agents shall preclude subrogation claims by the insurer against anyone insured thereunder. The requirements for the foregoing insurance shall not derogate
from the provisions for indemnification of Landlord by Tenant under this Lease. 

  

	 	E.	Tenant agrees to indemnify and defend Landlord with respect to claims arising out of the operations conducted by any Contractor pursuant to the indemnification provisions set forth
in the Lease. Tenant shall keep the Premises, the building and the Center free from any mechanics’ liens, or other liens arising out of the work performed, materials furnished or obligations incurred by Tenant hereunder, and Tenant agrees to
protect, defend, indemnify and hold harmless Landlord from and against any such liens or actions thereon, together with costs of suit and attorney’s fees. 

  

	 	F.	Tenant and Tenant’s Contractor shall abide by all safety and construction rules and regulations of Landlord, and all work and deliveries shall be scheduled through Landlord.
Entry by Tenant’s Contractor shall be deemed to be under all the terms, covenants, provisions and conditions of the Lease. All Tenant’s materials, work, installations and decorations of any nature brought upon or installed in the Premises
before the Commencement Date of the Lease shall be at Tenant’s risk, and neither Landlord nor any party acting on Landlord’s behalf shall be responsible for any damage thereto or loss destruction thereof. Tenant and Contractor shall abide
by all rules made by Landlord with respect to the use of freight, loading dock and service elevators, storage of materials, coordination of work with the contractors of other tenants, and any other matter in connection with this Agreement, including
without limitation, the construction and/or installation of Tenant’s improvements. Tenant and Tenant’s Contractor shall abide by all parking rules and regulations of Landlord may revoke such parking accommodation. Tenant shall bear the
cost of all electricity furnished to the Premises during the installation of Tenant’s Tenant Improvement. 

  

	 	G.	Tenant shall reimburse Landlord for any extra, out-of-pocket expense reasonably incurred by Landlord for any cleanup which fails to comply with Landlord’s rules and
regulations, or any costs or damages to Landlord’s elevators or other portions of the Project caused by Tenant or its Contractor, which are not promptly remedied by Tenant after notice by Landlord. 

  

	 	H.	Tenant or Tenant’s Contractor shall not post any signs other than those required by law in connection with the construction/installation of the improvements on any part of the
Center. 

  

	 	I.	Tenant shall be solely responsible for the cost of any necessary structural reinforcements or modifications necessary for the installation of any of Tenant’s equipment which
exceeds the building design floor load capacity of a live load of 50 pounds per square foot or shall provide Landlord with a certification satisfactory to Landlord from a structural engineer that no reinforcements or modifications are necessary
thereto. Tenant shall provide Landlord with the specifications of any equipment which Tenant proposes to locate within the Premises and Tenant shall bear the cost of any structural engineer engaged by Landlord for the purpose of determining whether
the proposed location for such equipment and the proposed methods for structural reinforcement are safe, adequate and prudent. The location of any heavy equipment by Tenant in the Premises shall remain subject to the prior written approval of
Landlord. 

  

	13.3	 Removal by Tenant. All alterations, decorations, additions and improvements made by Tenant shall be deemed to have attached to the leasehold and to
have become the property of Landlord upon such attachment, and upon expiration of this Lease or any Extended Term, Tenant shall not remove any such alterations, decorations, additions and improvements, except trade fixtures installed by Tenant and
personal property of Tenant (hereinafter referred to as “ Tenant’s Property”). Landlord, at the expiration of the Term, may elect to require Tenant to remove all or any part of Tenant’s Property and/or the alterations made by
Tenant, and, in such event, such removal shall be done at Tenant’s cost and expense, and Tenant shall, at its cost expense, repair any damage to the Premises or the building caused by such removal, provided that Landlord may remove such
Tenant’s Property and/or alterations, and Tenant shall pay to Landlord Landlord’s cost of removal within ten (10) days after the receipt of a bill therefor. In the event Landlord does not so elect or Tenant vacates the Premises without so
removing Tenant’s Property, such Tenant’s Property and/or alterations, as the case may be, shall become Landlord’s property. As security for payment of Rent and additional charges and the performance of Tenant’s other obligations
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Landlord a lien and security interest upon all property, equipment and fixtures within the Premises, including all improvements, equipment, trade fixtures
and other personal property at any time placed on or in the Premises, to the full extent of Tenant’s and any assignee’s or subtenant’s interest therein and within ten (10) days after Landlord’s written request, Tenant authorizes
Landlord to file UCC financing statements and/or other appropriate documents to evidence such lien. 

  

	13.4	Landlord’s Salvage Rights. During the entire Term of this Lease and any renewals or extensions thereof. Landlord hereby reserves ownership of and title to all
components, elements, fixtures, equipment, units, items, parts, materials, pipes, conduits, fittings, locks, hardware details, base, paneling, flooring, carpet, partitions, watts, masonry, millwork, cabinets, doors, windows, cables, junctions,
sensors, phone systems, light fixtures, speakers, audio systems, intercom systems, ballasts bulbs, thermostats, alarms, security systems, access controls, life safety equipment, sprinkler systems, fire hoses, fire equipment cabinets, skylights,
blinds, curtains, drapes, outlets, switches, grids, tiles, heat pumps, airconditioning units, fans, ducts, vents, filters, minors, sinks, toilets, water heaters, fountains, faucets, disposals, dispensers, dishwashers, ovens, refrigerators, coolers,
built-in desks, receptions areas, tables and any similar or related item from time to time comprising a part of or incorporated in the Premises (collectively, the “Premises Improvements”). If Tenant now or hereafter desires to demolish,
remove or replace any of the Premises Improvements, then Tenant shall provide Landlord with written notice identifying the Premises Improvements in question and providing Landlord with sufficient time (in no event less 30 calendar days) to enter
upon the Premises and to inspect and/or remove such Premises Improvements. Landlord is hereby granted an irrevocable license for the purpose of removing any such portion of the Premises Improvements. Upon receipt of such notice from Tenant, Landlord
may elect in its sole and absolute discretion to: (I) remove and retain such Premises Improvements; or (ii) disclaim Landlord’s interest therein and allow Tenant to remove such Premises Improvements. In no event shall Landlord be responsible
for any expense, cost or liability incurred by Tenant or its contractors, agents or employees in connection with the removal of any Premises Improvements in which Landlord has disclaimed its interest. 

 ARTICLE 14 
 CONSTRUCTION 

  

	14.1	Construction of Premises by Landlord. Landlord agrees prior to the Commencement Date, at Landlord’s sole cost and expense, to construct or complete the Landlord
improvements and/or repairs in accordance with Exhibit “C” Work Letter attached hereto and made a part hereof. Any minor changes made by Landlord from Exhibit “C” that may be necessary during construction of the Premises shall
not affect or change this Lease or invalidate same. Landlord’s obligations under this Article 14 shall not require Landlord to incur overtime costs and expenses and shall be subject to Section 30.8 hereof. Landlord shall, when construction
progress so permits, notify Tenant in advance of the approximate date on which the Premises will be substantially complete in accordance with Exhibit “C” and ready for Tenant’s occupancy and will notify Tenant when the Premises are in
fact so completed and ready, which later notice shall constitute delivery of possession of the Premises to Tenant. Failure of Landlord to deliver possession of the Premises within the time and in the condition provided for in this Lease will not
give rise to any claim for damages by Tenant against Landlord or against Landlord’s contractor and will not enable Tenant to terminate this Lease. 

  

	14.2	Changes and Additions. Landlord reserves the right at any time and from time to time (a) to make or permit changes or revisions in the Center including additions to,
subtractions from, rearrangements of, alterations of, relocations of, modifications of or supplements to the building areas, walkways, parking areas, driveways or other area, (b) to construct other buildings or improvements in the Center and to make
alterations thereof or additions thereto and to build additional stories on any such building or buildings and to build adjoining same, and (c) to make or permit changes or revisions in the Center, including additions thereto, and to convey portions
of the Center to others for the purpose of constructing thereon other buildings or improvements, including additions thereto and alterations thereof. 

  

	14.3	Construction of Premises by Tenant. Tenant hereby agrees, prior to the commencement of the Term of this Lease, at Tenant’s sole cost and expense, to construct or
complete the Tenant Improvements and/or repairs as specified in Exhibit “C” Work Letter attached hereto and made a part hereof and in accordance with Section 13.2 hereof. Any changes made by Landlord from Exhibit “C” which may be
necessary during construction of the Premises shall not affect or change this Lease or invalidate same. Tenant acknowledges and agrees that the Premises are accepted by Tenant in accordance with Section 11.2 hereof prior to the start of any Tenant
Improvements by Tenant and Landlord shall not be obligated to refurbish, improve, alter or modify the Premises in any respect after such acceptance. All Tenant Improvements to the Premises must be approved in advance, in writing by Landlord in
accordance with Section 13.2 hereof. If Tenant makes any Tenant Improvements or commences Tenant’s Work without the prior written approval of Landlord, Landlord shall have the right to require that Tenant remove any or all of such Tenant
Improvements or Tenant’s Work and repair and restore any damage to the Premises caused by such removal at Tenant’s sole expense and shall also have the right to declare Tenant in default and to terminate this Lease. All costs of
Tenant’s Tenant Improvements, including any demolition and base building work, if any, shall be the sole responsibility of Tenant, without reimbursement from Landlord, except as expressly set forth herein, and shall be subject to the
requirements of Section 13.2 hereof. In the event that as a result of Tenant’s use, or intended use, of the Premises the Americans with Disabilities Act or any similar law requires modifications or the construction or installation of
improvements in or to the Premises, building and/or Common Areas, then Tenant agrees that such modifications, construction or improvements shall made at Tenant’s sole cost and expense. 

  

	14.4	Settlement of Disputes. It is understood and agreed that any disagreement or dispute which may arise between Landlord and Tenant with reference to the work to be
performed with respect to the Premises pursuant to Exhibit “C” shall be submitted to Landlord’s agent, in lieu of arbitration, whose decision shall be final and binding on both Landlord and Tenant 

 ARTICLE 15 
 SIGNS

  

	15.1	Signs. Tenant will not place or cause to be placed or maintained any sign or advertising matter of any kind anywhere on the exterior of the Premises without
Landlord’s prior written approval. No symbol, design, name, mark or insignia adopted by Landlord for the Center shall be used without the prior written consent of Landlord. Tenant shall not place any sign in the interior of the Premises which
is visible from the outside. Tenant agrees to maintain in good condition and repair at all times any such sign or advertising matter of any kind which has been approved by Landlord for use by Tenant. 

 ARTICLE 16 
 ADVERTISING 

  

	16.1	Advertising. Tenant agrees to operate its business in the Premises under the name set forth in Section 1.5 hereof, so long as the same shall not be held to be in
violation of any applicable law; not to change the advertised name or character of the business operated in the Premises without the prior written approval of Landlord; and to refer to the Center by its name in designating the location of the
Premises in all newspaper and other advertising and in all other references to the location of the Premises. 

  

	16.2	Solicitation of Business. Tenant and Tenant’s employees and agents shall not solicit business in the parking or other Common Areas, nor shall Tenant distribute
any handbills or other advertising matter whatsoever in any parking area or other Common Areas. 

  

							
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 ARTICLE 17 
 ASSIGNMENT AND SUBLETTING 
  

	17.1	Landlord’s Consent Required. Tenant shall not voluntarily, involuntarily or by operation of law assign, transfer, mortgage, sublet, hypothecate or otherwise
transfer or encumber (each a “Transfer”) all or any part of Tenant’s interest in this Lease or in the Premises, without first obtaining Landlord’s express written consent. No consent to any Transfer shall constitute a waiver of
the provisions of this Section. If Tenant is a partnership or limited liability company, a withdrawal or change, voluntary, involuntary, or by operation of law, of any partner or member, or the dissolution of the partnership or limited liability
company, shall be deemed a Transfer requiring Landlord’s consent. If Tenant consists of more than one person or entity, a purported assignment, voluntary, involuntary, or by operation of law, from one person to the other shall be deemed a
Transfer requiring Landlord’s consent. If Tenant is a corporation, any dissolution, merger, consolidation, or other reorganization of Tenant, or the sale or other transfer of twenty five percent (25%) or more of the capital stock of Tenant of
the value of the assets of Tenant, shall be deemed a Transfer requiring Landlord’s consent. Landlord and Tenant agree (by way of example and without limitation) that it shall be reasonable for Landlord to withhold its consent to a Transfer if
any of the following situations exist or may exist: (a) the proposed Transferee’s (as defined below) use of the Premises conflicts with or is different from the “ Use of Premises” as set forth in Section 11.1 or the “Trade
Name” as set forth in Section 1.5; (b) the proposed Transferee or its business is subject to compliance with additional requirements of the law beyond those requirements which are applicable to Tenant; (c) in Landlord’s reasonable business
judgment, the proposed Transferee lacks sufficient business reputation or experience to operate a successful business of the type and quality permitted under this Lease; (d) Tenant is in default under this Lease; (e) in Landlord’s reasonable
business judgment, the present net worth of the proposed Transferee is less than the greater of Tenant’s net worth as of the date of this Lease or Tenant’s net worth at the date of Tenant’s request for consent; and/or (f) the Transfer
would breach any covenant of Landlord respecting radius, location, use or exclusivity in any other lease, financing agreement or other agreement relating to the Center. 

 ANY TRANSFER, OCCUPANCY OR USE WITHOUT THE PRIOR WRITTEN CONSENT OF LANDLORD SHALL BE VOID AND SHALL CONSTITUTE A DEFAULT UNDER THIS
LEASE. TENANT SPECIFICALLY UNDERSTANDS AND AGREES THAT AT ANY TIME TENANT IS IN DEFAULT UNDER THE PROVISIONS OF THIS LEASE, TENANT SHALL HAVE NO RIGHT TO ASSIGN OR SUBLET TENANT’S INTEREST IN THIS LEASE AND LANDLORD SHALL HAVE NO OBLIGATION TO
GIVE APPROVAL OR DISAPPROVAL UNDER THIS SECTION SHOULD TENANT ATTEMPT AN ASSIGNMENT OR SUBLETTING WHILE IN DEFAULT. A consent to one Transfer by Landlord shall not be deemed to be a consent to any subsequent Transfer to any other party. 

 

	17.2	Tenant’s Request for Transfer. Tenant shall give Landlord at least sixty (60) days prior written notice of any requested Transfer and of the proposed terms of
such Transfer (“Transfer Notice”), including but not limited to: (a) the name and legal composition of the proposed assignee, subtenant, encumbrancer or transferee (“Transferee”); (b) a current financial statement of the proposed
Transferee prepared in accordance with generally accepted accounting principles consistently applied; (c) the portion of the Premises Tenant proposes to Transfer (including square footage and location); and, (d) the nature of the proposed
Transferee’s business to be carried on in the Premises. The foregoing terms shall be in sufficient detail to enable Landlord to evaluate the proposed Transfer and the prospective Transferee. Within thirty (30) days after receipt of the Transfer
Notice, Landlord shall either approve or disapprove of such Transfer; provided, however, that Landlord shall be deemed to have disapproved the Transfer Notice if Landlord has not sent Tenant written notice of Landlord’s approval within such
thirty (30) day period. Tenant shall immediately notify Landlord of any modification to the proposed terms of such Transfer. Tenant shall also provide to Landlord copies of the fully executed documents pertaining to the Transfer after the Transfer
has become effective. Whether or not Landlord consents to any proposed Transfer, Tenant shall pay Landlord’s review and processing fees, as well as any reasonable legal fees and costs incurred by Landlord, within thirty (30) days after written
request by Landlord. 

 Landlord shall have the right to require an advance deposit from Tenant to cover the estimated amount of
legal fees and costs that Landlord anticipates will be incurred in connection with the review and processing of a proposed Transfer and Landlord shall have no obligation to review or process the proposed Transfer until such time as such deposit is
paid to Landlord. The amount of any advance deposit shall in no way limit the obligation of Tenant to reimburse Landlord in full for all legal fees and costs incurred by it in connection with the review and processing of the proposed Transfer.

  

	17.3	Landlord’s Right. Upon receipt of the Transfer Notice pursuant to Section 17.2 hereof, Landlord shall have the right to: (a) withhold its consent to such
Transfer, as permitted pursuant to Section 17.1 above; (b) terminate the Lease as it relates to the portion of the Premises described in the Transfer Notice and recapture such portion of the Premises, effective automatically as of the date of
dispatch of a notice of termination from Landlord to Tenant, which notice may be sent at any time within thirty (30) days following Landlord’s refusal to consent to the Transfer; (c) sublet or receive an assignment of all or a portion of the
Premises from Tenant at the lower of the Rent specified in this Lease or in Tenant’s Notice; or, (d) impose any of the following as conditions to Landlord’s consent: (1) that the Minimum Annual Rent be increased to the fair market rent as
determined by Landlord; (2) that of all rents paid by the Transferee to Tenant in excess of the Minimum Annual Rent be paid to Landlord; (3) that each Guarantor of this Lease reaffirms its guaranty; or, (4) that either Tenant or the proposed
Transferee cure, on or before the proposed effective date of such Transfer, any and all uncured defaults hereunder; provided, however, in no event shall Landlord’s failure to condition its consent upon such cure be deemed to be a waiver of any
such default or of Landlord’s rights and remedies under this Lease or under law or in equity in regard thereto. If Landlord has elected to impose such a cure as a condition to its consent and such condition is not satisfied by the effective
date of the Transfer, then the Transfer shall be voidable at Landlord’s option. Landlord shall also have the right to condition Landlord’s consent to any Transfer upon Tenant’s and the Transferee’s executing a written assumption
agreement, in a form approved by Landlord. The assumption agreement shall require the Transferee to expressly assume all obligations of Tenant under this Lease and shall require Tenant and Transferee to be and remain jointly and severally liable for
the performance of all conditions, covenants, and obligations under this Lease from the effective date of the Transfer of Tenant’s interest in this Lease. Regardless of Landlord’s consent to any Transfer, no Transfer shall release Tenant
of Tenant’s obligation or alter the primary liability of Tenant to pay Rent and to perform all other obligations to be performed by Tenant hereunder. The acceptance of Rent by Landlord from any other person shall not be deemed to be a waiver by
Landlord of any provision hereof. These rights are in addition to Landlord’s right to withhold its consent to any Transfer, and may be exercised by Landlord in its sole discretion without limiting Landlord in the exercise of any other right or
remedy at law or in equity which Landlord may have reason of such Transfer. In the event of default by any Transferee, Landlord may proceed directly against Tenant without the necessity of exhausting remedies against said Transferee. Tenant
expressly agrees that the provisions of this Article 17 are not unreasonable standards or conditions for purposes of Section 1951.4(b)(2) of the California Civil Code, as amended or recodified from time to time. 

 ARTICLE 18 
 ESTOPPEL CERTIFICATE
ATTORNMENT AND SUBORDINATION 
  

	18.1	Estoppel Certificate. Upon the request of the Landlord, Tenant at any time and from time to time shall execute, acknowledge, and deliver to Landlord, no later
than ten (10) days after Landlord’s request therefor, an estoppel certificate (“Estoppel Certificate”) in form acceptable to Landlord. Any such statement may be conclusively relied upon by a prospective lender, purchaser, or
encumbrancer of Landlord’s interest in the Premises. Failure to deliver the Estoppel Certificate within ten (10) days of such request shall be conclusive upon Tenant that: (a) this Lease is in full force and effect; (b) there are no uncured
defaults in Landlord’s or Tenant’s performance; (c) no more than one month of the Minimum Monthly Rent and Additional Rent have been paid in advance; and (d) the amount of Security Deposit that Tenant has on deposit with Landlord. Tenant
hereby irrevocably appoints Landlord as its attorney-in-fact, which agency is coupled with an interest, to execute any such Estoppel Certificate upon Tenant’s failure to do so within such ten (10) day period. 

  

	18.2	 Subordination. At Landlord’s option, this Lease is and shall be subordinate to any ground lease, mortgage, deed of trust and/or any other
hypothecation or security document and advances and obligations thereunder now or hereafter placed upon the Land, Premises or the Center, and any renewals, modifications, consolidations, replacements, and extensions thereof 

  

							
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(collectively “Deed of Trust”), provided Tenant’s right to quiet possession under this Lease shall not be disturbed so long as Tenant is not
in default, or with notice or passage of time or both would not be in default, under the terms, covenants, conditions and provisions of this Lease. Such subordination shall be effective upon notice form Landlord to Tenant without any further act of
Tenant. Upon the request of the Landlord, Tenant shall, from time to time, execute and deliver any documents or instruments that may be required by Landlord or the mortgagee, beneficiary, ground Landlord or lender (“Landlord’s
Lender”) under any such Deed of Trust, to effectuate any subordination, provided that any such Landlord’s Lender agrees not to disturb Tenant’s right to quiet possession under this Lease so long as Tenant is not in default, or with
notice or passage of time or both would not be in default, under the terms, covenants, conditions, and provisions of this Lease. If Tenant fails to execute and deliver any such documents or instruments, Tenant irrevocably constitutes and appoints
Landlord as Tenant’s special attorney-in-fact, coupled with an interest, to execute and deliver any such documents or instruments. If Landlord’s Lender elects to have this Lease prior to the lien of its Deed of Trust, and gives written
notice to Tenant of such election, this Lease shall be deemed prior to such Deed of Trust regardless of the respective dates of execution, delivery and recordation of this Lease and any such Deed of Trust. 

  

	18.3	Attornment. Tenant hereby attorns to and shall recognize the Landlord’s Lender as Tenant’s landlord under this Lease and shall promptly execute and deliver
any instrument that Landlord may require to evidence such attornment. Tenant hereby irrevocably appoints Landlord as Tenant’s attorney-in-fact coupled with an interest, to execute, acknowledge and deliver the instrument of attornment on behalf
of Tenant. 

  

	18.4	Rights of Landlord’s Lender and Landlord’s Purchaser. If any Landlord’s Lender or nay purchaser of Landlord’s interest in the Premises or the
Center (“Landlord’s Purchaser”) requires a modification of this Lease at any time, Tenant shall, at Landlord’s request, promptly execute and deliver to Landlord instruments effecting the modifications that the Landlord’s
Lender or Landlord’s Purchaser reasonably requires, provided that such modifications do not increase the Rent, reduce the size of the Premises otherwise adversely affect in any material respect any of Tenant’s rights under this Lease. If
Landlord’s Lender or Landlord’s Purchaser has given prior written notice to Tenant that it is the Landlord’s Lender or Landlord’s Purchaser and such notice includes the address at which notices to such Landlord’s Lender or
Landlord’s Purchaser are to be sent, then Tenant shall give Landlord’s Lender or Landlord’s Purchaser, as the case may be, written notice simultaneously with any notice given to Landlord to correct any failure of Landlord to perform
any of Landlord’s obligations. Landlord’s Lender and Landlord’s Purchaser shall have the right after receipt of said written notice to correct or remedy such failure within a reasonable period of time. Any written notice of default
given Landlord shall be null and void unless simultaneous written notice has been given to Landlord’s Lender and Landlord’s Purchaser. 

  

	18.5	Waiver. Tenant hereby waives the protection of any statute or rule of law which gives or purports to give Tenant any right to terminate this Lease or surrender
possession of the Premises upon a transfer of Landlord’s interest in the Center and/or this Lease. 

  

	18.6	Limitation of Liability. The covenants and agreements of Landlord under this Lease shall not be binding upon any person at any time after the transfer of that
person’s interest, as Landlord, in the Premises. In the event of such a transfer, the covenants and agreements of Landlord shall thereafter be binding upon the transferee of Landlord’s interest. 

  

	18.7	Remedies. Failure of Tenant to execute any of the above instruments within ten (10) days upon written request to do so by Landlord, shall constitute a breach of this
Lease and Landlord may, at its option, cancel this Lease and terminate Tenant’s interest therein. Further, Tenant hereby irrevocably appoints Landlord as attorney-in-fact for Tenant with full power and authority to execute and deliver in the
name of Tenant any such instruments. 

 ARTICLE 19 
 DESTRUCTION OF PREMISES 
  

	19.1	Reconstruction of Damaged Premises. If the Premises shall be partially or totally destroyed by fire or other casualty insured under the insurance carried by Landlord
pursuant to Section 6.7 hereof, as to become partially or totally untenantable, the damage to the Premises shall be promptly repaired by Landlord, unless Landlord shall elect not to rebuild as hereinafter provided, and a just and proportionate part
of the Minimum Monthly Rent and all other charges shall be abated, until so repaired. The obligation of Landlord hereunder shall be limited to reconstructing the Premises in accordance with the initial plans and specifications for the construction
of the Premises. In no event shall Landlord be required to repair or replace Tenant’s merchandise, Tenant’s Improvements, Tenant’s Property, trade fixtures, furnishings or equipment. If more than thirty-five percent (35%) of the
Premises or more than thirty-five (35%) of the floor area of the building in which the Premises are located shall be destroyed by fire or other casualty, or if during the last three (3) years of the Term hereof, more than twenty-five percent (25%)
of the Premises or of the floor area of the building in which the Premises are located shall be damaged or destroyed by fire or other casualty then Landlord may elect either to repair or rebuild the Premises or the building of which the Premises are
a part, as the case may be, or to terminate this Lease by giving written notice to Tenant of its election to so terminate, such notice to be given within one hundred twenty (120) days after the occurrence of such damage or destruction. If Landlord
is required or elects to repair or rebuild the Premises as herein provided, Tenant shall repair or replace its merchandise, Tenant Improvements, Tenant’s Property, trade fixtures, furnishings and equipment in a manner and to at least a
condition equal to that prior to its damage or destruction. The parties acknowledge that the provisions of this Article 19 govern the rights and obligations in the event of substantial or total damage or destruction of the Premises and Tenant hereby
waives the protection of any statute, code or judicial decisions that grants Tenant the right to terminate this Lease in the event of partial or total damage or destruction of the Premises, including without limitation the provisions of Sections
1932 (2) and 1933 (4). 

 ARTICLE 20 
 EMINENT DOMAIN 
  

	20.1	Total Condemnation of Premises. If the whole of the Premises shall be taken by any public authority under the power of eminent domain, then the Term of this Lease
shall cease as of the day possession shall be taken by such public authority and the Rent shall be paid up to that day with a proportionate refund by Landlord of such Rent as may have been paid in advance for a period subsequent to the date of this
taking. 

  

	20.2	Partial Condemnation. If only a part of the Premises shall be taken by any public authority under the power of eminent domain, then, except as otherwise provide in
this Section 20.2, this Lease and the Term shall continue in full force and effect, but, from and after the date possession shall be taken by such public authority, the Minimum Annual Rent shall be reduced in the proportion which the Floor Area of
the Premises so acquired bears to the total Floor Area of the Premises immediately prior to such condemnation. If a portion of (a) the Premises, (b) the building in which the Premises are located, or (c) the Common Areas shall be taken under eminent
domain, Landlord shall have the right to terminate this Lease and declare the same null and void, by written notice of such intention to Tenant with ten (10) days after such taking. If, by reason of such condemnation, more than twenty percent (20%)
of the Premises is taken or Tenant no longer has a reasonable means of access to the Premises, Tenant shall have the right to terminate this Lease and declare the same null and void, by written notice of such termination to Landlord within ten (10)
days after such taking. In the event neither party exercises said right of termination the Lease Term shall cease only on the part so taken as of the day possession shall be taken by such public authority and Tenant shall pay Rent up to that day,
with an appropriate refund by Landlord of such Rent as may have been paid in advance for a period subsequent to the date of the taking, and thereafter all the terms herein provided shall continue in effect, except that the Minimum Annual Rent shall
be reduced in proportion to the amount of the Premises taken and Landlord shall, at its own cost and expense, make all the necessary repairs or alterations to the basic building as originally installed by Landlord, so as to constitute the remaining
Premises a complete architectural unit. 

  

	20.3	 Landlord’s and Tenant’s Damages. All damages awarded for such taking under the power of eminent domain, whether for the whole or a part of
the Premises, shall belong to and be the property of Landlord, whether such damages shall be awarded as compensation for diminution in value to the leasehold or to the fee of the Premises; provided, however, that Landlord shall not be entitled to
the award made for depreciation to, and cost of removal of Tenant’s stock and fixtures, and Tenant’s moving 

  

							
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expenses. Tenant hereby waives the benefits of California Code of Civil Procedure § 1265.130 or any other statute granting Tenant specific rights,
including a right of termination, in the event of a taking that are contrary to the provisions of this Section 20.3 

 ARTICLE 21 
 BANKRUPTCY OR INSOLVENCY 
  

	21.1	Tenant’s Interest Not Transferable. Neither this Lease, nor any interest therein nor any estate thereby created shall pass to any trustee or receiver or assignee
for the benefit of creditors or otherwise by operation of law, except as may be specifically provided pursuant to the Bankruptcy Code (11 U.S.C. §101, et seq.). 

  

	21.2	Tenant’s Obligation to Avoid Creditor’s Proceedings. Tenant or Tenant’s Guarantor, if any, shall not cause or give cause for the institution of legal
proceedings seeking to have Tenant or Tenant’s Guarantor, if any, adjudicated bankrupt, reorganized or rearranged under the bankruptcy laws of the United States, and shall not cause or give cause for the appointment of a trustee or receiver for
the assets of Tenant or Tenant’s Guarantor, if any, and shall not make any assignment for the benefit of creditors, or become or be adjudicated insolvent. The allowance of any petition under the bankruptcy law, or the appointment of a trustee
or receiver of Tenant or Tenant’s Guarantor, if any, or its assets, shall be conclusive evidence that Tenant caused or gave cause therefor, unless such allowance of the petition, or the appointment of a trustee or receiver, is vacated within
thirty (30) days after such allowance or appointment. In the event the estate created hereby shall be taken in execution or by other process of law, or if Tenant or Tenant’s Guarantor, if any, shall be adjudicated insolvent or bankrupt pursuant
to the provisions of any state of federal insolvency or bankruptcy act, or if a receiver or trustee of the property of Tenant or Tenant’s Guarantor, if any, shall be appointed by reason of the insolvency or inability of Tenant or Tenant’s
Guarantor, if any, to pay its debts, or if any assignment shall be made of the property of Tenant or Tenant’s Guarantor, if any, for the benefit of creditors, then and in any such events, Landlord may at its option terminate this Lease and all
rights of Tenant hereunder, by giving to Tenant notice in writing of the election of Landlord to so terminate. It is understood and agreed that this is a lease of real property in a center and that, therefore, Section 365(b)(3) of the Bankruptcy
Code is applicable to any proposed assumption of this Lease in Bankruptcy. 

 ARTICLE 22 
 DEFAULTS AND REMEDIES 
  

	22.1	Events of Default. The occurrence of any of the following events shall constitute an event of default and a material breach of this Lease on the part of Tenant:

  

	 	A.	Failure to Make Payment. Tenant’s failure to pay any Rent or other sums due hereunder on the date when such payments is due, where such failure continues for three (3)
days after such payment is due, or Tenant’s failure on three (3) occasions during any twelve (12) month period to timely pay Rent on or before the due date as provided for herein (even though subsequently cured); 

  

	 	B.	Vacation, Abandonment or Failure to Continuously Operate. Tenant’s vacation or abandonment of the Premises or failure to continuously operate Tenant’s business in
the Premises as required by Article 11 of this Lease; 

  

	 	C.	Failure to Perform Other Covenants. Tenant’s breach or failure to perform any of Tenant’s other covenants, agreements or obligations of this Lease (other than the
covenants for the payment of Rent and to do business) where such breach or failure continues for thirty (30) days after service of written notice to Tenant to cure any such breach or failure. If a different notice or cure period is specified in any
provision of this Lease other than 30 days, the notice or cure period for that provision shall prevail. If no notice or cure period is specified, it is deemed to be thirty (30) days after service of written notice to Tenant.

  

	 	D.	Failure in Environmental Compliance. Tenant’s breach of, or Tenant’s failure to perform any act necessary to prevent the breach of, any covenant contained in
Article 11 hereof, or the inaccuracy, incompleteness or untruth of any Tenant’s representations and warranties contained in Article 11 hereof; 

  

	 	E.	Adverse Changes in Financial Condition. Any materially adverse change in Tenant’s financial condition from the condition at the time of execution of this Lease or a
twenty-five percent (25%) reduction in the net worth of any Guarantor computed in accordance with sound accounting principles or the failure by Tenant to provide a reasonably acceptable substitute guarantor to Landlord within thirty (30) days after
the death or insolvency of a Guarantor of this Lease. 

  

	 	F.	Bankruptcy Related. The making of a general assignment for the benefit of creditors by Tenant, or the filing of a voluntary or involuntary petition by or against Tenant under
the Bankruptcy Reform Act, as amended or recodified from time to time, or the appointment of a receiver to take possession of all or substantially all of Tenant’s assets or the Premises, or the attachment, execution or other judicial seizure of
substantially all of Tenant’s assets or the Premises, or Tenant’s failure to generally pay Tenant’s debts as such debts become due. 

  

	22.2	Remedies. Upon the occurrence of an event of default by Tenant as set forth in Section 22.1 above, Landlord shall have the following rights and remedies, in
addition to any and all other rights and remedies available to Landlord at law or in equity, including without limit those provided under California Civil Code 1951.2 and 1951.4, as amended or recodified from time to time: 

 

	 	A.	Lease. Landlord shall have the right to terminate this Lease and all rights of Tenant hereunder by giving written notice to Tenant. If this Lease is so terminated,
then Landlord may recover from Tenant: 

  

	 	(i)	the worth at the time of award of any unpaid Rent that had been earned at the time of such termination; plus 

  

	 	(ii)	the worth at the time of award of the amount by which the unpaid Rent which would have been earned from the time of such termination until the time of award exceeds the amount of
such rental loss Tenant proves could have been reasonably avoided; plus 

  

	 	(iii)	the worth at the time of award of the amount by which the unpaid Rent for the balance of the Term after the time of award exceeds the amount of such rental loss that Tenant proves
could be reasonably avoided; plus 

  

	 	(iv)	any other amount necessary to compensate Landlord for all the actual and consequential damages proximately caused by Tenant’s failure to perform Tenant’s obligations under
this Lease or which in the ordinary course of things would be likely to result therefrom; and 

  

	 	(v)	at Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by applicable California law.

 As used in Sections 22.2(A)(i) and (ii) above, the “worth at the time of award” is computed by allowing interest at
the Remedy Rate. As used in Section 22.2 (A)(iii) above, the “worth at the time of award” is computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%).
All amounts owing under this Section that are not paid when due shall bear interest at the Remedy Rate from the date owing until paid and such interest shall be compounded monthly. 
  

							
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	 	B.	Re-enter Premises. Landlord shall also have the right, with or without terminating this Lease, to re-enter the Premises and to remove all persons and Tenant’s Property
from the Premises and store the Tenant’s Property in a public warehouse or elsewhere the cost and for the account of Tenant. 

  

	 	C.	Maintain Lease; Relet Premises. Unless Landlord elects to terminate this Lease as provided in Section 22.2(A) above, Landlord may from time to time, without terminating this
Lease, either recover all Rent as it becomes due or relet the Premises or any part thereof for such term or terms and at such rental or rentals and upon such other terms and conditions as Landlord in its sole discretion may deem advisable, with the
right to clean the Premises and to make alterations and repairs to the Premises at Tenant’s sole expense. If Landlord elects to relet as provided herein, then rent received by Landlord from such reletting shall be applied at Landlord’s
option: first, to the payment of any indebtedness other than Rent due hereunder from Tenant to Landlord; second, to the payment of any cost of such reletting (including attorney’s fees, tenant improvements, court costs and brokerage
commissions); third, to the payment of the cost of any cleaning, alterations and repairs to the Premises; fourth, to the payment of the Rent due and unpaid hereunder; and the balance, if any, shall be applied in payment of future Rent as the same
may become due and payable hereunder. If the portion of such rentals received from such reletting during any month which is applied to the payment of Rent under the reletting lease is less than the Rent payable during that month by Tenant hereunder,
then Tenant shall pay any such deficiency to Landlord immediately upon demand by Landlord. Such deficiency shall be calculated monthly and Tenant shall pay such deficiency monthly. Tenant shall also pay to Landlord, upon Landlord’s demand, the
costs and expenses incurred by Landlord in such reletting, including attorney’s fees, court costs, tenant improvements and brokerage commissions and in making any alterations and repairs to the Premises. No reentry, acts of maintenance or
preservation, efforts to relet, or taking possession of the Premises by Landlord or the appointment of a receiver upon initiative of the Landlord to protect the Landlord’s interest under the Lease shall be construed as an election to terminate
this Lease unless an express written notice of such intention is delivered to Tenant or unless the termination thereof is decreed by a court of competent jurisdiction. Notwithstanding any reletting of the Premises without termination of this Lease
by Landlord, Landlord may at any time after such reletting elect to terminate this Lease, in which case, Landlord shall have all the rights and remedies provided by law or equity or this Lease upon termination. 

  

	 	D.	Curing of Tenant’s Default by Landlord. Notwithstanding anything herein contained to the contrary, if Tenant breaches or fails to perform any of Tenant’s
obligations under this Lease and the breach or failure continues for thirty (30) days (or such shorter time period as may be specified otherwise in this Lease) after Landlord gives Tenant written notice of the breach or failure, Landlord, without
thereby waiving or curing such, in addition to its other legal and equitable remedies, may, but shall not be obligated to, perform any such obligation on behalf of Tenant for the account at the sole expense of Tenant, including reasonable legal fees
and without limit, hiring an accountant to maintain Tenant’s books and records as required under Article 28 hereof, shall be deemed to be Additional Rent and shall be paid by Tenant on the day when Rent shall next become due and payable.
Landlord may also so perform any such obligation without notice in case of an emergency. 

  

	 	E.	Secured Creditor Remedies. Landlord may retain in the Premises all of Tenant’s Property and other personal property and may take exclusive possession thereof to use or
rent until all defaults have been cured. Notwithstanding the foregoing or Section 22.2(B), Landlord may, at its option, foreclose Landlord’s lien or exercise any other rights of a secured creditor under the California Uniform Commercial Code,
as amended or recodified from time to time. 

  

	 	F.	Receiver on Behalf of Landlord. If, at the instance of Landlord in any action arising under this Lease, a receiver shall be appointed to take possession of the Premises or to
collect the rents derived therefrom, then the receiver may, if it shall be necessary or convenient in order to collect such rents, conduct the business of Tenant then being carried on in the Premises, and may take possession of any Tenant’s
Property and other personal property and records used in Tenant’s business and use the same in conducting such business, without compensation to Tenant for such use. Neither application for, nor the appointment of a receiver shall be construed
as an election by Landlord to terminate this Lease, unless express written notice of such election is given to Tenant. The fees and expenses of such receiver shall be charged to Tenant as Additional Rent. 

  

	22.3	Late Charges. Landlord and Tenant agree that the fixing of actual damages for Tenant’s breach of any of the provisions of this Lease, including but not limited to
the late payment by Tenant to Landlord of Rent and other amounts due hereunder, would cause Landlord to incur costs not contemplated by this Lease, the exact amount of which would be extremely difficult or impracticable to ascertain. Such costs
include but are not limited to accounting, processing, administrative, legal and clerical charges and late charges that may be imposed upon Landlord by the terms of any Deed of Trust covering the Premises. Accordingly, if any installment of Rent or
any other sum due from Tenant hereunder has not been received by Landlord or Landlord’s agent within five (5) days after such amount was due, Tenant shall pay to Landlord a late charge equal to ten percent (10%) of any such delinquent
installment of Rent or any other delinquent sum due from Tenant. Tenant hereby agrees that said late charge represents a fair and reasonable estimate of the cost Landlord will incur by reason of late payment by Tenant. Acceptance of such late charge
by Landlord shall not constitute a waiver of Tenant’s default with respect to such overdue amount nor prevent Landlord from exercising any other rights and remedies provided for in this Lease, at law or in equity. Tenant understands and agrees
to the foregoing provisions relating to late charges. If a late charge is payable by Tenant whether or not collected, for three (3) installments of Rent during any twelve (12) month period, then the Minimum Monthly Rent and Tenant’s Share of
Operational Expenses shall automatically become due and payable to Landlord quarterly in advance, notwithstanding any other provision of this Lease to the contrary. 

  

	22.4	Interest on Past Due Obligations. Any and all amounts not paid to Landlord when due, including but not limited to Rent, late charges and interest shall bear interest,
compounded monthly from the date due until paid at the Remedy Rate. Payment of such interest shall not excuse or cure any default by Tenant under this Lease and shall not affect any rights and remedies provided to Landlord in this Lease or at law or
in equity, all of which shall be cumulative. 

  

	22.5	Waiver of Redemption. Tenant hereby expressly waives any and all rights of redemption granted by or under any present or future laws in the event of Tenant being
evicted or dispossessed for any cause, or in the event of Landlord obtaining possession of the Premises by reason of the violation by Tenant of any of the covenants and conditions of this Lease or otherwise. The rights given to Landlord herein are
in addition to any rights that may be given to Landlord by any statute or otherwise. 

  

	22.6	Landlord’s Default. Landlord shall in no event be charged with default in the performance of any of its obligations hereunder unless and until Landlord shall have
failed to perform such obligations within thirty (30) days (or such additional time as is reasonably necessary to correct any such failure) after receipt of written notice by Landlord from Tenant properly specifying which obligations Landlord has
failed to perform. It is expressly understood and agreed that any money judgment against Landlord resulting from any default or other claim arising under this Lease shall be satisfied only out of the rents, issues, profits and other income
(“income”) actually received from the operation of the Center. No other real, personal or mixed property of Landlord (the term “Landlord”, for purposes of this Section only, shall mean any and all partners, both general and
limited, and partners of partners which comprise Landlord), wherever situated, shall be subject to levy on any such judgment obtained against Landlord. If such income is insufficient for the payment of such judgment, Tenant shall not institute any
further action, suit, claim or demand, in law or in equity, against Landlord for or on the account of such deficiency. Tenant hereby waives, to the fullest extent waivable under law, any right to satisfy said money judgment against Landlord except
from income received by Landlord from the Center during the Term hereof. 

  

	22.7	 Legal Expenses. Tenant shall reimburse Landlord upon demand for any costs or expenses incurred by Landlord in connection with any breach or default of
Tenant under this Lease, whether or not suit is commenced or judgment entered. Such cost shall include legal fees and costs incurred for the negotiation of a settlement, enforcement of rights or otherwise. Furthermore, if any action for breach of or
to enforce the provisions of this Lease is commenced, the court in such action shall award to the party in whose favor a judgment is entered, a reasonable sum as attorney’s fees and costs. Such attorney’s fees and costs shall be paid by
the losing party in such action. Tenant shall also indemnify Landlord for, and hold Landlord harmless from and against, all 

  

							
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liabilities incurred by Landlord if Landlord becomes or is made a party to any proceeding or action (a) instituted by Tenant, or by any third party against
Tenant, or by or against any person holding any interest under or using the Premises by license of or agreement with Tenant; (b) otherwise arising out of or resulting from any act or transaction of Tenant or such other person; or (c) necessary to
protect Landlord’s interest under this Lease in a bankruptcy proceeding, or other proceeding under Title 11 of the United States Code, as amended. Tenant shall defend Landlord against any such proceeding or action at Tenant’s expense with
counsel reasonably acceptable to Landlord or, at Landlord’s election, Tenant shall reimburse Landlord for any legal fees or costs incurred by Landlord in any such claim or action. 

  

	22.8	Inducement Recapture. In the event Landlord commences any proceedings for payment of Rent, Minimum Monthly Rent, Percentage Rent or any other amounts payable
hereunder, Tenant shall not interpose any counterclaim of whatever nature of description an any such proceeding, unless the failure to raise the same would constitute a waiver thereof. This shall not, however, be construed as a waiver of
Tenant’s right to assert such claims in any separate action brought by Tenant. 

  

	22.9	Waiver of Counterclaim. In the event Landlord commences any proceedings for nonpayment of Rent, Additional Rent, Percentage Rent or any other amounts payable
hereunder, Tenant shall not interpose any counterclaim of whatever nature or description an any such proceeding, unless the failure to raise the same would constitute a waiver thereof. This shall not, however, be construed as a waiver of
Tenant’s right to assert such claims in any separate action brought by Tenant. 

 ARTICLE 23 
 ARBITRATION 
  

	23.1	Dispute. Any dispute between the parties hereto (except for any Event of Default or dispute regarding the payment of Rent, for which Landlord shall be entitled to its
remedies under Article 22 hereof and except for any dispute for which the municipal court for the location in which the Premises are situated has jurisdiction by virtue of the California Code of Civil Procedure, Section 1161 et. seq as the same may
be recodified or amended from time to time) may be determined by arbitration. Whenever any such dispute arises between the parties hereto in connection with the Premises or this Lease and either party gives written notice to the other that such
dispute shall be determined by arbitration, then within thirty (30) days after the giving of the notice, the parties shall select and hire one member of the panel of Judicial Arbitration and Mediation Services, Inc. (“Judge”). THE FEDERAL
ARBITRATION ACT, 9 U.S.C. §§ 1-15, NOT STATE LAW, SHALL GOVERN THE ARBITRATION OF ALL CLAIMS. 

  

	23.2	Selection of Judge. The Judge shall be a retired judge experienced with commercial real property lease disputes in the County in which the Premises are located. As
soon as reasonably possible, but not later than forty (40) days after the Judge is selected, the Judge shall meet with the parties at a location reasonably acceptable to Landlord, Tenant and the Judge. The Judge shall determine the matter within ten
(10) days after any such meeting. Each party shall pay half the costs and expenses of the Judge. 

  

	23.3	Substitute Arbitrator. If Judicial Arbitration and Mediation Services, Inc. ceases to exist, and either party gives written notice to the other that a dispute shall be
determined by arbitration, then, unless agreed otherwise in writing by the parties, all arbitrations hereunder shall be governed by California Code of Civil Procedure Sections 1280 through 1294.2, inclusive, as amended or recodified from time to
time, to the extent they do not conflict with this Article 23. Any determination by arbitration hereunder may be entered in any court having jurisdiction. Within ten (10) days after delivery of such notice, each party shall select an arbitrator with
at least five (5) years’ experience in commercial real property leases in the County in which the Premises are located and advise the other party of its selection in writing. The two arbitrators so named shall meet promptly and seek to reach a
conclusion as to the matter to be determined, and their decision, rendered in writing and delivered to the parties hereto, shall be final and binding on the parties. If said arbitrators shall fail to reach a decision within ten (10) days after the
appointment of the second arbitrator, said arbitrators shall name a third arbitrator within the succeeding period of five (5) days. Said three arbitrators thereafter shall meet promptly for consideration of the matter to be determined and the
decision of any two (2) of said arbitrators rendered in writing and delivered to the parties hereto shall be final and binding on the parties. 

  

	23.4	Failure To Appoint Arbitrator. If either party fails to appoint an arbitrator within the prescribed time, and/or if either party fails to appoint an arbitrator with
the qualifications specified herein, and/or if any two arbitrators are unable to agree upon the appointment of a third arbitrator within the prescribed time, then the Superior Court of the county in which the Premises is located may, upon request of
any party, appoint such arbitrators, as the case may be, and the arbitrators as a group shall have the same power and authority to render a final and binding decision as where the appointments are made pursuant to the provisions of the preceding
Section. All arbitrators shall be individuals with at least five (5) years’ experience negotiating or arbitrating disputes arising out of commercial real property leases in the County where the Premises are located. All determinations by
arbitration hereunder shall be binding upon Landlord and Tenant. 

 ARTICLE 24 
 ACCESS BY LANDLORD 
  

	24.1	Right of Entry. Landlord or Landlord’s agent shall have right to enter the Premises at all reasonable times to examine the same, and to show them to prospective
purchasers or mortgagees of the building, and to make such repairs, alterations, improvements or additions as Landlord may deem necessary or desirable, and Landlord shall be allowed to take all material into and upon the Premises that may be
required therefor without the same constituting an eviction of Tenant in whole or in part, and the Rent reserved shall in no ways abate while said repairs, alterations, improvements, or additions are being made, by reason of loss or interruption of
business of Tenant, or otherwise. During the six months prior to the expiration of the Term of this Lease or any Extended Term, Landlord may exhibit the Premises to prospective tenants and place upon the Premises the usual notices “To Let”
or “For Rent” which notices Tenant shall permit to remain thereon without molestation. 

 ARTICLE 25

 TENANT’S PROPERTY 
  

	25.1	Taxes on Tenant’s Property. Tenants shall be responsible for and shall pay before delinquency all municipal, county, state and federal taxes assessed during the
Term of this Lease against any leasehold interest or Tenant’s Property. 

  

	25.2	Loss and Damage. Landlord shall not be responsible or liable to Tenant for any loss or damage that may be occasioned by or through the acts or omissions of persons
occupying adjoining premises or any part of the premises adjacent to or connected with the Premises or any part of the building of which the Premises are a part, or for any loss or damage resulting to Tenant or its property from bursting, stoppage
or leaking of water, rain, gas, sewer or steam pipes or for any damage or loss of property within the Premises from any cause whatsoever. 

  

	25.3	Notice by Tenant. Tenant shall give immediate notice to Landlord in case of fire or accidents in the Premises or in the building of which the Premises are a part or of
defects therein or in any fixtures or equipment. 

 ARTICLE 26 
 INDEMNITY, LIMITATION ON CLAIMS 
  

	26.1	 Covenant to Hold Harmless. Tenant covenants to protect, indemnify and defend Landlord, and save it harmless from and against any and all claims,
actions, damages, liability and expense, including attorneys’ fees, in connection with loss of 

  

							
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life, personal injury and/or damage to property arising from or out of any occurrence in, upon or at the Premises or the occupancy or use by Tenant or its
invitees, agents, contractors, employees, servants, customers or licensees of the Premises or any part thereof, or arising from or out of Tenant’s failure to comply with Article 12 hereof, or occasioned wholly or in part by any act or omission
of Tenant, its agents, contractors, employees, servants, customers or licensees. For the purpose hereof, the Premises shall include the service areas adjoining the same and the loading platform area allocated to the use of Tenant. In case Landlord
shall be made a party to any litigation commenced by or against Tenant, then Tenant shall defend, protect and hold Landlord harmless and shall pay all cost, expenses and reasonable attorney’s fees incurred or paid by Landlord in connection with
such litigation. 

  

	26.2.	Limitation on Claims. Any claim, demand, right or defense of any kind by Tenant, which is based upon, arising in connection with or in any way related to this
Lease, shall be barred unless Tenant commences an action thereon, or interposes in a legal proceeding a defense by reason thereof, within six (6) months after the date of the inaction or omission or the date of the occurrence of the event or of the
action to which the claim, demand, right or defense relates, whichever applies. 

  

	26.3	Patrol and Surveillance. Tenant hereby acknowledges that the Minimum Annual Rent payable to Landlord hereunder does not include the cost of guard service or
other security measures, and that Landlord shall have no obligation whatsoever to provide same. Tenant assumes all responsibility for the protection for the protection of the Premises, Tenant, and Tenant’s agents and invitees and their property
form acts of third parties. Tenant acknowledges that if Landlord provides courtesy guards, courtesy patrols, drive-by patrols, cameras, or other surveillance (“Patrols”) for the Center Common Area, Landlord does not thereby represent,
guarantee or assume any responsibility that Tenant and Tenant’s employees, invitees and property will be secure or safe from or against any fires, crimes, criminal activities, wrongful or tortious acts of third parties or any injury, damages,
perils or bodily harm resulting therefrom (“Assumed Risks”). To induce Landlord to provide such Patrols as Landlord deems reasonable, appropriate and economically feasible, if any, Tenant agrees Landlord shall not be liable for, and Tenant
shall defend, indemnity and hold Landlord harmless from any claims arising from any such Assumed Risks, including claims caused by the sole or concurrent negligent act or omission, whether active or passive, of Landlord or such Patrols.

  

	26.4	Alarms. Landlord may utilize fire, burglar, or other type alarms, strobes or other loud audio announcement devices within or around the Center
(“Alarm”). Landlord does not represent, guarantee or assume any responsibility that the Alarms will function as designed or that Tenant will be secure or safe from or against any perils or bodily harm relating to the use of such Alarms or
in the event the Alarms fails to function. Tenant recognizes the use of such Alarms by Landlord and understands that Tenant may have to evacuate the Center from time to time as a result of fire drills, as well as false alarms due to malfunction,
malicious mischief, and unintentional physical damage to equipment. Tenant holds Landlord harmless from against any and all claims, action damages, loss of income or business, liability and expense, including attorneys’ fees and costs, in
connection with loss of life, personal injury and/or damage to property or Tenant’s business arising from or out of any such use of Alarms and/or the failure of the Alarms to function as intended and/or false alarms. 

 

	26.5	Pest Control Services. Landlord may direct the use of all pest control, extermination and scavenger contractors at such intervals as Landlord may require. Tenant
recognizes the use of such services by Landlord and holds Landlord harmless, from and against any and all claims, actions, damages, liability and expense, including attorneys’ fees, in connection with loss of life, personal injury and/or damage
to property arising from or out of any such use. 

 ARTICLE 27 
 LANDLORD’S RESERVED RIGHTS 
  

	27.1	Reserved Rights. Landlord reserves the following rights, exercisable without liability to Tenant for damage or injury to property, person, or business, for actual or
constructive eviction of Tenant from the Premises, or for disturbing Tenant’s use or possessions of the Premises: (a) to name the Center and to change the name or street address of the Center; (b) to install and maintain all signs on the
exterior and interior of the building; (c) to have pass key and/or alarm codes to the Premises and all doors within the Premises, excluding Tenant’s vaults and safes; (d) at any time during the Term, and on reasonable prior notice to Tenant, to
inspect the Premises, and to show the Premises to any prospective purchaser or encumbrancer of the Center or to others having or expecting to acquire an interest in the Center or any part thereof or in Landlord; (e) during the last six (6) months of
the Term, to show the Premises to prospective Tenants thereof and, if Tenant has vacated the Premises to decorate, remodel, repair, alter or otherwise prepare the Premises for reoccupancy, without affecting Tenant’s obligation to pay Rent
hereunder; (f) to enter the Premises for the purpose of making inspections, repairs, alterations, additions, or improvement to the Premises or the Building (including without limitations, checking, calibrating, adjusting, or balancing controls and
other parts of the HVAC system), and to take all steps as may be necessary or desirable for the safety, protection, or preservation of the Premises or the Building or Landlord’s interest therein, or as may be necessary to or desirable for the
operation or improvement of the Building or to comply with laws, orders, or requirements of governmental or other authority; and (g) to relocate various facilities within the Building if Landlord shall determine such relocation to be in the best
interest of the development of the Building, provided that such relocation shall not materially restrict access to the Premises. Landlord agrees to use its best efforts (except in an emergency) to minimize interference with Tenant’s business in
the Premises in the course of any such entry. 

  

	27.2	Easements. Landlord reserves to itself the right, from time to time, to grant such easements, rights and dedications affecting all or any part of the Center as
Landlord deems necessary or desirable, and to cause the recordation of parcel and subdivision maps and restrictions affecting all or any part of the Center, so long as such easements, rights, dedications, maps and restrictions do not unreasonably
interfere with Tenant’s use of the Premises. Tenant shall sign any of the aforementioned documents upon Landlord’s request and Tenant’s failure to do so or breach of this Section shall constitute a material default under this Lease.
Tenant shall cooperate with and not oppose or object to Landlord’s construction, development, subdivision and/or parcelization of all or any part of the Center and any property adjacent to the Center. 

  

	27.3	Water and Mineral Rights. Notwithstanding anything to the contrary contained herein, Landlord reserves to itself and its successors and assigns at all times all
rights, title and interest in and to minerals, oil, gas, tars, hydrocarbons, and metalliferous substances of every kind, and to water, aquifers, reservoirs, and wells of every kind, together with the rights to drill, pump or mine for same, and the
right to drill or mine through the surface or subsurface of the property upon which the Center is located, and also excepting and reserving to Landlord and its successors and assigns all rights to subsurface waters, including, but not limited to,
the right to take, use and develop for use any and all water that may now exist or may hereafter exist upon or under said land and the rights to drill, explore and operate through the surface or subsurface of the property upon which the Center is
located. 

  

	27.4	Relocation of Premises, Expansion of Center. Landlord is hereby given the option to relocate (the “Relocation Option”) Tenant to comparable, alternate
premises either within the Center or adjacent or near the Center (the “Substitute Premises”). Landlord may, in its sole discretion, exercise the Relocation Option at any time during the Term of the Lease for any reason or no reason upon
written notice to Tenant (the “Relocation Notice”). If Landlord exercise the Relocation Option, Landlord will also pay Tenant the Relocation Expense defined herein below. 

 If Landlord exercise its Relocation Option, Landlord and Tenant will meet as soon as reasonably convenient after Landlord gives the
Relocation Notice to Tenant and shall, within 30 days from the date of the Relocation Notice mutually agree upon the specific premises to which Tenant will be relocated and the amount of Relocation Expense. As used herein, “Relocation
Expense” is equal to the amount reasonably required to move Tenant’s personal property to Substitute Premises and to reprint Tenant’s stationery. In no event will the amount of Relocation Expense exceed the amount of the Termination
Payment (as defined herein). 
 If, for any reason Tenant and Landlord do not mutually agree upon the Substitute Premises or
the amount of Relocation Expense within thirty (30) days after the Relocation Notice is given, Landlord will have the option to terminate this Lease (the “Termination Option”). Landlord may exercise the Termination Option any time which is
not less than thirty (30) days after the Relocation Notice is given upon written notice to Tenant (the “Relocation Notice”) and this Lease will terminate ninety (90) days after the Termination Notice is given. If Landlord exercises the
Termination Option, Tenant will be entitled to a Lease termination payment from landlord in an amount equal to six times the Minimum Monthly Rent in effect on the date that the Relocation Notice is given (the “ Lease Termination Payment”).

  

							
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 The Lease Termination Payment will be payable to Tenant on the date that this Lease
terminates, provided that Tenant concurrently signs such documents as Landlord may reasonably require to confirm that this Lease has been canceled, that the Premises have been surrendered to Landlord and that Tenant has no claims against Landlord by
reason of Landlord’s exercise of the Termination Option (the “Cancellation Documents”). If Landlord exercises the Termination Option and Tenant fails to timely surrender the Premises or sign the Cancellation Documents, then Tenant
shall have no further right to the Lease Termination Payment, the Lease shall nevertheless be canceled and Tenant shall vacate the Premises with no compensation or termination payment whatsoever. 
 ARTICLE 28 
 TENANT’S RECORDS
AND BOOKS OF ACCOUNT 
  

	28.1	

 ARTICLE 29 
 INTERPRETATION AND APPLICATION 
  

	29.1	Execution of Lease. The submission of this Lease for examination or signature by Tenant does not constitute an offer, a reservation of, option for or option to lease,
and it is not effective as a lease or otherwise until execution and delivery by both Landlord and Tenant. 

  

	29.2	Entire Agreement. This Lease and the Exhibits, and Rider, if any, attached hereto and forming a part hereof, sets forth all the covenants, promises, agreements,
conditions and understandings between Landlord and Tenant concerning the Premises and there are no covenants, promises, agreements, conditions or understandings, either oral or written, between them other than are herein set forth in this Lease.

  

	29.3	Reliance. The terms and conditions set forth herein are all the result of arm’s-length bargaining between entities familiar with transactions of this kind, and
said terms, and conditions reflect the fact, except for Landlord’s express obligations set forth in this Lease, Tenant shall have the benefit of, and is relying upon, no statements, representations, or warranties whatsoever made by or
enforceable directly or indirectly against Landlord relating to the condition, operations, dimensions, descriptions, soil condition, suitability, compliance or lack of compliance with any state, federal, county or local law, ordinance, order, permit
or regulation, or any other attribute or matter of or relating to the Premises. Tenant represents, warrants, and covenants to Landlord that Tenant is relying solely upon its own investigation of the Premises. If Landlord obtains or has obtained the
services, opinions, or work product of surveyors, architects, engineers, any title insurer, governmental authorities, or any other person or entity with respect to the Premises, Tenant and Landlord agree that Landlord shall do so only for the
convenience of both parties, and the reliance by Tenant upon any such services, opinions, or work product shall not create or give rise to any liability of or against Landlord. 

  

	29.4	Amendment. No alteration, amendment, change or addition to this Lease shall be binding upon Landlord or Tenant unless reduced to writing and signed by each party.

  

	29.5	No Partnership. Nothing contained herein shall be deemed or construed by the parties hereto, nor by any third party, as creating the relationship of principal and
agent or of partnership or of joint venture between the parties hereto, it being understood and agreed that neither the method of computation of rent, nor any other provision contained herein, nor any acts of the parties herein, shall be deemed to
create any relationship between the parties hereto other than the relationship of Landlord and Tenant, or cause Landlord to be responsible in any way for the debts or obligations of Tenant or any other party. It is agreed that nothing contained in
this Lease shall be deemed or construed as creating a partnership or joint venture between Landlord and Tenant or between Landlord and any other party. 

  

	29.6	No Merger. The voluntary or other surrender of this Lease by Tenant, or a mutual cancellation thereof, shall not work as a merger, but shall, at the option of
Landlord, either terminate all or any existing subleases or subtenancies, or at Landlord’s option, operate as an assignment to Landlord of any or all such subleases or subtenancies. 

  

	29.7	Severability. If any provision of this Lease or application thereof to any person or circumstances shall to any extent be invalid, the remainder of this Lease
(including the application of such provision to persons or circumstances other than those to which it is held invalid) shall not be affected thereby, and each provision of this Lease shall be valid and enforced to the fullest extent permitted by
law. 

  

	29.8	Certain Rules of Construction. Any ambiguities shall be resolved without reference to which party may have drafted this Lease. All Article or Section titles or other
captions in this Lease are for convenience only, and they shall not be deemed part of this Lease and in no way define, limit, extend or describe the scope or intent of any provisions hereof. Unless the context otherwise requires: (I) a term has the
meaning assigned to it; (ii) an accounting term not otherwise defined has the meaning assigned to it in accordance with generally accepted accounting principles; (iii) “or” is not exclusive; (iv) words in the singular include the plural,
and words in the plural include the singular; (v) provisions apply to successive events and transactions; (vi) “herein,” “hereof” and other words of similar import refer to this Lease as a whole and not to any particular Article,
Section or other subdivision; (vii) all references to “clauses,” “ Sections” or “Articles” refer to clauses, Sections or Articles of this Lease; and (viii) any pronoun used in this Lease shall include the corresponding
masculine, feminine or neuter forms. The words “Landlord” and “Tenant”, as used herein, shall include the plural as well as the singular. If Tenant is comprised of more than one individual or entity, the obligations imposed upon
Tenant hereunder shall be joint and several to all parties signing this Lease as Tenant. 

  

							
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	29.9	Captions and Section Numbers. The captions, section numbers, article numbers, and index appearing in this Lease are inserted only as a matter of convenience and in no
way define, limit, construe, or describe the scope or intent of such sections or articles of this Lease nor in any way affect this Lease. 

  

	29.10	Laws of the State of California. This Lease shall be governed by, and construed in accordance with, the laws of the State of California. If any provision of this Lease
or the application thereof to any person or circumstances shall, to any extent, be invalid or unenforceable, the remainder of the Lease shall not be affected thereby and each provision of this Lease shall be valid and enforceable to the fullest
extent permitted by the law. 

  

	29.11	Exhibits, Schedules, Riders, Addenda. All Exhibits and other exhibits, if any, and any schedules or riders or addenda attached to this Lease are incorporated herein by
this reference and made a part hereof, and any reference in the body of the Lease or in the exhibits, schedules, riders, or addenda to the “Lease” shall mean this Lease together with all exhibits, schedules, riders and addenda.

 ARTICLE 30 
 MISCELLANEOUS 
  

	30.1	Time. Time is of the essence hereof. 

  

	30.2	Deliveries. Tenant shall use its best efforts to complete, or cause to be completed, all deliveries, loading, unloading and services to the Premises pursuant to the
times of delivery established by Landlord and agrees to instruct its vendors and suppliers to make such deliveries or pickups during such hours. Tenant shall prevent any delivery trucks or other vehicles servicing the Premises from parking or
standing in front of the Premises or near the front entrance to the Center or building. Landlord reserves the right to regulate further the activities of Tenant in regard to deliveries and servicing of the Premises, and Tenants agrees to abide by
such further nondiscriminatory regulations of Landlord. Tenant agrees that all receiving and delivery of goods and merchandise and all removal merchandise, supplies, equipment, trash and garbage shall be made only by way of the area provided
therefor by Landlord. 

  

	30.3	Quiet Enjoyment. Upon payment by Tenant of the Rent herein provided, and upon the observance and performance of all the covenants, terms and conditions on
Tenant’s part to be observed and performed, Tenant shall peaceably and quietly hold and enjoy the Premises for the Term hereby demised without hindrance or interruption by Landlord or any other person or persons lawfully or equitably claiming
by, through or under Landlord, subject, nevertheless, to the terms and conditions of this Lease and any mortgages to which this Lease is subordinate. 

  

	30.4	Movie Rights Reserved. Landlord reserves exclusive rights to negotiate, license and lease the Center for the purposes of television programs, motion pictures, video
programs, commercials and all other types of film or video documentaries or productions. All royalties, fees and compensations received from such licenses and leases shall belong exclusively to Landlord. 

  

	30.5	Trade Names and Trademarks. Tenant shall not make any use, commercial or otherwise (except to the extent necessary to identify the Premises), of the names or marks of
the Center or of SunCoast Properties and/or any other similar names or marks without the prior written consent of Landlord, nor shall Tenant otherwise engage in conduct inconsistent with Landlord’s sole and exclusive rights to its trade names
and trademarks, including but not limited to the foregoing names and marks. 

  

	30.6	Successors. All rights and liabilities herein given to or imposed upon, the respective parties hereto shall extend to and bind the several respective heirs, executors,
administrators, successors and assignees of the said parties; and if there shall be more than one Tenant, they shall all be bound jointly and severally by the terms, covenants and agreements herein. No rights, however, shall inure to the benefit of
any assignee of Tenant unless the assignment to such assignee has been approved by Landlord in writing. 

  

	30.7	Waiver. One or more waivers of any covenant or condition by Landlord shall not be construed as a waiver of a subsequent breach of the same covenant or condition, and
the consent or approval by Landlord to or of any act by Tenant requiring Landlord’s consent or approval shall not be deemed to render unnecessary Landlord’s consent or approval to or of any subsequent similar act by Tenant. No breach of a
covenant or condition of this Lease shall be deemed to have been waived by Landlord, unless such waiver in writing and signed by Landlord. 

  

	30.8	Delays. If either party hereto shall be delayed or hindered in or prevented from the performance of any act required hereunder by reason of strikes, lockouts, labor
troubles, inability to produce materials, failure of power, restrictive governmental laws or regulations, riots, insurrection, war or other reason of a like nature not the fault of the party delayed in performing work or doing acts required under
the terms of this Lease, then performance of such act shall be excused for the period of the delay and the period for the performance of any such act shall be extended for a period equivalent to the period of such delay. The party entitled to such
extension hereunder shall give written notice as soon as possible to the other party hereto of its claim of right to such extension and the reason(s) therefor. The provisions of this Section 30.8 shall not operate to excuse Tenant from prompt
payment of Rent, Additional Rent or any other payments required by the terms of this Lease. 

  

	30.9	Notices. Except for Notices of Default which shall be delivered in accordance with applicable law, all notices required or permitted by this Lease shall be in writing
and shall only be delivered by United States Postal Service Certified (with return requested) or Express Mail, Federal Express, or any other Nationally recognized overnight delivery service with postage prepaid, and shall be addressed (a) if to
Landlord, at the address set forth in Section 1.2 hereof, or at such other address as Landlord may designate by written notice, and (b) if to Tenant, at the address set forth in Section 1.4 hereof, or at such other address as Tenant may designate by
written notice. Notices shall be deemed given on the date of delivery shown on the receipt card, or if no delivery date is show, the postmark thereon. If sent by Express Mail, Federal Express, or any other Nationally recognized overnight delivery
service that guarantee next day delivery, notice shall be deemed given on the next business day after delivery of the same to the Postal Service or overnight delivery service. If a notice and grace period required under Article 22 was not previously
given, a notice to pay rent or quit, or to perform or quit given to Tenant under the unlawful detainer statute shall also constitute the notice required by Article 22. In such case, the applicable grace period required by Article 22 and the unlawful
detainer statute shall run concurrently, and the failure of Tenant to cure the default within the greater of the two such grace periods shall constitute both an unlawful detainer and an event of default and breach of this Lease entitling Landlord to
the remedies provided for in this Lease and/or by said statute. 

  

	30.10	Broker’s Commission. Tenant represents and warrants unto Landlord that there are no claims for brokerage commissions or finder’s fee in connection with this
Lease, and Tenant agrees to indemnify Landlord and hold it harmless from all liabilities arising from any such claim arising from an alleged agreement or act by Tenant (including, without limitations, the cost of attorneys’ fees in connection
therewith); such agreement to survive the termination of this Lease. 

  

	30.11	Recording. Tenant shall not record this Lease or any memorandum hereof without the written consent of Landlord. 

  

	30.12	Traffic Impact. Tenant acknowledges that traffic control and flow is a major concern of the governmental authorities with jurisdiction over the Center and Premises,
including without limitation the County, State, or Federal authorities, the local regional air quality management district, and of Landlord and of each tenant in the Center and surrounding properties and improvement. Tenant shall cooperate with
Landlord in reasonable efforts that may be undertaken by Landlord independently or in cooperation with any such governmental authority or other property owners to alleviate, mitigate or otherwise reduce or improve the traffic impact of the Center
and Premises on the local area streets, highways and air quality. 

  

							
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	30.13	Furnishing of Financial Statements. Upon Landlord’s written request, Tenant shall furnish Landlord, from time to time within ten (10) days of such request, with
financial statements reflecting Tenant’s then current financial condition. 

  

	30.14	Transfer of Landlord’s Interest. In the event of any transfer or transfers of Landlord’s interest in the Center, the transferor shall be automatically
relieved of any and all obligations on the part of Landlord accruing from and after the date of such transfer, including, but not limited to, any obligation to Tenant with respect to the Security Deposit referred to in Section 1.17 hereof upon
assignment of same to the transferee, provided that (a) the interest of the transferor, as Landlord, in any funds then in the hands of Landlord in which Tenant has an interest shall be turned over, subject to such interest, to the then transferee;
and (b) notice of such sale or transfer shall be delivered to Tenant as required by law. No holder of mortgage or deed of trust to which this Lease is or may be subordinate shall be responsible in connection with the Security Deposit, unless such
mortgagee or holder of such deed of trust shall have actually received the Security Deposit. 

  

	30.15	Accord and Satisfaction. No payment by Tenant or receipt by Landlord of a lesser amount than the monthly Rent herein stipulated shall be deemed to be other than on
account of the earliest stipulated Rent, nor shall any endorsement or statement on any check or any letter accompanying any check or payment as Rent be deemed an accord and satisfaction, and Landlord shall accept such check or payment without
prejudice to Landlord’s right to recover the balance of such Rent or pursue any other remedy in this Lease provided. 

  

	30.16	Consents. Wherever Landlord’s consent or approval is required pursuant to the terms of this Lease, Landlord may grant or withhold the same in Landlord’s sole
and absolute discretion, except as otherwise expressly provided herein. 

  

	30.17	Floor Area. “Floor Area” as used in this Lease means the rentable square footage of the Premises and includes: (a) with respect to the Premises, the number
of square feet of floor space on all floor levels therein, including any mezzanine space, measured from the exterior faces of exterior walls, storefronts, corridors and service areas and the center line of party walls; and (b) Tenants pro-rata share
of all Common Area square footage as specified in Section 8.1 hereof (collectively referred to as “RSF”). Tenant acknowledges that it has verified the size of the Premises prior to signing this Lease. Any statement of size as to RSF or
Usable Square Footage (“USF”) set forth in this Lease, or that may have been used in calculating Rent, is an approximation which the Parties agree is reasonable and any payments based thereon are not subject to revision whether or not the
actual size is more or less than stated. For the purpose of this Lease, in determining the gross RSF Floor Area or the gross leased and occupied RSF Floor Area of the Center, there shall be excluded therefrom the RSF floor area of any premises
leased for the operation of a U.S. Government Post Office facility or other governmental facility. No deduction or exclusion from RSF Floor Area shall be made by reason of columns, stairs, shafts, or other interior construction or equipment.

 IN WITNESS WHEREOF, Landlord and Tenant have signed their names on the date of this Lease, as set forth in Section 1.1(a)
hereof. 
  

							
	LANDLORD:	  	
		
	 Spectrum Business Center,
 a California
limited partnership
	  	
			
	BY:	 	 Roberto G. Brutocao, P.C.
 a California
Corporation;
 General Partner
	  	
				
		 	By	  	 

	  	
		 		  	Roberto G. Brutocao, President	  	
		
	TENANT:	  	
			
		 	Nationwide Auction Systems	  	
				
		 	By	  	 

	  	
				
		 	Name:	  	

	  	
				
		 	Dated	  	08/01/06	  	
		 		  		  	

  

							
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 EXHIBIT “A” 
 Floor Plan 
 

 
  

							
		 		  		  	
		 		  		  	
		 		  		  	

 EXHIBIT “B” 
 RULES AND REGULATIONS 
 GENERAL RULES 
 1. Lessee shall not suffer or permit the obstruction of any Common Areas, including driveways, walkways and stairways. 
 2.
Lessor reserves the right to refuse access to any persons Lessor in good faith judges to be a threat to the safety and reputation of the Project and its occupants. 
 3. Lessee shall not make or permit any noise or odors that annoy or interfere with other lessees or persons having business within the Project. 
 4. Lessee shall not keep animals or birds within the Project, and shall not bring bicycles, motorcycles or other vehicles into areas not designated as authorized the same. 
 5. Lessee shall not make, suffer or permit litter except in appropriate receptacles for that purpose. Lessee shall cooperate with recycling programs implemented by Lessor, if any. 
 6. Lessee shall not alter any lock or install new or additional locks or bolts. 
 7. Lessee shall be responsible for the inappropriate use of any toilet rooms, plumbing or other utilities. No foreign substances of any kind are to be inserted therein. 
 8. Lessee shall not deface the walls, partitions or other surfaces of the Premises or Project. 
 9. Lessee shall not suffer
or permit anything in or around the Premises or Building that causes excessive vibration or floor loading in any part of the Project. 
 10. Furniture,
significant, freight and equipment shall be moved into or out of the building only with the Lessor’s knowledge and consent, and subject to such reasonable limitations, techniques and timing, as may be designated by Lessor. Lessee shall be
responsible for any damage to the Office Building Project arising from any such activity. 
 11. Lessee shall not employ any service or contractor for
services or work to be performed in the Building, except as approved by Lessor. 
 12. Lessor reserves the right to close and lock the Building on Saturdays.
Sundays and Building Holidays, and on other days between the hours of      *** See Lease paragraph 1.12 and Lease Addendum P.M. and          A.M. of the following day. If
Lessee uses the Premises during such periods, Lessee shall be responsible for securely locking any doors it may have opened for entry. 
 13. Lessee shall
not change locks without Lessor’s approved locksmith, and shall return all keys at the termination of its tenancy and shall be responsible for the cost of replacing any keys that are lost. 
 14. No window covers, shades or awnings shall be installed or used by Lessee. 
 15. No Lessee, employee or invitee shall go upon the roof of the Building. 
 16. Lessee shall not suffer or permit smoking or carrying of lighted
cigars or cigarettes in areas reasonably designated by Lessor or by applicable governmental agencies as non-smoking areas. 
 17. Lessee shall not use any
method of heating or air conditioning other than as provided by Lessor. 
 18. Lessee shall not install, maintain or operate any vending machines upon the
Premises without Lessor’s written consent. 
 19. The Premises shall not be used for lodging or manufacturing, cooking or food preparation. 

20. Lessee shall comply with all safety, fire protection and evacuation regulations established by Lessor or any applicable governmental agency. 
 21. Lessor reserves the right to waive any one of these rules or regulations, and/or as to any particular Lessee, and any such waiver shall not constitute a waiver of
any other rule or regulation or any subsequent application thereof to such Lessee. 
 22. Lessee assumes all risks from theft or vandalism and agrees to keep
its Premises locked as may be required. 
 23. Lessor reserves the right to make such other reasonable rules and regulations as it may from time to time deem
necessary for the appropriate operation and safety of the Project and its occupants. Lessee agrees to abide by these and such rules and regulations. 
 PARKING RULES 
 1. Parking areas shall be used only for parking by vehicles no longer than full size, passenger automobiles herein called
“Permitted Size Vehicles”. Vehicles other than Permitted Size Vehicles are herein referred to as “Oversized Vehicles”. 
 2. Lessee shall
not permit or allow any vehicles that belong to or are controlled by Lessee’s employees, suppliers, shippers, customers, or invitees to be loaded, unloaded, or parked in areas other than those designated by Lessor for such activities.

 3. Parking stickers or identification devices shall be the property of Lessor and be returned to Lessor by the holder thereof upon termination of the
holder’s parking privileges. Lessee will pay such replacement charge as is reasonably established by Lessor for the loss of such devices. 
 4. Lessor
reserves the right to refuse the sale of monthly identification devices to any person or entity that willfully refuses to comply with the application rules, regulations, laws and/or agreements. 
 5. Lessor reserves the right to relocate all or a part of parking spaces from floor to floor, within one floor, and/or reasonably adjacent offsite location(s), and to
reasonably allocate them between compact and standard size spaces, as long as the same complies with applicable laws, ordinances and regulations. 
 6. Users
of the parking area will obey all posted signs and park only in the areas designated for vehicle parking. 
 7. Unless otherwise instructed, every person
using the parking area is required to park and lock his own vehicle. Lessor will not be responsible for any damage to vehicles, injury to persons or loss of property, all of which risks are assumed by the party using the parking area. 
 8. Validation, if established, will be permissible only by such method or methods as Lessor and/or its licensee may established at rates generally applicable to visitor
parking. 
 9. The maintenance, washing, waxing, or cleaning of vehicles in the parking structure or Common Area is prohibited. 
 10. Lessee shall be responsible for seeing that all of its employees, agents and invitees comply with the applicable parking rules, regulations, laws and agreements.

 11. Lessor reserves the right to modify these rules and/or adopt such other reasonable and non-discrimatory rules and regulations as it may deem necessary
for the proper operation of the parking area. 
 12. Such parking use as in herein provided is intended merely as a license only and no bailment is intended
or shall be created hereby. 
  

							
		 		  		  	
		 		  		  	
		 		  		  	

 EXHIBIT “C” 
  

	A.	LANDLORD IMPROVEMENTS AND/OR REPAIRS: 

 None, the space is
being taken “As Is”. 
  

	B.	TENANT IMPROVEMENTS AND/OR REPAIRS: 

 None at this time.

  

							
		 		  	Initials

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