Document:

Office Building Lease - TPG--Great Hills Plaza LLC

 Exhibit 10.14 
 GREAT HILLS PLAZA 
 OFFICE
BUILDING LEASE 
 DATED THE 2ND DAY OF SEPTEMBER, 2005 

BETWEEN 
 M&S GREAT HILLS PLAZA L.P., 
 AS LANDLORD,

 AND 
 E2OPEN, INC., 
 AS TENANT 

 GREAT HILLS PLAZA 

OFFICE BUILDING LEASE 
 BASIC LEASE INFORMATION 
  

					
	1.	  	Date:	  	September 2, 2005
			
	2.	  	Landlord:	  	M&S Great Hills Plaza L.P., a California limited partnership
			
	3.	  	Tenant:	  	E2Open. Inc., a Delaware corporation
			
	4.	  	Property:	  	The real property legally described on Exhibit B attached hereto, commonly known as “Great Hills Plaza”
			
	5.	  	Building:	  	That certain office building which is known as 9600 Great Hills Trail, Austin, Texas 78759 located on the Property
			
	6.	  	Premises:	  	11,684 rentable square feet located on the third (3rd) floor of the Building, designated as Suite No. 300E. as outlined on the floor plan attached hereto as Exhibit
A.
			
	7.	  	Initial Term:	  	Thirty-six (36) months
			
	8.	  	Commencement Date:	  	September 15, 2005
			
	9.	  	Expiration Date:	  	September 30, 2008
			
	10.	  	Base Rental Rate:	  	
			
	 	  	 Months
	  	 Annual Base Rental Rate

			
		  	1 - 6	  	$6.00 per rentable square foot NNN
		  	7 - 12	  	$ 12.00 per rentable square foot NNN 
		  	13 - 24	  	$ 12.50 per rentable square foot NNN
		  	25 - 36	  	$ 13.00 per rentable square foot NNN
			
	11.	  	Base Rent:	  	
			
	 	  	 Months
	  	 Monthly Base Rent

			
		  	1 - 6	  	$5,842
		  	7 - 12	  	$11,684
		  	13 - 24	  	$12,171
		  	25 - 36	  	$12,658
			
	12.	  	(Intentionally Omitted)	  	
			
	13.	  	(Intentionally Omitted)	  	

  
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	14.	  	Tenant’s Operating Expenses:	  	The ratio which the rentable area of the Premises bears to the rentable area of the Building, which is agreed to be 8.63% (11,684/135,333)
			
	14.	  	Maximum Improvement Cost:	  	Not Applicable
			
	15.	  	Space Plan Deadline:	  	Not Applicable
			
	16.	  	Working Drawing Deadline:	  	Not Applicable
			
	17.	  	Landlord’s Broker:	  	CB Richard Ellis, Inc.
			
	18.	  	Tenant’s Broker:	  	None
			
	19.	  	Parking Passes:	  	Forty-One (41) unreserved parking passes (the “Parking Passes”) for unassigned parking spaces located in the parking lot for the Building.
			
	20.	  	Current Parking Pass Fee:	  	Parking Passes are at no charge to Tenant during the Initial Term. Parking Passes shall be at prevailing rate during any extension term.
			
	22.	  	Reserved Area:	  	Approximately 11.995 rsf of contiguous space on the third (3rd) floor of the Building, more particularly set forth on the Reserved Area Floor Plan attached hereto as Exhibit
G:
			
	23.	  	Letter of Credit:	  	$133,800, subject to the terms of Section 45 of the Lease.

 (REMAINDER OF PAGE INTENTIONALLY BLANK) 

  
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 The foregoing basic lease information (the “Basic Lease Information”) is
incorporated in and made a part of the Lease, dated as of the date written above, by and between Landlord and Tenant, to which this Basic Lease Information is attached. If there is any conflict between the Basic Lease Information and the Lease, the
Lease shall control. 
  

							
	 LANDLORD:
	 	 M&S GREAT HILLS PLAZA L.P.,
 a California limited partnership

			
		 	By:	 	 Maier Siebel Baber,
 Its Advisor

				
		 		 	By:	 	 /s/ Kenneth A. Baber

		 		 	Printed Name:	 	 Kenneth A. Baber

		 		 	Its:	 	 President & CEO

				
		 		 	By:	 	  

		 		 	Printed Name:	 	  

		 		 	Its:	 	  

		
		 	Date: September 9, 2005
			
		 	Address:	 	
		 	 One Embarcadero Center, Suite 2050
 San Francisco. California 94111
 Attention: President and CEO

		
	 TENANT:
	 	 E2OPEN, INC.,
 a Delaware corporation

			
		 	By:	 	 /s/ Matthew MacKenzie

		 		 	 Matthew MacKenzie

Vice President, General Counsel and Secretary

		
		 	Address:
		 	 1600 Seaport Boulevard 5th Floor

Redwood City, California 94063
 Attention: Chief
Financial Officer and Legal Department

  
 BLI-iii

 TABLE OF CONTENTS 

 

							
	 	  	 	  	PAGE	 
			
	 1.
	  	PREMISES	  	 	1	  
			
	 2.
	  	TERM	  	 	1	  
			
	 3.
	  	ACCEPTANCE OF PREMISES	  	 	1	  
			
	 4.
	  	BASE RENT	  	 	2	  
			
	 5.
	  	ADDITIONAL RENT	  	 	2	  
			
	 6.
	  	EXISTING SECURITY DEPOSIT	  	 	5	  
			
	 7.
	  	USES: HAZARDOUS SUBSTANCES	  	 	5	  
			
	 8.
	  	MAINTENANCE AND REPAIRS	  	 	6	  
			
	 9.
	  	ALTERATIONS	  	 	7	  
			
	 10.
	  	TENANT’S PROPERTY	  	 	8	  
			
	 11.
	  	ENTRY BY LANDLORD	  	 	8	  
			
	 12.
	  	LIENS AND INSOLVENCY	  	 	9	  
			
	 13.
	  	INDEMNIFICATION	  	 	9	  
			
	 14.
	  	DAMAGE TO TENANT’S PROPERTY	  	 	9	  
			
	 15.
	  	EMINENT DOMAIN	  	 	10	  
			
	 16.
	  	TENANT’S INSURANCE	  	 	10	  
			
	 17.
	  	DAMAGE OR DESTRUCTION	  	 	12	  
			
	 18.
	  	WAIVER OF SUBROGATION	  	 	13	  
			
	 19.
	  	ASSIGNMNENT OR SUBLETTING	  	 	13	  
			
	 20.
	  	SUBORDINATION	  	 	15	  
			
	 21.
	  	ESTOPPEL CERTIFICATE	  	 	16	  
			
	 22.
	  	SERVICES	  	 	16	  
			
	 23.
	  	SIGNS AND ADVERTISING	  	 	16	  
			
	 24.
	  	PARKING	  	 	17	  

 TABLE OF CONTENTS 

(CONTINUED) 
  

							
	 	  	 	  	PAGE	 
			
	 25.
	  	RULES AND REGULATIONS	  	 	17	  
			
	 26.
	  	TIME	  	 	17	  
			
	 27.
	  	QUIET ENJOYMENT	  	 	17	  
			
	 28.
	  	DEFAULTS AND REMEDIES	  	 	17	  
			
	 29.
	  	TRANSFER OF LANDLORD’S INTEREST	  	 	19	  
			
	 30.
	  	RIGHT TO PERFORM	  	 	19	  
			
	 31.
	  	IMPROVEMENTS	  	 	19	  
			
	 32.
	  	NOTICES	  	 	20	  
			
	 33.
	  	ATTORNEYS’ FEES	  	 	20	  
			
	 34.
	  	HOLDING OVER	  	 	21	  
			
	 35.
	  	SURRENDER OF PREMISES	  	 	21	  
			
	 36.
	  	NON-WAIVER	  	 	21	  
			
	 37.
	  	MORTGAGEE PROTECTION	  	 	21	  
			
	 38.
	  	BUILDING PLANNING	  	 	21	  
			
	 39.
	  	CHANGES TO THE PROPERTY	  	 	22	  
			
	 40.
	  	LANDLORD’S LIEN	  	 	22	  
			
	 41.
	  	GENERAL PROVISIONS	  	 	23	  
			
	 42.
	  	WAIVER OF TEXAS DECEPTIVE TRADE PRACTICES ACT	  	 	25	  
			
	 43.
	  	RIGHT OF FIRST REFUSAL	  	 	25	  
			
	 44.
	  	TERMINATION OF EXISTING LEASE; SURRENDER OF SURRENDER
SPACE	  	 	26	  
			
	 45.
	  	LETTER OF CREDIT	  	 	26	  

  
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 THE GREAT HILLS PLAZA LEASE 

THIS LEASE is entered into by and between Landlord and Tenant, as specified in the
Basic Lease Information, which is incorporated herein by reference, as of the date shown in Paragraph 1 the Basic Lease Information. 

1. PREMISES. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the Premises (as defined in
Paragraph 6 of the Basic Lease Information) upon and subject to the terms, covenants and conditions herein set forth. Tenant covenants, as a material part of the consideration for this Lease, to keep and perform each and all of said terms,
covenants and conditions for which Tenant is responsible and that this Lease is entered into upon the condition of such performance. Landlord and Tenant agree that the rentable square footage of the Premises is as set forth in Paragraph 6 of
the Basic Lease Information. 
 2. TERM. 
 a. Initial Term. Except as otherwise provided herein, the term of this Lease shall be the Initial Term as set forth in Paragraph 7 of the Basic Lease Information, commencing on the
earlier to occur of (i) Tenant’s commencement of regular business operations in the Premises or (ii) the Commencement Date, and ending as of the Expiration Date, as set forth in Paragraphs 8 and Paragraph 9, respectively, of
the Basic Lease Information. The Initial Term, together with any extension term as to which a right has been properly exercised, shall be referred to as the “Term”. Notwithstanding the foregoing, if for any reason the Commencement
Date occurs pursuant to the terms of this Lease on a day other than the first day of a calendar month, the period commencing on the Commencement Date and ending on the last day of the calendar month in which the Commencement Date occurs shall be an
initial stub period which shall be added to the Initial Term and Tenant shall pay all rent and other charges with respect to such stub period (on a prorated basis as referenced in Section 4.a) at the same rate applicable to the first
full calendar month of this Lease. Following such stub period and commencing as of the first day of the first full calendar month following the month in which the Commencement Date occurs. Tenant shall commence the payment of rent and other charges
payable hereunder as if the Initial Term had actually commenced on such date. The use of the stub period described above is intended to provide for ease of administration and calculation of all amounts owed hereunder, since all rental adjustments
will be determined as of the first day of a calendar month and the Term of the Lease will end as of the last day of a calendar month (unless earlier terminated pursuant to the terms hereof). 

b. Delivery of Premises. Landlord shall deliver the Premises to Tenant on the Commencement Date in its
“AS-IS” condition. Following the Commencement Date. Landlord shall demise the Premises from the remainder of the third (3rd) floor of the Building pursuant to the terms and conditions set for in Section 32 of this Lease.
Tenant acknowledges and agrees that Tenant’s rights under this Lease shall be limited to the Premises and Tenant shall have no rights whatsoever to the remainder of the third (3rd) floor of the Premises. Tenant recognizes that some furniture from the prior tenant may be in portions of the
Expansion Space upon the Commencement of the Lease. Tenant agrees to cooperate with Landlord as the prior tenant moves items out of the Expansion Space. Landlord will notify Tenant of the time of moves so Tenant may at its option have personal in
the Premises available to safeguard Tenant’s property and equipment. 
 3. ACCEPTANCE OF
PREMISES. Landlord shall have no obligation whatsoever to construct leasehold improvements for Tenant or to repair or refurbish the Premises, except as specifically set forth in Section 31 of this Lease. Landlord or
Landlord’s agents have made no representations or promises with respect to the Building (as defined in Paragraph 5 of the Basic Lease Information), the Premises or 

  
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this Lease except as expressly set forth herein. The taking of possession of the Premises by Tenant shall be conclusive evidence that Tenant accepts the same “AS IS” and that the
Premises and the Building are suited for the use intended by Tenant and were in good and satisfactory condition at the time such possession was taken. Tenant represents and warrants to Landlord that (a) its sole intended use of the Premises is
for general office use which has no special requirements, including but not limited to, special security requirements, (b) it does not intend to use the Premises for any other purpose, and (c) prior to executing this Lease it has made such
investigations as it deems appropriate with respect to the suitability of the Premises for its intended use and has determined that the Premises are suitable for such intended use. 
 4. BASE RENT. 
 a. Base Rent
Payments. Tenant agrees to pay Landlord each month, as base monthly rent, the Base Rent as set forth in Paragraph 11 of the Basic Lease Information. Each monthly installment of Base Rent shall be payable in advance on the first
day of each calendar month during the Term, except that the first month’s installment shall be paid upon the execution hereof. If the Term commences or ends on a day other than the first day of a calendar month, then the rent for the months in
which this Lease commences or ends shall be prorated (and paid at the beginning of each such month) in the proportion that the number of days this Lease is in effect during such month bears to the total number of days in such month, and such partial
month’s installment shall be paid no later than the commencement of the subject month. In addition to the Base Rent, Tenant agrees to pay as additional rent the amount of additional rent and rent adjustments and other charges required by this
Lease. All rent shall be paid to Landlord, without prior demand and without any deduction or offset, in lawful money of the United States of America, at the address of Landlord designated on the signature page of the Basic Lease Information or to
such other person or at such other place as Landlord may from time to time designate in writing. Except as otherwise provided in this Lease, in the event of a remeasurement or adjustment of the area of the Premises, the Base Rent shall be
recalculated using the Base Rental Rate referenced in Paragraph 10 of the Basic Lease Information. 
 b. Late
Charge. If Tenant fails to pay any installment of Base Rent, additional rent or other charges within five (5) days after the same are due, or fails to make any other payment for which Tenant is obligated under this Lease, then Tenant
shall pay to Landlord a late charge equal to five percent (5%) of the amount so payable. Tenant acknowledges that late payments will cause Landlord to incur costs not contemplated by this Lease, the exact amount of which costs are extremely
difficult and impracticable to calculate. The parties agree that the late charge described above represents a fair and reasonable estimate of the extra costs incurred by Landlord as a result of such late payment. Such late charge shall not be deemed
a consent by Landlord to any late payment, nor a waiver of Landlord’s right to insist upon timely payments at any time, nor a waiver of any remedies to which Landlord is entitled hereunder. In addition, all amounts payable by Tenant to Landlord
hereunder, exclusive of the late charge described above, if not paid within five (5) days after such amounts are due, shall bear interest from the due date until paid at the rate of eighteen percent (18%) per annum, or the maximum amount
permitted by law (whichever is less). 
 5. ADDITIONAL RENT. This Lease is a net lease and Base Rent does
not include any costs or expenses associated with the management, operation, maintenance or repair of the Property. Accordingly, in addition to the Base Rent provided in Section 4 of this Lease, Tenant shall pay Tenant’s
Proportionate Share as specified in Paragraph 14.b of the Basic Lease Information, of Actual Operating Costs for each Operating Year. Tenant’s Proportionate Share of the Building may change based on remeasurement or adjustment of the
area of the Building or the Premises. In addition, whenever additional space is added to the Premises, Tenant’s Proportionate Share of the Building shall increase accordingly. Notwithstanding the foregoing and so long as an Event of Default
does not occur under this 

  
 2 

 
Lease, Tenant will only be required to pay one-half (1/2) of the Actual Operating Costs otherwise due and payable by Tenant during the first six (6) months of the Lease Term.

 a. Estimated Operating Costs. After the close of each Operating Year during the Term, Landlord shall furnish
Tenant a written statement of the “Estimated Operating Costs” for such Operating Year, and a corresponding calculation of additional rent, which shall be one-twelfth (1/12) of Tenant’ Proportionate Share of such estimated
amount. Such additional amount shall be added to the monthly installment of Base Rent payable by Tenant under this Lease for each month during such Operating Year. 
 b. Actual Operating Costs. After the close of each Operating Year during the Term, Landlord shall deliver to Tenant a written statement setting forth the Actual Operating Costs during the
preceding Operating Year. If such costs for any Operating Year exceed the Estimated Operating Costs paid by Tenant to Landlord pursuant to Section 5.a, Tenant shall pay the amount of such excess to Landlord as additional rent within
thirty (30) days after receipt by Tenant of such statement. If such statement shows such costs to be less than the amount paid by Tenant to Landlord pursuant to Section 5.a, then the amount of such overpayment shall be paid by
Landlord to Tenant within thirty (30) days following the date of such statement or credited by Landlord to the payment of rent next due. 
 c. Determinations. The determination of Actual Operating Costs and Estimated Operating Costs shall be made by Landlord. Any payments pursuant to this Section 5 shall be
additional rent payable by Tenant hereunder, and in the event of nonpayment thereof, Landlord shall have the same rights with respect to such nonpayment as it has with respect to any other nonpayment of rent hereunder. 

d. End of Term. If this Lease shall terminate on a day other than the last day of an Operating Year, the amount of any
adjustment between Estimated Operating Costs and Actual Operating Costs with respect to the Operating Year in which such termination occurs shall be prorated on the basis which the number of days from the commencement of such Operating Year, to and
including such termination date, bears to three hundred sixty-five (365); and any amount payable by Landlord to Tenant or Tenant to Landlord with respect to such adjustment shall be payable within thirty (30) days after delivery of the
statement of Actual Operating Costs with respect to such Operating Year. 
 e. Definitions. The following terms
shall have the respective meanings hereinafter specified: 
 (1) Intentionally Omitted. 

(2) “Operating Year” shall mean a calendar year commencing
January 1 and ending December 31. 
 (3) “Operating
Costs” shall mean all expenses paid or incurred by Landlord for maintaining, owning, operating and repairing the Property (as defined in Paragraph 4 of the Basic Lease Information) and the Building, and the
personal property used in conjunction therewith, including, but not limited to expenses incurred or paid for: Property Taxes (as hereinafter defined); utilities for the Property, including but not limited to electricity, power, gas, steam, oil or
other fuel, water, sewer, lighting, heating, air conditioning and ventilating; permits, licenses and certificates necessary to operate, manage and lease the Property; insurance Landlord deems appropriate to carry or is required to carry by any
mortgagee under any mortgage encumbering the Building or any portion thereof or interest therein or encumbering any of Landlord’s or a property manager’s personal property used in the operation of the Building; supplies, tools,

  
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equipment and materials used in the operation, repair and maintenance of the Property; accounting, legal, inspection, consulting, concierge and other services; equipment rental (or installment
equipment purchase or equipment financing agreements); management agreements (including the cost of any management fee actually paid thereunder and the fair rental value of any office space provided thereunder, up to customary and reasonable
amounts); wages, salaries and other compensation and benefits (including the fair value of any parking privileges provided) for all persons engaged in the operation, maintenance or security of the Property, and employer’s Social Security taxes,
unemployment taxes or insurance, and any other taxes which may be levied on such wages, salaries, compensation and benefits; payments under any easement, operating agreement, declaration, restrictive covenant, or instrument pertaining to the sharing
of costs in any planned development or similar arrangement; operation, repair, and maintenance of all systems and equipment and components thereof (including replacement of components); janitorial service; alarm and security service; window
cleaning; trash removal; elevator maintenance; cleaning of walks, parking facilities and building walls; replacement of wall and floor coverings, ceiling tiles and fixtures in lobbies, corridors, restrooms and other common or public areas or
facilities; maintenance and replacement of shrubs, trees, grass, sod and other landscape items, irrigation systems, drainage facilities, fences, curbs, and walkways; re-paving and re-striping parking facilities; and roof repairs and replacement.
Notwithstanding the foregoing, Operating Costs shall not include: 
 (i) depreciation, interest and amortization
on mortgages or other debt costs or ground lease payments, if any; 
 (ii) legal fees in connection with leasing,
tenant disputes or enforcement of leases; 
 (iii) real estate brokers’ leasing commissions; 

(iv) improvements or alterations to tenant spaces; 

(v) the cost of providing any service directly to and paid directly by, any tenant; 

(vi) any cost or expense related to removal, cleaning, abatement or remediation of Hazardous Substances (defined in
Section 7.b) in our about the Building that was not brought to the Building by Tenant or its agents, employees or contractors, and which is not the result of any violation by Tenant of the terms of Section 7; 

(vii) any costs or expenses allocable to any period of time prior to the Commencement Date or following the expiration or
sooner termination of this Lease (except to the extent early termination is due to a breach of this Lease by Tenant); 
 (viii) any costs or expenses incurred for the sole benefit of any (A) third person other than Tenant or (B) portion of the Property excluding the Premises; 

(ix) costs of any items to the extent Landlord receives reimbursement from insurance proceeds or from a third party (such
proceeds to be deducted from Operating Costs in the year in which received); and 

  
 4 

 (x) capital expenditures except those capital expenditures made primarily to
reduce Operating Costs, to implement security measures at the Property, or to comply with any laws or other governmental requirements, or for replacements (as opposed to additions or new improvements) of non-structural items located in the common
areas of the Property required to keep such areas in good condition, which capital expenditures (together with reasonable financing charges) shall be amortized for purposes of this Lease over the shorter of (i) their useful lives, or (ii) three
(3) years. 
 (4) “Estimated Operating Costs” shall mean
Landlord’s estimate of Operating Costs for the following Operating Year, adjusted as if ninety-five percent (95%) of the total rentable area of the Building had been occupied for the entire Operating Year. 

(5) “Actual Operating Costs” shall mean the actual Operating Costs for
any Operating Year, adjusted as if ninety-five percent (95%) of the total rentable area of the Building had been occupied for the entire Operating Year. Actual Operating Costs shall not include costs which are unusually high due to
extraordinary circumstances such as embargoes, boycotts, unusual security expenditures, insurance surcharges or unusually high premiums or utility rate increases due to shorter term events or circumstances. 

(6) “Property Taxes” shall mean all real and personal property taxes
and assessments imposed by any governmental authority or agency on the Building and the Property (including a pro rata portion of any taxes levied on any common areas); any assessments levied in lieu of such taxes; any non-progressive tax on or
measured by gross rents received from the rental of space in the Building; and any other costs levied or assessed by, or at the direction of, any federal, state, or local government authority in connection with the use or occupancy of the Building
or the Premises or the parking facilities serving the Building and the Premises; any tax on this transaction or any document to which Tenant is a party creating or transferring an interest in the Premises, and any expenses, including the reasonable
cost of attorneys or experts, incurred by Landlord in seeking reduction by the taxing authority of the above-referenced taxes, less any tax refunds obtained as a result of an application for review thereof; but shall not include any net income,
franchise, estate or inheritance taxes. 
 6. EXISTING SECURITY DEPOSIT. In connection with
the Existing Lease (as hereinafter defined in Section 44) Landlord is currently holding a security deposit in the amount of $35.550 (the “Existing Security Deposit”). The Existing Security Deposit shall
continue to be held by Landlord pursuant to the terms and conditions of Section 6 of the Existing Lease, until such time that the Existing Security Deposit is returned to Tenant, pursuant to the terms and conditions of this
Section 6. Within ten (10) business days of Landlord’s receipt of the LC (as described in Section 45 hereof), Landlord shall return the Existing Security Deposit to Tenant. 

7. USES; HAZARDOUS SUBSTANCES. 

a. Use. Tenant agrees that it will continuously during the Term use the Premises
for general office purposes, and for no other business or purpose. Tenant, at its sole cost and expense, shall promptly comply with all local, state or federal laws, statutes, ordinances and governmental rules, regulations or requirements now in
force or which may hereinafter be in force, including, without limitation, the Americans with Disabilities Act, 42 U.S.C. § 12101 et seq. and any governmental regulations relating thereto, including any required alterations for purposes of
“public accommodations” under such statute. Tenant shall not use or permit the Premises to be used in any manner nor do any act which would increase the existing rate of insurance on the Building or cause the
cancellation of any insurance policy covering 

  
 5 

 
the Building, nor shall Tenant permit to be kept, used or sold, in or about the Premises, any article which may be prohibited by the standard form of fire insurance policy, unless Tenant obtains
an endorsement to the policy allowing such activity. Tenant shall not during the Term (i) commit or allow to be committed any waste upon the Premises, or any public or private nuisance in or around the Building or the Property, (ii) allow
any sale by auction upon the Premises, (iii) place any loads upon the floor, walls, or ceiling of the Premises which endanger the Building, (iv) use any apparatus, machinery or device in or about the Premises which will cause any
substantial noise or vibration or in any manner damage the Building, (v) place any harmful liquids in the drainage system or in the soils surrounding the Building, or (vi) disturb or unreasonably interfere with other tenants of the Building. If any
of Tenant’s office machines or equipment disturbs the quiet enjoyment of any other tenant in the Building, then Tenant shall provide adequate insulation, or take such other action as may be necessary to eliminate the disturbance, all at
Tenant’s sole cost and expense. 
 b. Hazardous Materials. Tenant shall not generate, use, manufacture, keep,
store, refine, release, discharge or dispose of any substance or material that is described as a toxic or hazardous substance, waste or material or a pollutant or contaminant by any federal, state or local law, ordinance, rule or regulation now or
hereafter in force, as amended from time to time, in any way relating to or regulating human health or safety or industrial hygiene or environmental conditions or pollution or contamination, including the Comprehensive Environmental Response.
Compensation and Liability Act of 1980, 42 U.S.C. § 9601, et seq., the Solid Waste Disposal Act, 42 U.S.C. § 6901, et seq., including, without limitation. PCBs, petroleum products, asbestos and asbestos-containing materials (collectively,
“Hazardous Substances”), on, under or near the Premises or the Building, except that Tenant may use Hazardous Substances on the Premises that are incidental to general office use, such as photocopier toner, provided
such use is in compliance with laws and prudent business practices. Tenant shall not cause or permit any waste material or refuse to be dumped upon or remain upon any part of the Property outside the Premises, nor shall Tenant cause or allow any
materials, supplies, equipment, finished products or semi-finished products or articles of any nature to be stored upon or remain upon the Property outside the Premises. Tenant agrees to indemnify Landlord against and hold Landlord harmless from any
and all loss, cost, liability, claim, damage, and expense including, without limitation, reasonable attorneys’ fees and disbursements, incurred in connection with or arising from the generation, use, manufacture, storage, disposal or release of
any Hazardous Substances by Tenant or any person claiming through or under Tenant or any contractor, agent, employee, visitor, assign or licensee of Tenant, on or about the Property throughout the Term, provided, however, the foregoing
indemnity shall not extend to Hazardous Substances conditions existing at the Building prior to the Commencement Date or Hazardous Substances conditions to the extent caused by or resulting from the actions of Landlord or its agents, employees or
contractors. Landlord covenants and agrees that, to the extent it is determined that Hazardous Substances exist at the Property as of the Commencement Date in violation of laws governing Hazardous Substances, and such violation does not arise out of
any acts or omissions of Tenant, its agents, employees or contractors. Landlord shall promptly take such action as is necessary to comply with such laws at no cost to Tenant. If, following the Commencement Date, the Property becomes contaminated
with Hazardous Substances in violation of laws governing Hazardous Substances, and such violation does not arise out of any acts or omissions of Tenant or the Tenant Parties. Landlord shall promptly take such action as is necessary to comply with
such laws, or if the violation of laws governing Hazardous Substances arises out of the acts or negligence of third parties, Landlord shall exercise commercially reasonable efforts to cause such third parties to take such action as is necessary to
comply with such laws. 
 8. MAINTENANCE AND REPAIRS. 

a. Landlord’s Obligations. Landlord shall maintain and keep in good repair the foundations, exterior walls, structural
portions of the roof and other structural portions of the Building, 

  
 6 

 
and shall maintain the electrical, plumbing, heating and ventilating equipment in the Building, except such portions thereof as may be specially installed for Tenant or otherwise altered by
Tenant in connection with Tenant’s work or otherwise: and except that all damage or injury to the Premises, the Building or the equipment and improvements therein caused by any act, neglect, misuse or omission of any duty by Tenant or by any
persons who may be in or upon the Premises or the Building with the express or implied consent of Tenant shall be paid by Tenant. Landlord shall not be liable for any failure to make any such repairs or to perform any maintenance unless such failure
shall persist for an unreasonable time (reasonableness shall be determined by the nature and severity of the problem requiring repair) after written notice of the need of such repairs or maintenance is given by Tenant to Landlord. Tenant hereby
waives and releases its right to make repairs at Landlord’s expense under any law, statute or ordinance now or hereafter in effect. 
 b. Tenant’s Obligations. Tenant shall at its expense maintain, repair and replace all portions of the Premises and the equipment or fixtures relating thereto, except to the extent
specified in Section 8.a, above, at all times in good condition and repair, all in accordance with the laws of the State of Texas, and all health, fire, police and other ordinances, regulations and directives of governmental agencies
having jurisdiction over such matters. Tenant shall replace at Tenant’s sole expense any glass that may be broken in the Premises, and elsewhere in the Building if done through any fault or negligence of Tenant or any agent, employee,
contractor, or invitee of Tenant, with glass of the same size, specifications and quality, with signs thereon, if required. At the expiration of the Term, Tenant shall surrender the Premises in good condition, normal wear and tear and damage by fire
or other casualty excepted, and will clean all walls, floors, suspended ceilings and carpeting therein. 
 9. ALTERATIONS.

 a. Landlord’s Consent. Tenant shall not make any alterations, additions or improvements (collectively,
“Alterations”) in or to the Premises or make changes to locks on doors or add, disturb or in any way change any plumbing or wiring without obtaining the prior written consent of Landlord, which consent shall not be unreasonably
withheld provided that the Alterations do not affect the Building’s structure, safety, systems or aesthetics or cause the release of Hazardous Substances. 
 b. Performance of Work. All Alterations shall be made at Tenant’s sole expense and by contractors or mechanics approved by Landlord, shall be made at such times and in such manner as
Landlord may from time to time designate, and shall become the property of Landlord without its obligation to pay therefor. All work with respect to any Alterations shall be performed in a good and workmanlike manner, shall be of a quality equal to
or exceeding the then existing construction standards for the Building and must be of a type, and the floors and ceilings must be finished in a manner, customary for general office use and other uses common to first-class office buildings in the
vicinity. Alterations shall be diligently prosecuted to completion to the end that the Premises shall be at all times a complete unit except during the period necessarily required for such work. All Alterations shall be made strictly in accordance
with all laws, regulations and ordinances relating thereto, and no interior improvements installed in the Premises may be removed unless the same are promptly replaced with interior improvements of the same or better quality. Landlord hereby
reserves the right to require any contractor or mechanic working in the Premises to provide lien waivers and liability insurance covering the Alterations to the Premises and to require Tenant to secure, at Tenant’s sole cost and expense,
completion and lien indemnity bonds satisfactory to Landlord, and/or to require such other instruments as may be reasonably requested by Landlord. Tenant shall give Landlord ten (10) days written notice prior to the commencement of any
Alterations and shall allow Landlord to enter the Premises and post appropriate notices to avoid liability to contractors or material suppliers for payment for any Alterations. All Alterations (including, without limitation, all improvements to the
Premises made pursuant to 

  
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Section 31 below) shall remain in and be surrendered with the Premises as a part thereof at the termination of this Lease, without disturbance, molestation or injury, provided that
Landlord may require any Alterations to be removed upon termination of this Lease. In such event, all expenses to restore said space to normal building standards shall be borne by Tenant. 

c. Landlord’s Expenses; Administrative Fee. Tenant shall pay to Landlord, as additional rent, any reasonable,
documented out-of-pocket costs incurred by Landlord in connection with the review, approval and supervision of the Alterations (including, without limitation, any administration or supervision fee that Landlord is required to pay to its building
management staff in connection with such and for any additional Building services provided to Tenant or to the Premises in connection with any such alterations, additions or improvements which are beyond the normal services provided to occupants of
the Building. Under no circumstances shall Landlord be liable to Tenant for any damage, loss, cost or expense incurred by Tenant on account of Tenant’s plans and specifications, Tenant’s contractors or subcontractors, or Tenant’s
design of any work, construction of any work or delay in completion of any work. 
 10. TENANT’S
PROPERTY. 
 a. Removal Upon Expiration of Lease. All articles of personal property and all
business and trade fixtures, machinery and equipment, furniture and movable partitions owned by Tenant or installed by Tenant at its expense in the Premises shall be and remain the property of Tenant and may be removed by Tenant at any time during
the Term, subject to the other requirements of this Lease. If Tenant shall fail to remove all of such property from the Premises at the expiration of the Term or within ten (10) days after any earlier termination of this Lease for any cause
whatsoever, Landlord may, at its option, remove the same in any manner that Landlord shall choose, and store such property without liability to Tenant for loss thereof. In such event, Tenant agrees to pay Landlord upon demand any and all expenses
incurred in such removal, including court costs and attorneys’ fees and storage charges on such property for any length of time that the same shall be in Landlord’s possession. Landlord may, at its option, without notice, sell said
property or any of the same, at private sale and without legal process, for such price as Landlord may obtain and apply the proceeds of such sale to any amounts due under this Lease from Tenant to Landlord and to the expense incident to the removal
and sale of said property. 
 b. Personal Property Taxes. Tenant shall be liable for and shall pay, at least ten
(10) days before delinquency, all taxes levied against any personal property or trade fixtures placed by Tenant in or about the Premises. If any such taxes on Tenant’s personal property or trade fixtures are levied against Landlord or
Landlord’s property or if the assessed value of the Premises or Landlord’s obligations are increased by a value placed upon such personal property or trade fixtures of Tenant and if Landlord, after written notice to Tenant, pays the taxes
or obligations based upon Tenant’s personal property or trade fixtures, which Landlord shall have the right to do regardless of the validity thereof, but only under proper protest if requested by Tenant. Tenant shall, upon demand, repay to
Landlord the taxes or obligations so levied against Landlord, or the portion of such taxes or obligations resulting from such increase in the assessment. 
 11. ENTRY BY LANDLORD. After reasonable notice (except in emergencies, where no such notice shall be required). Landlord, its authorized agents,
contractors and representatives shall at any and all times have the right to enter the Premises to inspect the same, to supply janitorial service and any other service to be provided by Landlord to Tenant hereunder, to show the Premises to
prospective purchasers or tenants, to post notices, to alter, improve or repair the Premises or any other portion of the Building, all without being deemed guilty of any eviction of Tenant and without abatement of rent. Landlord may, in order to
carry out such purposes, erect scaffolding and other necessary structures where reasonably 

  
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required by the character of the work to be performed, provided that the business of Tenant shall be interfered with as little as is reasonably practicable. Landlord shall at all times have and
retain a key with which to unlock all doors in the Premises, excluding Tenant’s vaults and safes. Landlord shall have the right to use any and all means which Landlord may deem proper to open said doors in an emergency in order to obtain entry
to the Premises. Any entry to the Premises obtained by Landlord pursuant to the terms hereof shall not be deemed to be a forcible or unlawful entry into the Premises, or an eviction of Tenant from the Premises or any portion thereof, and Tenant
hereby waives any claim for damages for any injury or inconvenience to or interference with Tenant’s business, any loss of occupancy or quiet enjoyment of the Premises, and any other loss in, upon and about the Premises. 

12. LIENS AND INSOLVENCY. Tenant shall keep the Premises and the Building free from any liens or
encumbrances of any kind or nature arising out of any work performed, materials ordered or obligations incurred by or on behalf of Tenant. If Tenant becomes insolvent, makes an assignment for the benefit of creditors, or if legal proceedings are
instituted seeking to have Tenant adjudicated bankrupt, reorganized or rearranged under the bankruptcy laws of the United States, or if this Lease shall, by operation of law or otherwise, pass to any person or persons or entity other than Tenant,
Landlord may, at its option, terminate this Lease, which termination shall reserve unto Landlord all of the rights and remedies available under Sections 28 and 30 hereof, and Landlord may accept rent from such trustee, assignee or
receiver without waiving or forfeiting said right of termination. 
 13. INDEMNIFICATION. Tenant shall
indemnify, defend and hold Landlord harmless from all losses, liabilities, costs, expenses and claims arising from (a) Tenant’s use of the Premises or the conduct of its business or any activity, work, or thing done, permitted or suffered
by Tenant in or about the Premises, (b) any breach or default in the performance of any obligation to be performed by Tenant under the terms of this Lease, (c) any act, neglect, fault or omission of Tenant or of its agents, employees,
invitees or guests and (d) all costs, attorneys’ fees, expenses and liabilities incurred in or about such claims or any action or proceeding brought thereon. In case any action or proceeding shall be brought against Landlord by reason of
any such claim. Tenant upon written notice from Landlord shall defend the same at Tenant’s expense by counsel approved in writing by Landlord. Tenant, as a material part of the consideration to Landlord, hereby assumes all risk of and waives
all claims against Landlord with respect to damage to property or injury to persons in, upon or about the Premises from any cause whatsoever except that which is caused by the failure of Landlord to observe any of the terms and conditions of this
Lease where such failure has persisted for an unreasonable period of time after written notice to Landlord of such failure. NOTWITHSTANDING ANYTHING TO THE CONTRARY HEREIN, TENANT ACKNOWLEDGES AND AGREES THAT IT SHALL BE SOLELY RESPONSIBLE FOR
PROVIDING ADEQUATE SECURITY FOR ITS PREMISES. AND ITS USE OF THE BUILDING AND THE COMMON AREAS THEREOF. LANDLORD SHALL HAVE NO RESPONSIBILITY TO PREVENT. AND SHALL NOT BE LIABLE TO TENANT, ITS AGENTS, EMPLOYEES, CONTRACTORS, VISITORS OR INVITEES.
FOR LOSSES DUE TO THEFT, BURGLARY OR OTHER CRIMINAL ACTIVITY, OR FOR DAMAGES OR INJURIES TO PERSONS OR PROPERTY RESULTING FROM PERSONS GAINING ACCESS TO THE PREMISES OR THE BUILDING. AND TENANT HEREBY RELEASES LANDLORD AND ITS AGENTS AND EMPLOYEES
FROM ALL LIABILITIES FOR SUCH LOSSES, DAMAGES OR INJURY, REGARDLESS OF THE CAUSE THEREOF. Notwithstanding anything to the contrary in this Section 13 or Section 11 above. Tenant shall not be required to indemnify or release
Landlord for bodily injury to persons to the extent any such injury arises out of or results from the gross negligence, willful misconduct or intentional criminal acts of Landlord, its agents, employees or contractors. 

14. DAMAGE TO TENANT’S PROPERTY. Notwithstanding
anything to the contrary in this Lease. Landlord or its agents shall not be liable for (a) any damage to any property entrusted to employees of the 

  
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Building or its property managers, (b) loss or damage to any property by theft or otherwise, (c) any injury or damage to persons or property resulting from fire, explosion, falling
plaster, steam, gas, electricity, water or rain which may leak from any part of the Building or from the pipes, appliances or plumbing work therein or from the roof, street or sub-surface or from any other place or resulting from dampness or any
other cause whatsoever, or (d) any damage or loss to the business or occupation of Tenant arising from the acts or neglect of other tenants or occupants of, or invitees to, the Building. Tenant shall give prompt written notice to Landlord in
case of fire or accident in the Premises or in the Building or of defects therein or in the fixtures or equipment. 
 15.
EMINENT DOMAIN. 
 a. Complete Taking. If the whole of the Property, the
Building or the Premises or so much thereof shall be taken by condemnation or in any other manner for any public or quasi-public use or purpose so that a reasonable amount of reconstruction will not result in the Premises being reasonably suitable
for Tenant’s continued occupancy (as reasonably determined by Tenant), this Lease and the term and estate hereby granted shall terminate as of the date that possession of the Property, the Building or the Premises is so taken (herein called
“Date of the Taking”), and the Base Rent and other sums payable hereunder shall be prorated and adjusted as of such termination date. 
 b. Partial Taking. If only a part of the Building, the Property or the Premises shall be so taken and the remaining part thereof after reconstruction is reasonably suited for Tenant’s
continued occupancy (as reasonably determined by Tenant), this Lease shall be unaffected by such taking, except that Landlord may, at its option, terminate this Lease by giving Tenant notice to that effect within sixty (60) days after the Date
of the Taking. In such event, this Lease shall terminate on the date that such written notice from the Landlord to Tenant shall be given, and the Base Rent and other sums payable hereunder shall be prorated and adjusted as of such termination date.
Upon a partial taking after which this Lease continues in force as to any part of the Premises, the Base Rent and other sums payable hereunder shall be adjusted according to the rentable area remaining. 

c. Award. Landlord shall be entitled to receive the entire award or payment in connection with any taking without deduction
therefrom for any estate vested in Tenant by this Lease, and Tenant shall receive no part of such award, including any award for the “leasehold bonus value” of this Lease. Tenant hereby expressly assigns to Landlord all of its right, title
and interest in and to every such award or payment. 
 d. Waiver. Except as may be otherwise provided herein.
Tenant hereby waives and releases any right to terminate this Lease under any law, statute or ordinance now or hereafter in effect relative to eminent domain, condemnation or takings. 
 16. TENANT’S INSURANCE. Tenant shall, during the entire term of this Lease and any other period of occupancy, at its sole cost and expense, keep in
full force and effect the following insurance: 
 a. All-Risk Insurance. Standard form property insurance
(extended coverage) insuring against the perils of fire, vandalism, malicious mischief, cause of loss-special form (“All-Risk”), sprinkler leakage, earthquake sprinkler leakage and earthquake coverage, provided,
however, if Tenant cannot obtain or elects not to obtain earthquake sprinkler leakage or earthquake coverage, Tenant shall be deemed to have fully self-insured such losses and shall not, under any circumstances seek recourse against Landlord
or Landlord’s insurance coverage for any loss or damage to Tenant’s property. This insurance policy shall be upon all trade fixtures and other property owned by Tenant, for which Tenant is legally liable and/or that was installed at
Tenant’s expense, and which is located in the Building 

  
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including, without limitation, furniture, fittings, installations, fixtures and any other personal property, in an amount not less than the full replacement cost thereof. If there shall be a
dispute as to the amount which comprises full replacement cost, the decision of Landlord or any mortgagees of Landlord shall be conclusive. This insurance policy shall also insure the direct or indirect loss of Tenant’s earnings attributable to
Tenant’s inability to use fully or obtain access to the Premises or the Building in the amount as will properly reimburse Tenant for a period of one (1) year following such loss of use or access. Such policy shall name Landlord and any
mortgagees of Landlord as additional insured parties, as their respective interests may appear. 
 b. Liability
Insurance. Commercial General Liability Insurance insuring Tenant against any liability arising out of the lease, use, occupancy, or maintenance of the Premises and all areas appurtenant thereto. Such insurance shall include an Additional
Insured — Tenant’s Endorsement, and shall be in the amount of Five Million Dollars ($5,000,000) Combined Single Limit for injury to or death of one or more persons in an occurrence, and for damage to tangible property (including loss of
use) in an occurrence, with an Additional Insured — Tenant’s Endorsement, such liability amount to be adjusted from year to year as reasonably required by Landlord. The policy shall insure the hazards of premises and operations,
independent contractors, contractual liability (covering the indemnity contained in Section 13 hereof) and shall (i) name Landlord as an additional insured, (ii) contain a cross-liability provision, (iii) contain a provision
that “the insurance provided the landlord hereunder shall be primary and noncontributing with any other insurance available to the landlord,” and (iv) include fire legal liability coverage in the amount of One Million Dollars
($1,000,000). 
 c. Workers’ Compensation Insurance. Workers’ Compensation and Employer’s Liability
Insurance (as required by state law). 
 d. Boiler and Machinery Insurance. If Tenant installs any boiler,
pressure object, machinery, fire suppression system, supplemental air conditioning or other mechanical equipment within the Building. Tenant shall also obtain and maintain at Tenant’s expense, boiler and machinery insurance covering loss
arising from the use of such equipment. 
 e. Other Insurance. Any other form or forms of insurance as Tenant or
Landlord or any mortgagees of Landlord may reasonably require from time to time in form, amounts and for insurance risks against which a prudent tenant would protect itself. 
 All such policies shall be written in a form satisfactory to Landlord and shall be taken out with insurance companies qualified to issue insurance in the State of Texas and holding an A.M. Best’s
Rating of “A” and a Financial Size Rating of “X” or better, as set forth in the most current issue of Best’s Key Rating Guide. Such insurance shall provide that it is primary insurance, and not excess over or contributory
with any other insurance in force for or on behalf of Landlord. Within ten (10) days after the execution of this Lease, Tenant shall deliver to Landlord copies of policies or certificates and endorsements evidencing the existence of the amounts
and forms of coverage satisfactory to Landlord. No such policy shall be cancelable or reducible in coverage except after thirty (30) days prior written notice to Landlord. Tenant shall, at least thirty (30) days prior to the expiration of
such policies, furnish Landlord with renewals or “binders” thereof, or Landlord may order such insurance and charge the cost thereof to Tenant as additional rent, if Tenant fails to so notify Landlord. If Landlord obtains any insurance
that is the responsibility of Tenant under this Section 16, Landlord shall deliver to Tenant a written statement setting forth the cost of any such insurance and showing in reasonable detail the manner in which it has been computed.

  
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 17. DAMAGE OR DESTRUCTION. If the Building and/or the
Premises are damaged by fire or other perils covered by insurance carried by Landlord, Landlord shall have the following rights and obligations: 
 a. Repair and Restoration. 
 (1) If the Building
and/or the Premises are damaged or destroyed by any such peril, to the extent the cost to repair exceeds twenty-five percent (25%) of the then full replacement value thereof or the damage thereto is such that the Building and/or the Premises
cannot reasonably be repaired, reconstructed and restored within six (6) months from the date of such damage or destruction, Landlord shall, at its sole option, as soon as reasonably possible thereafter, either (i) commence or cause the
commencement of the repair, reconstruction and restoration of the Building and/or the Premises and prosecute or cause the same to be prosecuted diligently to completion, in which event this Lease shall remain in full force and effect; or
(ii) within sixty (60) days after such damage or destruction, elect not to so repair, reconstruct or restore the Building and/or the Premises, in which event this Lease shall terminate. In either event, Landlord shall give Tenant written
notice of its intention within said sixty (60) day period. If Landlord elects not to restore the Building and/or the Premises, this Lease shall be deemed to have terminated as of the date of such damage or destruction. 

(2) If the Building and/or the Premises are partially damaged or destroyed by any such peril, to the extent the cost to
repair is twenty-five percent (25%) or less of the then full replacement value thereof, and if the damage thereto is such that the Building and/or the Premises reasonably may be repaired, reconstructed or restored within a period of six
(6) months from the date of such damage or destruction, then Landlord shall commence or cause the commencement of and diligently complete or cause the completion of the work of repair, reconstruction and restoration of the Building and/or the
Premises and this Lease shall continue in full force and effect. 
 b. Uninsured Casualties. If damage or
destruction of the Building and/or the Premises is due to any cause not covered by collectible insurance carried by Landlord at the time of such damage or destruction, Landlord may elect to terminate this Lease. If the repairing or restoring of the
damage is delayed or prevented for longer than six (6) months after the occurrence of such damage or destruction by reason of acts of God, war, governmental restrictions, inability to procure the necessary labor or materials, or other cause
beyond the control of Landlord. Landlord may elect to be relieved of its obligation to make such repairs or restoration and terminate this Lease. Further, Landlord shall not have any obligation to repair, reconstruct or restore the Premises and may
terminate this Lease when the damage resulting from any casualty covered under this Section 17 occurs during the last twelve (12) months of the Term to such an extent that more than thirty percent (30%) of the floor area of the
Premises is rendered untenantable for a period of more than sixty (60) days. 
 c. Tenant’s Termination
Right. If the work of repair, reconstruction and restoration in connection with damage or destruction of the Building and/or Premises initially affects more than thirty percent (30%) of the floor area of the Premises and shall require a
period longer than nine (9) months to complete, then Tenant may elect to terminate this Lease, provided that Tenant shall give written notice to Landlord of its intention within sixty (60) days after the date it is advised of such repair
period. 
 d. Termination of Lease. Upon any termination of this Lease under any of the provisions of this
Section 17, Landlord and Tenant shall each be released without further obligation to the other from the date possession of the Premises is surrendered to Landlord or such other date as is mutually agreed

  
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upon by Landlord and Tenant except for payments or other obligations which have theretofore accrued and are then unpaid or unperformed. 

e. Base Rent Abatement. In the event of repair, reconstruction and restoration by or through Landlord as herein provided,
the Base Rent payable under this Lease shall be abated proportionately to the degree to which Tenant’s use of the Premises is materially impaired during the period of such repair, reconstruction or restoration. Tenant shall not be entitled to
any compensation or damages for loss of the use of the whole or any part of the Premises and/or any inconvenience or annoyance occasioned by such damage, repair, reconstruction or restoration, nor shall Tenant be entitled to any insurance proceeds,
including those in excess of the amount required by Landlord for such repair, reconstruction or restoration. Tenant shall not be released from any of its obligations under this Lease due to damage or destruction of the Building and/or the Premises
except to the extent and upon the conditions expressly stated in this Section 17. 
 f. Extent of Repair
Obligation. If Landlord is obligated to or elects to repair or restore as herein provided, Landlord shall be obligated to make repair or restoration only of those portions of the Building and the Premises which were originally provided at
Landlord’s expense, and the repair and restoration of items not provided at Landlord’s expense shall be the obligation of Tenant. 

18. WAIVER OF SUBROGATION. Whether any loss or damage to or within the Building and/or the Premises
is due to the negligence of either of the parties hereto, their agents or employees, or any other cause, Landlord and Tenant do each herewith and hereby release and relieve the other from responsibility for, and waive their entire claim of recovery,
for (a) any loss or damage to the real or personal property of the other located anywhere in the Building and including the Building itself, arising out of or incident to the occurrence of any of the perils which are covered by the fire
insurance policy, with extended coverage endorsement, in common use in Austin, Texas; (b) loss resulting from business interruption at the Premises, arising out of or incident to the occurrence of any of the perils which are covered by the
business interruption insurance policy in common use in Austin, Texas; or (c) any loss or injury to persons which is covered by workers’ compensation and employer’s liability insurance carried by the parties in accordance with state law
(and/or required to be carried pursuant to the terms of this Lease). To the extent that such risks under (a), (b) and (c) are, in fact, covered by insurance, each party shall cause its insurance carriers to consent to such waiver and to
waive all rights of subrogation against the other party. Notwithstanding the foregoing, no such release shall be effective unless the aforesaid insurance policy or policies shall expressly permit such a release or contain a waiver of the
carrier’s right to be subrogated. 
 19. ASSIGNMENT OR SUBLETTING. 

a. Landlord’s Consent. Without the express prior written consent of Landlord, Tenant shall not directly or indirectly,
voluntarily or by operation of law, sell, assign, encumber, pledge, or otherwise transfer or hypothecate all of its interest in or rights with respect to the Premises (collectively, “Assignment”), or permit all or any portion of the
Premises to be occupied by anyone other than Tenant or sublet all or any portion of the Premises or transfer a portion of its interest in or rights with respect to the Premises (collectively, “Sublease”). 

b. Notice to Landlord. If Tenant desires to enter into an Assignment or a Sublease, Tenant shall give written notice to
Landlord of its intention to do so (the “Transfer Notice”), containing (i) the name of the proposed assignee or subtenant (collectively, “Transferee”), (ii) the nature of the proposed Transferee’s
business to be carried on in the Premises, (iii) the material terms of the proposed Assignment or Sublease, including, without limitation, the commencement and expiration dates thereof and the rent payable thereunder, (iv) the portion of the
Premises proposed to be subleased (the “Transfer Space”). 

  
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and (v) the most recent financial statement or other equivalent financial information reasonably available to Tenant concerning the proposed Transferee. Within fifteen (15) days after
Landlord’s receipt of the Transfer Notice, Landlord shall, by written notice to Tenant, elect to (1) terminate this Lease as to the Transfer Space, with a proportionate reduction in Base Rent and Tenant’s Proportionate Share of
Operating Costs, effective upon a date not earlier than thirty (30) days nor later than sixty (60) days after Landlord’s notice, or (2) consent to the Sublease or Assignment, or (3) disapprove the Sublease or Assignment;
provided, however, that, if Landlord does not make an election under (1) above, Landlord agrees not to unreasonably withhold its consent to the Sublease or Assignment. Landlord’s consent shall not be deemed to have been unreasonably
withheld if the proposed sublessee or assignee is a new concern with no previous business history or if the proposed sublessee or assignee intends to use the Premises (x) for executive suites or any other use inconsistent with
Section 7 or the operation of a first-class office building or (y) in a manner which would increase the use of, or the possibility of disturbance of, Hazardous Substances on the Property. Landlord’s failure to make such
election within fifteen (15) days after Landlord’s receipt of the Transfer Notice shall be deemed to be Landlord’s disapproval of the proposed Sublease or Assignment. 

c. Permitted Transfers. If Landlord consents to any Sublease or Assignment as set forth in Section 19.b:

 (1) Tenant may thereafter, within ninety (90) days after Landlord’s consent, enter into such
Assignment or Sublease, but only with the party and upon the same terms as set forth in the Transfer Notice and Tenant shall promptly send to Landlord a copy of the fully executed Assignment or Sublease; 

(2) In the case of a Sublease, Tenant shall pay to Landlord monthly, together with monthly installments of rent hereunder,
any sums payable to Tenant in connection with such Sublease in excess of the proportionate amount (on a rentable square footage basis) of Base Rent payable by Tenant under this Lease for the space covered by such Sublease; 

(3) In the case of an Assignment, Tenant shall pay to Landlord, as and when received, any transfer or assignment fee,
purchase price or other consideration received by Tenant in connection with the Assignment attributable to the value of this Lease; 
 (4) Any Sublease or Assignment shall be subject to all of the provisions of this Lease, and Landlord’s consent to any Sublease or Assignment shall not be construed as a consent to any terms thereof
which conflict with any of the provisions of this Lease except to the extent that Landlord specifically agrees in writing to be bound by such conflicting terms; and 

(5) No Transferee shall have the right to exercise any right or option under this Lease to lease additional space, extend
the Term, or terminate this Lease. 
 d. Continuing Liability. Tenant shall not be relieved of any obligation to
be performed by Tenant under this Lease, including the obligation to obtain Landlord’s consent to any other Assignment or Sublease, regardless of whether Landlord consented to any Assignment or Sublease. Any Assignment or Sublease that fails to
comply with this Section 19 shall be void and, at the option of Landlord, shall constitute an Event of Default by Tenant under this Lease. The acceptance of Base Rent or other sums by Landlord from a proposed Transferee shall not
constitute Landlord’s consent to such Assignment or Sublease. 

  
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 e. Assumption by Transferee. Each Transferee under an Assignment shall assume
all obligations of Tenant under this Lease and shall be and remain liable jointly and severally with Tenant for the payment of Base Rent, additional rent and other charges, and for the performance of all other provisions of this Lease. Each
Transferee under a Sublease, other than Landlord, shall be subject to this Lease. No Assignment shall be binding on Landlord unless Landlord shall receive a counterpart of the Assignment and an instrument in recordable form that contains a covenant
of assumption by the Transferee reasonably satisfactory in substance and form to Landlord and consistent with the requirements of this Section 19 but the failure of the Transferee to execute such instrument shall not release the
Transferee from its liability as set forth above. Tenant shall reimburse Landlord, within fifteen (15) days after Tenant’s receipt of an invoice, therefor, for any costs that Landlord may incur in connection with any proposed Assignment or
Sublease, including Landlord’s reasonable attorneys’ fees and the costs of investigating the acceptability of any proposed Transferee. 
 f. Default; Waiver. Any Assignment or Sublease in violation of this Section 19 shall be void and, at the option of Landlord, shall constitute an Event of Default by Tenant under
this Lease. The acceptance of rent or additional charges by Landlord from a purported assignee or sublessee shall not constitute a waiver by Landlord of the provisions of this Section 19. 

g. Change in Control. Any sale or other transfer, including by consolidation, merger or reorganization, of a majority of
the voting stock of Tenant, if Tenant is a corporation (other than a sale of the majority of the stock of a publicly traded company in normal open market transactions), or any sale or other transfer of a majority of or a controlling interest in the
partnership interests in Tenant, if Tenant is a partnership, or any sale or other transfer of a majority of or a controlling interest in the membership interests in Tenant, if Tenant is a limited liability company, or any sale or other transfer of a
majority of the beneficial interests in Tenant or of any controlling interest in Tenant, if Tenant is a trust or other type of entity, shall be an Assignment for purposes of this Section 19. As used in this Section 19, the
term “Tenant” shall also mean any entity which has guaranteed Tenant’s obligations under this Lease or any entity which directly or indirectly owns a majority of the voting stock or partnership or limited liability company or
other beneficial interest of Tenant, and the prohibition hereof shall be applicable to any sales or transfers of the stock or partnership or limited liability company or other beneficial interest of said guarantor or majority owner. 

20. SUBORDINATION. Tenant agrees that this Lease is and shall be subordinate to any mortgage, deed of trust, ground lease,
underlying lease or other prior lien (hereinafter “Prior Lien”) that may heretofore or hereafter be placed upon the Property and the Building, and all renewals, replacements and extensions thereof. If any Prior Lien holder wishes to
have this Lease prior to its Prior Lien, then and in such event, upon such Prior Lien holder’s notifying Tenant to that effect, this Lease shall be deemed prior to the Prior Lien. If any ground lease or underlying lease terminates for any
reason or any mortgage or deed of trust is foreclosed or a conveyance in lieu of foreclosure is made for any reason, Tenant shall, notwithstanding any subordination, attorn to and become the tenant of the successor in interest to Landlord, provided
that such successor in interest recognizes the interest of Tenant under this Lease if no Event of Default under this Lease then exists. Within fifteen (15) days of presentation, Tenant shall execute any documents which any such Prior Lien
holder may require to effectuate the provisions of this Section 20. Tenant acknowledges that Landlord has, prior to the date hereof, executed a certain execute an assignment of rents and leases (the “Assignment of
Lease”) in favor of the existing holder of a Prior Lien on the Property (“Lender”). Pursuant such Assignment of Lease, Lender is presently entitled to collect and receive all rents to be paid under this Lease directly from
Tenant. Tenant agrees to pay all rents and installments of rent as they become due directly to Lender in the manner and at such address as Lender may hereafter direct by written notice to Tenant. Until such notice is given by Lender to Tenant,

  
 15 

 
Tenant shall pay all rent and installments of rent to Landlord in accordance with the provisions of this Lease. 
 21. ESTOPPEL CERTIFICATE. Tenant will, upon ten (10) days prior request by Landlord, execute, acknowledge and deliver to Landlord a statement in writing executed
by Tenant, substantially in the form of Exhibit D, attached hereto, certifying, among other things, the date of this Lease, that this Lease is unmodified and in full force and effect (or, if there have been modifications, that this Lease is
in full force and effect as modified, and selling forth such modifications) and the date to which the Base Rent and additional rent and other sums payable hereunder have been paid, and either stating that to the knowledge of Tenant no default exists
hereunder on the part of Landlord or Tenant or specifying each such default of which Tenant may have knowledge and such other matters as may be reasonably requested by Landlord. The parties agree and intend that any such statement by Tenant may be
relied upon by any prospective purchaser or mortgagee of the Building. Tenant’s failure to timely deliver such a statement shall be deemed to be an acknowledgment by Tenant that this Lease is in full force and effect without modification
(except as set forth by Landlord), there are no uncured defaults under this Lease by Landlord and no more than one monthly installment of Base Rent and additional rent and other sums payable hereunder have been paid in advance. 

22. SERVICES. Landlord shall maintain the public and common areas of the Property and the Building, such as lobbies, stairs,
corridors and restrooms, in good order and condition except for damage occasioned by the acts of Tenant which shall be repaired at Tenant’s sole cost and expense. Landlord shall furnish the Premises with electricity for lighting and operation
of low power usage office machines and elevator service at all times during the Term. Landlord shall furnish the Premises with heating or normal office air conditioning between the hours of 7:00 a.m. and 7:00 p.m., Monday through Friday, and 8:00
a.m. and 1:00 p.m. on Saturdays, except for legal holidays. Air conditioning units and electricity therefor or special air conditioning requirements, such as for any computer centers, and after-hours heating and air conditioning shall be at
Tenant’s expense. Landlord shall also provide lighting replacement for Landlord-furnished lighting, toilet room supplies, window washing with reasonable frequency and customary janitorial service. Landlord shall not be liable to Tenant for any
loss or damage caused by or resulting from any variation, interruption or failure of said services due to any cause whatsoever; and no temporary interruption or failure of such services incident to the making of repairs, Alterations or improvements
due to accident or strike or conditions or events not under Landlord’s control shall be deemed an eviction of Tenant or relieve Tenant from any of Tenant’s obligations hereunder. Landlord reserves the right, in its sole and absolute
discretion, to determine which telecommunications and media service providers shall have access to the Building. If Tenant wishes to contract with any communications provider other than those currently servicing the Building, such provider must
enter into a written agreement with Landlord setting forth the terms and conditions of the access and rights to be granted to such provider. Landlord makes no warranty as to the quality, continuity or availability of the telecommunications services
in the Building, and Tenant hereby waives any claim against Landlord for any actual or consequential damages (including damages for loss of business) if Tenant’s telecommunications services in any way are interrupted, damaged or rendered less
effective. 
 23. SIGNS AND ADVERTISING. Landlord will provide Tenant, at Landlord’s
sole cost and expense, with Building standard signage (as such standard is established from time to time by Landlord) on the Building directory in the lobby of the Building. Tenant shall not erect or install or otherwise utilize signs, lights,
symbols, canopies, awnings, window coverings or other advertising or decorative matter (collectively, “Signs”) on the windows, walls and exterior doors or otherwise visible from the exterior of the Premises without first
(a) submitting its plans to Landlord and obtaining Landlord’s written approval thereof and (b) obtaining any required approval of any applicable governmental authority. All Signs approved by Landlord shall be professionally designed
and constructed in a first-class workmanlike 

  
 16 

 
manner. Landlord shall have the right to promulgate from time to time additional reasonable rules, regulations and policies relating to the style and type of said advertising and decorative
matter which may be used by any occupant, including Tenant, in the Building, and may change or amend such rules and regulations from time to time as in its discretion it deems advisable. Tenant agrees to abide by such rules, regulations and
policies. At the expiration or earlier termination of this Lease, all such signs, lights, symbols, canopies, awnings or other advertising or decorative matter attached to or painted by Tenant upon the Premises, whether on the exterior or interior
thereof, shall be removed by Tenant at its own expense, and Tenant shall repair any damage or injury to the Premises, and correct any unsightly condition, caused by the maintenance and removal thereof. 

24. PARKING. Subject to the rules and regulations of Austin, Tenant shall be entitled to use the Parking Passes specified in
Paragraph 20 of the Basic Lease Information during the Initial Term of the Lease at no cost to Tenant, subject to the rules and regulations applicable to the parking areas, including, without limitation, hours of operation and the prohibition
on parking in spaces assigned to persons other than Tenant. To the extent any of the Parking Passes are for reserved spaces. Landlord shall have the right, upon three (3) days written notice, to relocate such Parking Passes to other spaces in
the parking areas. 
 25. RULES AND REGULATIONS. Tenant agrees to observe and be bound by
the Rules and Regulations applicable to the Building and the Property, a copy of which is attached hereto as Exhibit E. Landlord reserves the right to amend said Rules and Regulations as Landlord in its judgment may from time to time deem to
be necessary or desirable for the safety, care and cleanliness of the Premises, the Building or the Property and the preservation of good order therein, and Tenant agrees to comply therewith. Landlord may make concessions requested by a tenant
without granting the same concessions to any other tenant. To the extent the Rules and Regulations conflict with this Lease, this Lease shall control. 
 26. TIME. Time is of the essence of this Lease. 
 27.
QUIET ENJOYMENT. So long as Tenant pays the rent and performs the covenants and obligations contained in this Lease, Tenant shall hold and enjoy the Premises peaceably and quietly, subject to the provisions of this
Lease. 
 28. DEFAULT AND REMEDIES. 

a. Defaults. The occurrence of any one or more of the following events shall constitute a default hereunder by Tenant (each
an “Event of Default”): 
 (1) The vacation or abandonment of the Premises by Tenant.
Abandonment is herein defined to include, but is not limited to, any absence by Tenant from the Premises for thirty (30) business days or longer. 
 (2) The failure by Tenant to make any payment of Base Rent, additional rent, other charges or any other payment required to be made by Tenant hereunder, as and when due, where such failure shall continue
for a period of three (3) business days after written notice thereof from Landlord to Tenant; provided, however, that any such notice shall be in lieu of, and not in addition to, any notice required under Texas law regarding unlawful detainer
actions. 
 (3) The failure by Tenant to observe or perform any of the covenants or provisions of this Lease to
be observed or performed by Tenant, other than as specified in subsections 28.a(1) 

  
 17 

 
or 28.a(2) above, where such failure shall continue for a period of ten (10) days after written notice thereof from Landlord to Tenant. Any such notice shall be in lieu of, and not in
addition to, any notice required under Texas law regarding unlawful detainer actions. If the nature of Tenant’s default (other than a default specified in subsections 28.a(1) or 28.a(2) above) is such that more than ten
(10) days are reasonably required for its cure, then Tenant shall not be deemed to be in default if Tenant shall commence such cure within said ten (10) day period and thereafter diligently prosecute such cure to completion, and such
completion shall occur not later than sixty (60) days from the date of such notice from Landlord. 
 (4) Any
of the following: (i) The making by Tenant of any general assignment for the benefit of creditors; (ii) the filing by or against Tenant of a petition to have Tenant adjudged a bankrupt or a petition for reorganization or arrangement under
any law relating to bankruptcy (unless, in the case of a petition filed against Tenant, the same is dismissed within thirty (30) days); (iii) the appointment of a trustee or receiver to take possession of substantially all of Tenant’s
assets located at the Premises or of Tenant’s interest in this Lease, where possession is not restored to Tenant within thirty (30) days; or (iv) the attachment, execution or other judicial seizure of substantially all of
Tenant’s assets located at the Premises or of Tenant’s interest in this Lease where such seizure is not discharged within thirty (30) days. 
 b. Remedies. If an Event of Default exists, in addition to any other remedies available to Landlord at law or in equity, Landlord shall have the following rights and remedies: 

(1) The right to terminate Tenant’s right to possession of the Premises and to recover: (i) the worth at the
time of the award of all unpaid rent due as of the date of termination; (ii) the worth at the time of the award of all unpaid rent and other charges which would have been payable under the Lease after termination, subject to any obligation
Landlord may have under applicable law to mitigate damages; and (iii) any other amount necessary to compensate Landlord for the detriment proximately caused by Tenant’s failure to perform its obligations under the Lease. As referenced
herein, the “worth at the time of the award” shall be calculated using an interest factor equal to the rate specified in the Lease for late payments of rent and, with respect to future rent amounts owed, shall be calculated at present
value using an interest rate equal to five percent (5%). 
 (2) The right to continue this Lease in effect and to
enforce all of its rights and remedies under this Lease, including the right to recover Base Rent, additional rent and other charges as they become due, for so long as Landlord does not terminate Tenant’s right to possession. Acts of
maintenance or preservation, efforts to relet the Premises or the appointment of a receiver upon Landlord’s initiative to protect its interest under this Lease shall not constitute a termination of Tenant’s right to possession. 

(3) The right to enter the Premises and remove therefrom all persons and property (Tenant hereby waiving any claim by
reason of such reentry, repossession or removal), store such property in a public warehouse or elsewhere at the cost of and for the account of Tenant, and sell such property and apply the proceeds therefrom pursuant to applicable Texas law, in which
event, Landlord may (but shall have no obligation to, except to the extent required by law) relet the Premises or any part thereof for the account of Tenant for such rent and upon such terms as shall be satisfactory to Landlord, provided, however,
to the extent Landlord is required by law to relet the Premises, Landlord shall not be obligated to relet the Premises in preference to any other space in Building. 

  
 18 

 (4) The right to take steps necessary or appropriate to have a receiver
appointed for Tenant in order to take possession of the Premises and apply any rental collected and exercise all other rights and remedies granted to Landlord. 
 (5) The right to terminate this Lease by giving notice to Tenant in accordance with applicable law. 
 (6) If an Event of Default occurs prior to the expiration of the Initial Term, the right to recover the full cost of any improvements to the Premises and any free rent granted by Landlord. 

c. Re-entry. If an Event of Default exists, Landlord shall also have the right and is hereby authorized, with or without
terminating this Lease, to re-enter the Premises and remove all persons and property from the Premises: such property may be removed and stored in a public warehouse or elsewhere at the cost of and for the account of Tenant. If Landlord re-enters
the Premises or terminates this Lease pursuant to the foregoing, Tenant hereby waives all claims for damages that may be caused by such re-entry or termination by Landlord. Neither the re-entry or taking possession of the Premises by Landlord
pursuant to this Section 28.c, nor the service by Landlord of any notice pursuant to the forcible entry and detainer statutes of the State of Texas and the surrender of the Premises pursuant to such notice, shall be construed as an
election to terminate this Lease unless a written notice of such intention is given to Tenant or unless the termination thereof is decreed by a court of competent jurisdiction. 

d. Remedies Cumulative: Waiver. All rights, options and remedies of Landlord contained in this Lease or provided by law or
in equity shall be construed and held to be cumulative, and no one of them shall be exclusive of the other. No waiver of any default hereunder shall be implied from any acceptance by Landlord of any Base Rent, additional rent or other charges due
hereunder or any omission by Landlord to take any action on account of such default, and no express waiver shall affect any default other than as specified in said waiver. The consent or approval of Landlord to or of any act by Tenant requiring
Landlord’s consent or approval shall not be deemed to waive or render unnecessary Landlord’s consent or approval to or of any subsequent similar acts by Tenant. 
 29. TRANSFER OF LANDLORD’S INTEREST. In the event of any transfer or transfers of Landlord’s interest in the
Property or the Building, other than a transfer for security purposes only. Tenant agrees that Landlord shall be automatically relieved of any and all obligations and liabilities on the part of Landlord accruing from and after the date of such
transfer and Tenant agrees to attorn to the transferee. 
 30. RIGHT TO PERFORM. If Tenant
shall fail to pay any sum of money, other than Base Rent required to be paid by it hereunder, or shall fail to perform any other act on its part to be performed hereunder, and such failure shall continue for ten (10) days after notice thereof
by Landlord, Landlord may, but shall not be obligated so to do, and without waiving or releasing Tenant from any obligations of Tenant, make any such payment or perform any such other act on Tenant’s part to be made or performed as provided in
this Lease. Tenant shall reimburse Landlord for all costs incurred in connection with such payment or performance immediately upon demand. 
 31. IMPROVEMENTS. In the event Tenant shall elect not to exercise the Right of First Refusal hereinafter set forth in Section 43. Landlord shall proceed to construct a
demising wall at the location identified in Exhibit F attached hereto to demise the Premises from the remainder of the third (3rd) floor of the Building. The construction of the demising wall shall be constructed in a manner selected by
Landlord at its sole discretion (the “Landlord’s Work”). Tenant understands that Landlord’s Work will be performed during Tenant’s occupancy and use of the Premises, and may result in inconvenience to

  
 19 

 
Tenant, including noise, vibration and displacement from portions of the Premises from time to time. Tenant will fully cooperate with Landlord’s efforts to efficiently and expeditiously
complete the Landlord’s Work by, among other things, vacating portions of the Premises from time to time to permit work to proceed, and moving any furniture or personal property within the Premises that is necessary for the completion of the
Landlord’s Work. Landlord will make reasonable efforts to minimize the inconvenience and disturbance caused by Landlord’s Work, but is not responsible for business interruption or damage to property which results from Landlord’s Work.
Tenant shall also be responsible to pay for additional actual costs incurred by Landlord if Tenant requests or requires that any of the Landlord’s Work be done during other than normal business hours. Tenant shall indemnify, defend and hold
Landlord harmless from all losses, liabilities, costs and expenses arising from Landlord’s Work. 
 32. NOTICES. All
notices to the parties under this Lease shall be sent in writing to the following addresses or such addresses as may hereafter be designated by either party in writing: 

 

			
	If to Landlord:	  	M&S GREAT HILLS PLAZA L.P.
		  	c/o CB Richard Ellis, Inc.
		  	8303 Mopac Expressway, North, Suite B120
		  	Austin, Texas 78759
		  	Attention: Property Manager
		
	With a copy to:	  	M&S GREAT HILLS PLAZA L.P.
		  	c/o Maier Siebel Baber
		  	One Embarcadero Center, Suite 2050
		  	San Francisco, California 94111
		  	Attention: President and CEO
		
	With a copy to:	  	M&S GREAT HILLS PLAZA L.P.
		  	c/o Maier Siebel Baber
		  	One Embarcadero Center, Suite 2050
		  	San Francisco, California 94111
		  	Attention: Senior Vice President – Asset Management
		
	If to Tenant:	  	E2OPEN, INC.
		  	1600 Seaport Boulevard
		  	Redwood City, California 94063
		  	Attention: Chief Financial Officer and Legal Department

 Any such notices shall be either sent by certified mail, return receipt requested, in which case notice shall be deemed
delivered three business days after timely deposit, postage prepaid in the U.S. Mail: sent by a nationally recognized overnight courier, in which case notice shall be deemed delivered one business day after timely deposit with such courier: or
personally delivered, in which case notice shall be deemed delivered upon receipt. 
 33. ATTORNEYS’
FEES. If either party places the enforcement of this Lease or any part hereof, or the collection of any Base Rent, additional rent or other charges due or to become due hereunder, or recovery of the possession of the Premises, in
the hands of an attorney, or files suit upon the same, the non-prevailing (or defaulting) party shall pay the other party’s reasonable attorneys’ fees and court costs, including paralegal fees and any attorneys’ fees and court costs
in connection with any appeals and any bankruptcy or insolvency proceedings involving Tenant or this Lease. If Landlord is named as a defendant in any suit brought against Tenant in connection with or arising out of Tenant’s occupancy

  
 20 

 
hereunder. Tenant shall pay to Landlord its reasonable costs and expenses in such suit, including its reasonable attorneys’ fees. Any such attorneys’ fees and other expenses incurred by
either party in enforcing a judgment in its favor under this Lease shall be recoverable separately from and in addition to any other amount included in such judgment, and such attorneys’ fees obligation is intended to be severable from the
other provisions of this Lease and to survive and not be merged into any such judgment. 
 34. HOLDING
OVER. If Tenant holds over after the expiration or earlier termination of the Term without the express prior written consent of Landlord, Tenant shall become a tenant at sufferance only, at a rental rate equal to the greater of
(i) two hundred percent (200%) of then current market rents for the Premises as determined by Landlord in its sole discretion, or (ii) two hundred percent (200%) of the Base Rent, additional rent and other charges in effect upon
the date of such expiration (subject to adjustment as provided in Section 5 hereof and prorated on a daily basis), and otherwise subject to the terms, covenants and conditions herein specified, so far as applicable. Acceptance by
Landlord of rent after such expiration or earlier termination shall not result in a renewal of this Lease and shall not waive Landlord’s right to bring an unlawful detainer action against Tenant or otherwise remove Tenant from the Premises. If
Tenant fails to surrender the Premises upon the expiration of this Lease despite demand to do so by Landlord, Tenant shall indemnify, defend and hold Landlord harmless from all loss or liability, including without limitation, any claim made by any
succeeding tenant founded on or resulting from such failure to surrender. 
 35. SURRENDER OF
PREMISES. The voluntary or other surrender of this Lease by Tenant, or a mutual cancellation hereof, shall not work a merger, but, at Landlord’s sole option, shall either terminate all existing subleases or subtenancies or
shall operate as an assignment of all such subleases or subtenancies. 
 36. NON-WAIVER. Neither the
acceptance of rent nor any other act or omission of Landlord at any time or times after the happening of any event authorizing the cancellation or forfeiture of this Lease shall operate as a waiver of any past or future violation, breach or failure
to keep or perform any covenant, agreement, term or condition hereof, or deprive Landlord of its right to cancel or forfeit this Lease, upon the notice required by law, at any time that cause for cancellation or forfeiture may exist, or be construed
so as to at any future time stop Landlord from promptly exercising any other option, right or remedy that it may have under any term or provision of this Lease. 
 37. MORTGAGEE PROTECTION. In the event of any default on the part of Landlord, Tenant will give notice by registered or certified mail to any beneficiary of a deed of
trust or mortgagee under a mortgage covering the Property or the Building whose address shall have been furnished to Tenant, and shall offer such beneficiary or mortgagee a reasonable opportunity to cure the default, including time to obtain
possession of the Property or the Building by power of sale or a judicial foreclosure, if such should prove necessary to effect a cure. 

38. BUILDING PLANNING, If Landlord requires the Premises for use in conjunction with another suite or other reasons
connected with the Building planning program, upon notifying Tenant in writing, Landlord shall have the right to move Tenant to other space in the Building (which space shall be similar in size to the Premises and shall have similar finishes as the
Premises) at Landlord’s sole cost and expense, including providing Tenant with replacement business cards and stationary reflecting such change. The terms and conditions of the original Lease shall remain in full force and effect, save and
excepting that a revised Exhibit A shall become part of this Lease and shall reflect the location of the new space. Landlord confirms that, if Tenant is relocated pursuant to this Section 38. Tenant’s Base Rent and

  
 21 

 
Tenant’s Proportionate Share (as set forth in Paragraph 14.b of the Basic Lease Information) shall not increase, even if the substituted space has more square footage than the current
Premises. 
 39. CHANGES TO THE PROPERTY. Landlord reserves the right at any
time to make changes, alterations, reductions and additions to the Property other than the Premises, including the construction of other buildings or improvements in the Property, the leasing of space to restaurant uses, the building of additional
stories on any building, without any liability or responsibility to Tenant. Tenant further acknowledges and agrees that Landlord shall have no liability or responsibility for and Tenant’s obligations shall not be affected by, any excavation or
construction on land adjacent to the Building or any change or blocking of light, air or view from the Premises or the Building. Landlord shall have no obligation to inform Tenant of any improvements or activities which may be contemplated near the
Building. Landlord will not block ingress and egress to the Premises. 
 40. LANDLORD’S
LIEN. In addition to the statutory Landlord’s lien, Landlord shall have at all times, a valid security interest to secure payment of all rentals and other sums of money becoming due hereunder from Tenant, and to secure
payment of any damages or loss which Landlord may suffer by reason of the breach by Tenant of any covenant, agreement or condition contained herein, upon all goods, wares, equipment, fixtures, furniture, improvements and other personal property of
Tenant presently or which may hereafter be situated on the Premises and all proceeds therefrom, and such property shall not be removed therefrom without the consent of Landlord until all arrearages in rent, as well as any and all other sums of money
then due or to become due to Landlord hereunder, shall first have been paid and discharged and all the covenants, agreements and conditions hereof have been fully complied with and performed by Tenant. Upon the occurrence of an Event of Default,
Landlord may, in addition to any other remedies provided herein, enter upon the Premises and take possession of any and all goods, wares, equipment, fixtures, furniture, improvements and other personal property of Tenant situated on the Premises,
without liability for trespass or conversion, and sell the same at public or private sale without having such property at the sale, after giving Tenant reasonable notice of the time and place of any public sale or of the time after which any private
sale is to be made, at which sales the Landlord or its assigns may purchase unless otherwise prohibited by law. Unless otherwise provided by law, and without intending to exclude any other manner of giving Tenant reasonable notice, the requirement
of reasonable notice shall be met if such notice is given in the manner prescribed in Section 32 of this Lease at least five (5) days before the time of sale. The proceeds from any such disposition, less any and all expenses
connected with the taking of possession, holding and selling of the Property (including reasonable attorney’s fees and other expenses), shall be applied as a credit against the indebtedness secured by the security interest granted in this
Section 40. Any surplus shall be paid to Tenant or as otherwise required by law; and the Tenant shall pay any deficiencies forthwith. This Lease is intended as and constitutes a security agreement within the meaning of the Uniform
Commercial Code of the State of Texas, and Landlord, in addition to the rights prescribed in this Lease, shall have all of the rights, titles, liens and interests in and to Tenant’s property now or hereafter located upon the leased Premises
which are granted a secured party, as that term is defined under the Uniform Commercial Code, to secure to Landlord payment of all sums due under and the full performance of all Tenant’s covenants under this Lease. Upon request by Landlord,
Tenant agrees to execute and deliver to Landlord a financing statement in form sufficient to perfect the security interest of Landlord in the aforementioned property and proceeds thereof under the provisions of the Uniform Commercial Code in force
in the State of Texas. The statutory lien for rent is not hereby waived, the security interest herein granted being in addition and supplementary thereto. 

  
 22 

 41. GENERAL PROVISIONS. 

a. Entire Agreement. This Lease contains all of the agreements of the parties, and there are no verbal or other agreements
which modify or affect this Lease. This Lease supersedes any and all prior agreements made or executed by or on behalf of the parties hereto regarding the Premises. 
 b. Terms and Headings. The words “Landlord” and “Tenant” include the plural as well as the singular, and words used in any gender include all genders. The
titles to sections of this Lease are not a part of this Lease and shall have no effect upon the construction or interpretation of any part hereof. Unless otherwise specified herein, references to a “month” in this Lease during the Term
hereof shall mean and refer to a full calendar month, beginning on the first day of such calendar month and ending on the last day thereof, and all prorations to be performed under this Lease shall be based upon the actual number of days in the
relevant calendar month. 
 c. Successors and Assigns. All of the covenants, agreements, terms and conditions
contained in this Lease shall inure to and be binding upon Landlord and Tenant and their respective successors in interest and assigns. 
 d. No Brokers. Tenant represents and warrants to Landlord that it has not engaged any broker, finder or other person, except for Tenant’s Broker (as defined in Paragraph 19 of
the Basic Lease Information, who would be entitled to any commission or fees in respect of the negotiation, execution or delivery of this Lease and shall indemnify, defend and hold harmless Landlord against any loss, cost, liability or expense
incurred by Landlord as a result of any claim asserted by any such broker, finder or other person, except for Tenant’s Broker or Landlord’s Broker (as defined in Paragraph 18 of the Basic Lease Information) on the basis of any
arrangements or agreements made or alleged to have been made by or on behalf of Tenant. Tenant shall be responsible for paying all leasing commissions due Tenant’s Broker in connection with this Lease. The provisions of this section shall not
apply to brokers with whom Landlord has an express written broker agreement. Landlord shall be responsible for paying all leasing commissions due Landlord’s Broker in connection with this Lease. 

e. Liability of Landlord. Landlord’s obligations and liability to Tenant under this Lease shall be limited solely to
Landlord’s interest in the Building, and neither Landlord nor any of the partners in Landlord, nor any officer, director, shareholder or partner of or in Landlord or any partners in Landlord shall have or incur any personal liability whatsoever
with respect to this Lease. 
 f. Severability. Any provision of this Lease which shall prove to be invalid, void
or illegal shall in no way affect, impair or invalidate any other provision hereof, and the remaining provisions hereof shall nevertheless remain in full force and effect. 
 g. Force Majeure. Except as may be otherwise specifically provided herein, time periods for Landlord’s or Tenant’s performance under any provisions of this Lease not involving the
payment of money shall be extended for periods of time during which the non-performing party’s performance is prevented due to circumstances beyond the party’s control, including, without limitation, strikes, embargoes, governmental
regulations, acts of God, war, terrorism or other strife. Tenant hereby waives and releases its right to terminate this Lease under any law, statute or ordinance now or hereafter in effect. 

h. Identification of Tenant. If more than one person executes this Lease as Tenant: 

(1) Each of such persons is jointly and severally liable for the performance of all of the terms, covenants and conditions
of this Lease, and 

  
 23 

 (2) The term “Tenant” shall mean each of them jointly and
severally. The act or notice from, or notice or refund to, or the signature of any one or more of them, with respect to the tenancy of this Lease, shall be binding upon each and all of the persons executing this Lease as Tenant. 

i. Examination of Lease. Submission of this instrument for examination or signature by Tenant does not constitute a
reservation of or option to lease. Upon execution and delivery of this Lease by Tenant, this Lease shall be binding upon Tenant as an irrevocable offer to Landlord. If Landlord does not execute and deliver this Lease to Tenant within fifteen
(15) days from the date of execution and delivery by Tenant, Tenant may thereafter elect not to go forward with this Lease by delivering written notice to Landlord prior to the date Landlord executes and delivers this Lease to Tenant (in which
event Landlord shall thereafter have three (3) business days to execute and deliver this Lease). Subject to the foregoing, this Lease shall not be effective as a lease or otherwise until it is fully executed and delivered by Landlord and
Tenant. 
 j. Modification for Lender. If, in connection with Landlord’s obtaining construction, interim or
permanent financing for the Building, the lender shall request reasonable modifications in this Lease as a condition to such financing. Tenant will not unreasonably withhold, delay or defer its consent thereto, provided that such modifications do
not increase the obligations of Tenant hereunder or materially adversely affect the leasehold interest hereby created or Tenant’s rights hereunder. In addition, upon request from time to time, Tenant agrees to provide to Landlord, within
fifteen (15) days of written request, current financial statements for Tenant, dated no earlier than one (1) year prior to such request, certified as accurate by Tenant or, if available, audited financial statements prepared by an
independent certified public accountant with copies of the auditor’s statement. If any Guaranty is executed in connection with this Lease, Tenant also agrees to deliver to Landlord, within fifteen (15) days of written request, current
financial statements of the Guarantor in a form consistent with the above criteria. 
 k. Recording. Neither
Landlord nor Tenant shall record this Lease nor a short form memorandum hereof without the consent of the other. 
 l.
Applicable Laws. This Lease shall be governed by and construed pursuant to the laws of the State of Texas. 
 m.
Survival of Obligations. All provisions of this Lease which require the payment of money or the delivery of property after the termination of this Lease or require Tenant to indemnify, defend or hold Landlord harmless shall survive the
termination of this Lease. 
 n. Appendices and Riders. The following appendices and riders are attached hereto
and by this reference made a part of this Lease: 
  

			
	Exhibit A	  	Floor Plan of the Premises
		
	Exhibit B	  	Description of the Real Property
		
	Exhibit C	  	Intentionally Omitted
		
	Exhibit D	  	Form of Tenant Estoppel Certificate
		
	Exhibit E	  	Rules and Regulations

  
 24 

			
	 Exhibit F
	  	Demising Plan
		
	 Exhibit G
	  	Reserved Area Floor Plan
		
	 Exhibit H
	  	Form of Letter of Credit

 o. Authority. Each individual executing this Lease represents that it has all requisite
power and authority to execute and deliver this Lease on behalf of the entity for which it is signing, and by his or her signature, will bind such party to the terms of this Lease. Tenant shall deliver to Landlord prior to execution of this Lease
evidence reasonably satisfactory to Landlord that the persons signing this Lease on behalf of Tenant are duly authorized to bind Tenant to the terms hereof. 
 p. Execution in Counterparts. This Agreement may be executed in any number of counterparts and by different parties hereto in separate counterparts, each of which when so executed shall be
deemed to be an original and all of which taken together shall constitute one and the same agreement. 
 q. Waiver of Jury
Trial. Landlord and Tenant hereby waive trial by jury in any action, proceeding or counterclaim brought by Landlord or Tenant against the other or any matter whatsoever arising out of or in any way connected with this Lease, the relationship
of Landlord to Tenant, the use or occupancy of the Premises by Tenant or any person claiming through or under Tenant, any claim of injury or damage, and any emergency or other statutory remedy. 

42. WAIVER OF TEXAS DECEPTIVE TRADE PRACTICES
ACT. TENANT SPECIFICALLY ACKNOWLEDGES AND AGREES THAT IT HAS KNOWLEDGE AND EXPERIENCE IN FINANCIAL AND BUSINESS MATTERS THAT ENABLE IT TO EVALUATE THE MERITS AND RISKS OF ITS TRANSACTION WITH LANDLORD, AND THAT IT IS NOT IN A
SIGNIFICANTLY DISPARATE BARGAINING POSITION WITH LANDLORD. TENANT HEREBY WAIVES ALL ITS RIGHTS UNDER THE TEXAS DECEPTIVE TRADE PRACTICES-CONSUMER PROTECTION ACT, SECTION 741 ET SEQ. OF THE TEXAS BUSINESS AND COMMERCE CODE (THE
“DTPA”), A LAW THAT GIVES CONSUMERS SPECIAL RIGHTS AND PROTECTIONS. AFTER CONSULTATION WITH AN ATTORNEY OF TENANTS OWN SELECTION, TENANT VOLUNTARILY CONSENTS TO THIS WAIVER. 
 43. RIGHT OF FIRST REFUSAL. 
 a. Right of First Refusal. During the Initial Term (but not any extensions or renewals thereof), Landlord shall not lease all or any part of the Reserved Area specified in Paragraph
22 of the Basic Lease Information, except as provided in this Section 43. Subject to the current rights of other tenants in the Building, if at any time during the Initial Term Landlord receives from a bona fide third party an offer
(or offers to a bona fide third party the right) to lease all or any part of the Reserved Area on terms acceptable to Landlord. Landlord agrees to deliver to Tenant a notice as set forth in this Section 43.a (the “Availability
Notice”). Such Availability Notice shall set forth the rental rate and such other terms as are acceptable to Landlord in its sole discretion (consistent with the terms set forth in the offer received from or delivered to such bona fide
third party), and shall set forth the portion of the Reserved Area offered to the third party and any additional area in the Building included in such offer (the “Expansion Area”). If Tenant, within five (5) days after receipt
of the Availability Notice, indicates in writing its agreement to lease the Expansion Area on the terms and conditions set forth in the Availability Notice, the Expansion Area shall be included within the Premises and leased to Tenant pursuant to
the terms and conditions of the Availability Notice and otherwise on the terms and conditions of this Lease. 

  
 25 

 
Accordingly, the Base Rent payable under this Lease shall be increased by the amount of Base Rent attributable to the Expansion Area and Tenant’s proportionate share of Estimated Operating
Costs and Actual Operating Costs shall be adjusted to reflect the addition of the Expansion Area. The parties shall promptly execute an amendment to this Lease stating the addition of the Expansion Area to the Premises, the rent adjustments and such
other modifications described above. If Tenant does not indicate, within five (5) days after receipt of the Availability Notice, its agreement to lease the Expansion Area, Landlord thereafter shall have the right to lease the Expansion Area to
any third party and Tenant shall no longer have any right to the Reserved Area, it being the agreement by the parties hereto that Tenant’s right to the Reserved Area pursuant to the terms of this Section 43 shall be a one-time right
only. 
 b. Terms and Conditions. Tenant’s rights specified in this Section 43 are personal to
the named Tenant hereunder and may not be assigned to or exercised by any other person or entity. Tenant’s right to exercise its right of first refusal is subject to no Event of Default then existing under the Lease and Landlord’s
reasonable review and approval of Tenant’s current financials upon Tenant’s exercise of its right of first refusal. Tenant may exercise its right of first refusal only if Tenant continues to occupy the entire Premises in accordance with
the terms of this Lease. If Tenant fails to timely exercise its rights under this Section 43 in accordance with the terms and conditions set forth herein, such rights shall be of no further force or effect. Time is of the essence in
Tenant’s exercise of its rights hereunder. 
 44. TERMINATION OF EXISTING
LEASE; SURRENDER OF SURRENDER SPACE. 
 a.
Termination of Existing Lease. Tenant is currently occupying approximately 3,742 rentable square feet of space in the Building commonly known as Suite 325W (the “Existing Premises”), pursuant to a Office Building Lease
dated January 6, 2004 between Landlord and Tenant (the “Existing Lease”). Prior to the Commencement Date, Tenant shall continue to occupy the Existing Premises under each of the terms and conditions of the Existing Lease.
Effective as of the Commencement Date of this Lease, the Existing Lease shall terminate for all purposes, except that Tenant shall be responsible for any liabilities or obligations that survive termination of the Existing Lease in according with its
terms, including without limitation, payment of Operating Expenses attributable to the Existing Premises. 
 b. Surrender
of the Surrender Space. Tenant shall surrender the Existing Premises to Landlord on the Commencement Date of this Lease, in broom-clean condition, free of all of Tenant’s property and otherwise in the condition required under the terms
of the Existing Lease for surrender thereof. If, for any reason, Tenant has not vacated the Surrender Space in the condition set forth herein as of September 19, 2005, Tenant shall be deemed to be a holdover tenant and shall pay Landlord the
holdover rent pursuant to the terms of the Existing Lease until the Existing Premises is returned to Landlord in the condition required hereunder. 
 45. LETTER OF CREDIT. Concurrently with the execution and delivery of this Lease, and together with Tenant’s current unaudited financial statements
prepared in accordance with generally accepted accounting principles and certified by Tenant’s CFO or CEO, Tenant shall deliver to Landlord an unconditional, irrevocable standby letter of credit (“LC”) in the original amount of
$133,800 (the “LC Stated Amount”). The LC shall be issued by a solvent, nationally recognized bank acceptable to Landlord and shall be in the form attached hereto as Exhibit H. The LC shall be effective from the date of
delivery thereof through the date which is one hundred twenty (120) days after the expiration of the Lease Term (the “LC Expiration Date”). Each reissue, renewal or replacement LC shall be in the form attached hereto as
Exhibit H, and shall be subject to Landlord’s prior written approval. Tenant shall pay all expenses, points and/or fees incurred after the Commencement Date in obtaining, modifying, renewing or reissuing the LC pursuant to the provisions
of this Section 45, including without limitation, any reasonable costs incurred by Landlord in reviewing or exercising its rights under the LC. 

  
 26 

 a. Failure to Reissue, Renew or Replace. If the bank that issues the LC fails
to extend the expiration date thereof through the LC Expiration Date, and/or if Landlord receives a notice of non-renewal from such bank (as described in the LC) or if such bank repudiates the LC or otherwise fails to comply with the provisions of
this Section 45, then Tenant shall provide Landlord with a substitute LC. If Tenant fails to provide Landlord with a substitute LC in a form reasonably acceptable to Landlord at least thirty (30) days prior to the expiration of the
then existing LC, then (i) such failure shall be deemed an Event of Default hereunder, and (ii) Landlord shall be entitled to draw down the full amount of the LC then available and apply, use and retain the proceeds thereof in accordance
with this Section 45. 
 b. Application of LC and LC Account. If an Event of Default shall occur and
be continuing with respect to any provision of this Lease, including, but not limited to, the provisions relating to the payment of rent, or an Event of Default would exist under the Lease but Landlord is barred by applicable law from sending a
notice of default to Tenant with respect thereto, or in the event the LC is not renewed or reissued at least thirty (30) days prior to the expiration of the then existing LC. Landlord may, but shall not be required to, draw upon all or any part
of the LC and/or LC Account or use, retain or apply all or any part of the proceeds thereof for the payment of any rent or any other sum in default, or for the payment of any other amount which Landlord may spend or become obligated to spend by
reason of Tenant’s default or to compensate Landlord for loss or damage which Landlord may suffer by reason of Tenant’s default, including without limitation the amounts to which Landlord may become entitled pursuant to the terms of this
Lease (whether or not such amounts have been awarded) and any other loss, liability, expense and damages that may accrue upon Tenant’s default or the act or omission of Tenant or any officer, employee, agent or invitee of Tenant, and costs and
attorneys’ fees incurred by Landlord to recover possession of the Premises upon a default by Tenant hereunder. Any amount of the LC which is drawn upon by Landlord, but not used or applied by Landlord shall be deemed to be funds of Landlord to
be held by Landlord in an account (the “LC Account”) as security for the full and faithful performance of each of the terms hereof by Tenant, subject to the use and application set forth below. The use, application, retention or
draw of the LC and/or LC Account, or any portion thereof, by Landlord shall not (i) constitute the cure of any default by Tenant or the waiver of such default, (ii) prevent Landlord from exercising any other remedies provided for under
this Lease or by law, it being intended that Landlord shall not first be required to proceed against the LC and/or LC Account, or (iii) operate as a limitation on the amount of any recovery to which Landlord may otherwise be entitled. If any
portion of the LC and/or LC Account is so drawn upon, or any part of the proceeds thereof is used or applied, Tenant shall, within five (5) days after written demand therefor, deposit cash with Landlord in an amount equal to the draw upon the
LC and/or the amount of the LC Account that was used or applied (so that the combined amount of the remaining sums available to be drawn upon the LC and the LC Account balance equals the LC Stated Amount), and Tenant’s failure to do so shall be
an Event of Default under this Lease. The LC Account may be commingled with other funds of Landlord, shall be held in Landlord’s name, and Tenant shall not be entitled to any interest or earnings thereon. 

c. Waiver. Landlord and Tenant hereby acknowledge that their entire agreement with respect to the LC and the LC Account is
set forth herein and Tenant hereby waives the provisions of law, now or hereafter in force, which provide that Landlord may claim from a security deposit only those sums reasonably necessary to remedy defaults in the payment of rent, to repair
damage caused by Tenant or to clean the Premises, it being agreed that Landlord may, in addition, claim those sums reasonably necessary to compensate Landlord for any other loss or damage, foreseeable or unforeseeable, caused by the act or omission
of Tenant or any officer, employee, agent or invitee of Tenant. 
 d. Expiration of LC. Unless an Event of Default
has occurred and is continuing under this Lease or an Event of Default would exist under the Lease but Landlord is barred by applicable law from sending a notice of default to Tenant with respect thereto, within sixty (60) days following the LC

  
 27 

 
Expiration Date. Landlord shall return any LC previously delivered by Tenant and any balance remaining in the LC Account after use and application in accordance with this Section 45,
to Tenant (or, at Landlord’s option, to the last assignee, if any, of Tenant’s interest hereunder), and Tenant shall have no further obligation to provide the LC. 
 e. Landlord’s Transfer. Tenant acknowledges that Landlord has the right to transfer or mortgage its interest in the Building or Property and in this Lease, and Tenant agrees that in the
event of any such transfer or mortgage, Landlord shall have the right to transfer or assign the LC and/or the LC Account to the transferee or mortgagee. Upon such transfer or assignment of the LC and/or LC Account and acceptance of transfer or
assumption of the LC and/or LC Account by the transferee or assignee, as the case may be. Landlord shall be deemed released by Tenant from all liability or obligation for the return of the LC and LC Account, as applicable, and Tenant shall look
solely to such transferee or mortgagee for the return thereof. If Landlord transfers or assigns the LC and Tenant fails to cause the bank that issued the LC to accept such transfer or assignment, such failure shall be an Event of Default hereunder.

 f. Bank Obligation. Tenant acknowledges and agrees that the LC is a separate and independent obligation of the
issuing bank to Landlord and that Tenant is not a third party beneficiary of such obligation, and that Landlord’s right to draw upon the LC for the full amount due and owing thereunder shall not be, in any way, restricted, impaired, altered or
limited by virtue of any provision of the United States Bankruptcy Code, including without limitation, Section 502(b)(6) thereof. 
 (REMAINDER OF PAGE INTENTIONALLY BLANK) 

  
 28 

 IN WITNESS WHEREOF, the parties hereto have executed this Lease as of the date first
above written. 
  

							
	 LANDLORD:
	 	M&S GREAT HILLS PLAZA L.P.,
		 	a California limited partnership
			
		 	By:	 	Maier Siebel Baber,
		 		 	Its Advisor
				
		 		 	By:	 	 /s/ Kenneth A. Baber

		 		 	Printed Name:	 	 Kenneth A. Baber

		 		 	Its:	 	 President & CEO

				
		 		 	By:	 	  

		 		 	Printed Name:	 	  

		 		 	Its:	 	  

		
		 	Date: September 09, 2005
		
	 TENANT:
	 	E2OPEN, INC.,
		 	a Delaware corporation
			
		 	By:	 	 /s/ Matthew MacKenzie

		 		 	Matthew MacKenzie
		 		 	Vice President, General Counsel and Secretary

  
 S-1

 EXHIBIT A 
 FLOOR PLAN OF THE PREMISES 
  

 

  
 A-1

 EXHIBIT B 
 DESCRIPTION OF THE REAL PROPERTY 
 An 8.087 acre tract of land and being all of Tracts 5 & 6. Great Hills Commercial One, a subdivision in Travis County, Texas, according to the map or plat recorded in Volume 77. Pages 161-162, of the
Plat Records of Travis County, Texas. 

  
 B-1

 EXHIBIT C 
 (Intentionally Omitted) 

  
 C-1

 EXHIBIT D 
 FORM OF TENANT ESTOPPEL CERTIFICATE 
 TENANT ESTOPPEL CERTIFICATE 
  

			
	Tenant:	 	  

 Premises Address: 9600 Great Hills Trail, Austin, Texas 78759 (the “Property”) 

Suite:
                                        
             Area:              Sq. Ft. (Rentable) 

 

			
	Date of Lease:	 	  

  

			
	Date(s) of Lease Amendment(s):	 	  

  

			
	Commencement Date:	 	  

  

			
	Expiration Date:	 	  

  

			
	Current Base Monthly Rental: $	 	  

  

			
	Base Monthly Rental Increases:	 	  

  

			
	Operating Expense: $	 	  

  

					
	Percentage Share of Operating Expenses and Taxes:	 	  
	 	%

  

			
	Current Monthly Payments of Operating Expenses and Taxes: $	 	  

  

			
	Security Deposit:	 	  

  

			
	Guarantor:	 	  

 The undersigned, as Tenant under the Lease of the above-referenced premises (“Premises”) executed by
                     (“Landlord”), as Landlord, and Tenant on the above-referenced date, does hereby represent, certify and
covenant to                      (“Buyer”) (“Lender”), and its assignees, as follows: 

1. LEASE. The copy of the Lease, including all addenda and amendments thereto, attached hereto as Exhibit
A is a true and correct copy of the Lease which is in full force and effect and which has not been further amended, supplemented or changed by letter agreement or otherwise. 
 2. COMPLETION OF PREMISES / NO DISPUTES. Tenant has accepted possession of all of the premises, and
all conditions to be satisfied by Landlord under the Lease have been satisfied pursuant to the terms of the Lease, including but not limited to, completion of construction of any required improvements to the Premises except those listed below.

 3. NO DEFAULTS / CLAIMS. Neither Tenant nor Landlord is in default
under any terms of the Lease nor has any event occurred which with the passage of time (after notice, if any, required by the Lease) would become an event of default under the Lease. Tenant has no disputes, claims, counterclaims, defenses or setoffs
against Landlord or liens against the Property arising from the Lease. Tenant is not entitled to any concessions, rebate, allowance or free rent for any period after this certification, not is Landlord obligated to construct or install any
additional improvements in the Premises except those listed below 

  
 D-1

  
  

 
 4. NO
ADVANCE PAYMENTS; SECURITY DEPOSIT. No rent or other amount payable under the Lease has been paid in advance by Tenant except the current month’s rent. Landlord
has no obligation to segregate the security deposit (if any) or to pay interest thereon. 
 5. NO EXTENSION,
PURCHASE OR TERMINATION RIGHTS. Tenant has no option and no right of first refusal to purchase the Property or any interest therein and no right to cancel or
terminate the Lease or extend the term of the Lease. 
 6. NO SUBLEASE /
ASSIGNMENT. Tenant has not entered in any sublease, assignment or other agreement transferring any of its interest in the Lease or the Premises. 
 7. NO NOTICE. Tenant has not received notice of any assignment, hypothecation, mortgage, or pledge of Landlord’s interest in the Lease or
the rents or other amounts payable thereunder, nor any violation of any federal, state, county or municipal laws, regulations or orders related to the use or condition of the Premises or the Property except those listed below. 

8. HAZARDOUS MATERIALS. No Hazardous Material has been used, treated, stored or disposed of on
the Premises by Tenant. Tenant does not have any permits or identification numbers issued by the United States Environmental Protection Agency or by any state, county or municipal agencies with respect to its operations on the Premises, except
those listed below. For the purposes hereof, the term “Hazardous Material” shall mean any substance, chemical, waste or other material which is listed, defined or otherwise identified as “hazardous” or
“toxic” under any federal, state, local or administrative agency ordinance or law or any regulation, order, rule or requirement adopted thereunder, as well as any petroleum, petroleum product or by-product, crude oil, natural gas liquids,
liquefied natural gas, or synthetic gas usable as fuel, and “source”, “special nuclear” and “by-product” material as defined in the Atomic Energy Act of 1985, 42 U.S.C. § 3011 et seq. 

9. NO MODIFICATION OF LEASE. From the date of this Certificate
through                     , no modification or amendment to the Lease, forgiveness of payment of rent or other amount due under the Lease,
grant of extension or option, or prepayment of rents more than one month in advance may be made except with the written consent of Buyer. 

10. RELIANCE; BUYER’S RIGHTS. Tenant recognizes and
acknowledges it is making these representations to Buyer with the intent that Buyer or its assignees will rely on Tenant’s representations in connection with Buyer’s acquisition of the Property. All rent payments under the Lease shall
continue to be paid to Landlord in accordance with the terms of the Lease until Tenant is notified otherwise in writing. As of the effective date of the purchase of the Property by Buyer, Tenant will recognize Buyer as landlord under the Lease.
Tenant further acknowledges and agrees that Buyer and its successors and assigns (including any entity holding a Deed of Trust at any time after the date of this Certificate) shall have the right to rely on the information contained in this
Certificate. 
 11. BINDING. The provisions hereof shall be binding upon and inure to the benefit of
the successors, assigns, personal representatives and heirs of Tenant and Buyer. 

  
 D-2

 12. DUE EXECUTION AND
AUTHORIZATION. The undersigned, and the person(s) executing this Certificate on behalf of the undersigned, are duly authorized to execute this Certificate on behalf of Tenant and to bind Tenant thereto.

  

					
	TENANT:	 	
		
	  
	 	,
	a	 	  
	 	

  

			
	By:	 	  

			
	Printed Name:	 	  

			
	Its:	 	  

 

			
	By:	 	  

			
	Printed Name:	 	  

			
	Its:	 	  

  
 D-3

 EXHIBIT E 
 RULES AND REGULATIONS 

1. Tenant shall have access to the Building and the Premises at all times during the Term, except to the extent otherwise
necessary for emergencies, maintenance or repairs, which maintenance and repairs shall be accomplished with as little interference to Tenant as commercially reasonable. On Saturdays, Sundays and legal holidays, and on other days between the hours of
6:00 P.M. and 8:00 A.M. the following day, or such other hours as Landlord shall determine from time to time, access to the Property and/or to the passageways, entrances, exits, shipping areas, halls, corridors, elevators or stairways and other
areas in the Property may be restricted and access gained by use of a key to the outside doors of the Property, or pursuant to such security procedures Landlord may from time to time impose. All such areas, and all roofs, are not for use of the
general public, and Landlord shall in all cases retain the right to control and prevent access thereto by all persons whose presence in the judgment of Landlord shall be prejudicial to the safety, character, reputation and interests of the Property
and its tenants, provided, however, that nothing herein contained shall be construed to prevent such access to persons with whom Tenant deals in the normal course of Tenant’s business unless such persons are engaged in activities which are
illegal or violate these Rules. No Tenant and no employee or invitee of Tenant shall enter into areas reserved for the exclusive use of Landlord, its employees or invitees. Tenant shall keep doors to corridors and lobbies closed except when persons
are entering or leaving. 
 2. Tenant shall not paint, display, inscribe, maintain or affix any sign, placard, picture,
advertisement, name, notice, lettering or direction on any part of the outside or inside of the Property, or on any part of the inside of the Premises which can be seen from the outside of the Premises, without the prior consent of Landlord, and
then only such name or names or matter and in such color, size, style, character and material as may be first approved by Landlord in writing. Landlord shall prescribe the suite number and identification sign for the Premises (which shall be
prepared and installed by Landlord at Tenant’s expense). Landlord reserves the right to remove at Tenant’s expense all matter not so installed or approved without notice to Tenant. 

3. Tenant shall not in any manner use the name of the Property for any purpose other than that of the business address of the
Tenant, or use any picture or likeness of the Property, in any letterheads, envelopes, circulars, notices, advertisements, containers or wrapping material without Landlord’s express consent in writing. 

4. Tenant shall not place anything or allow anything to be placed in the Premises near the glass of any door, partition, wall or
window which may be unsightly from outside the Premises, and Tenant shall not place or permit to be placed any article of any kind on any window ledge or on the exterior walls. Blinds, shades, awnings or other forms of inside or outside window
ventilators or similar devices, shall not be placed in or about the outside windows in the Premises except to the extent, if any, that the character, shape, color, material and make thereof are first approved by Landlord. 

5. Furniture, freight and other large or heavy articles, and all other deliveries may be brought into the Property only at times
and in the manner designated by Landlord, and always at Tenant’s sole responsibility and risk. Landlord may impose reasonable charges for use of freight elevators after or before normal business hours. All damage done to the Property by moving
or maintaining such furniture, freight or articles shall be repaired by Landlord at Tenant’s expense. Landlord may inspect items brought into the Property or Premises with respect to weight or dangerous nature. Landlord may require that all
furniture, equipment, cartons and similar articles removed from the Premises or the Property be listed and a removal permit therefor first be obtained from Landlord. Tenant shall not take or permit to be taken in

  
 E-1

 
or out of other entrances or elevators of the Property any item normally taken, or which Landlord otherwise reasonably requires to be taken, in or out through service doors or on freight
elevators. Tenant shall not allow anything to remain in or obstruct in any way, any lobby, corridor, sidewalk, passageway, entrance, exit, hall, stairway, shipping area, or other such area. Tenant shall move all supplies, furniture and equipment as
soon as received directly to the Premises, and shall move all such items and waste (other than waste customarily removed by Property employees) that are at any time being taken from the Premises directly to the areas designated for disposal. Any
handcarts used at the Property shall have rubber wheels. 
 6. Tenant shall not overload any floor or part thereof in the
Premises, or Property, including any public corridors or elevators therein bringing in or removing any large or heavy articles, and Landlord may direct and control the location of safes and all other heavy articles and require supplementary supports
at Tenant’s expense of such material and dimensions as Landlord may deem necessary to properly distribute the weight. 

7. Tenant shall not attach or permit to be attached additional locks or similar devices to any door or window, change existing
locks or the mechanism thereof, or make or permit to be made any keys for any door other than those provided by Landlord. If more than two keys for one lock are desired, Landlord will provide them upon payment therefor by Tenant. Tenant, upon
termination of its tenancy, shall deliver to Landlord all keys of offices, rooms and toilet rooms which have been furnished Tenant or which Tenant shall have had made, and in the event of loss of any keys so furnished shall pay Landlord therefor.

 8. If Tenant desires signal, communication, alarm or other utility or similar service connections installed or
changed, Tenant shall not install or change the same without the prior approval of Landlord, and then only under Landlord’s direction at Tenant’s expense. Tenant shall not install in the Premises any equipment which requires more electric
current than Landlord is required to provide under this Lease, without Landlord’s prior approval, and Tenant shall ascertain from Landlord the maximum amount of load or demand for or use of electrical current which can safely be permitted in
the Premises, taking into account the capacity of electric wiring in the Property and the Premises and the needs of tenants of the Property, and shall not in any event connect a greater load than such safe capacity. 

9. Tenant shall not obtain for use upon the Premises janitor and other similar services, except from Persons approved by Landlord.
Any Person engaged by Tenant to provide janitor or other services shall be subject to direction by the manager or security personnel of the Property. 
 10. The toilet rooms, urinals, washbowls and other such apparatus shall not be used for any purpose other than that for which they were constructed, and no foreign substance of any kind whatsoever
shall be thrown therein, and the expense of any breakage, stoppage or damage resulting from the violation of this Rule shall be borne by Tenant who, or whose employees or invitees, shall have caused it. Tenant shall not cause any unnecessary labor
by reason of Tenant’s carelessness or indifference in the preservation of good order and cleanliness in and around the building. 
 11. The janitorial closets, utility closets, telephone closets, broom closets, electrical closets, storage closets, and other such closets, rooms and areas shall be used only for the purposes and
in the manner designated by Landlord, and may not be used by tenants, or their contractors, agents, employees, or other parties, without Landlord’s prior written consent. 
 12. Landlord reserves the right to exclude or expel from the Property any person who, in the judgment of Landlord, is intoxicated or under the influence of liquor or drugs, or who shall in any
manner 

  
 E-2

 
do any act in violation of any of these Rules. Tenant shall not at any time manufacture, sell, use or give away, any spirituous, fermented, intoxicating or alcoholic liquors on the Premises, nor
permit any of the same to occur (except in connection with occasional social or business events conducted in the Premises which do not violate any laws nor bother or annoy any other tenants). Tenant shall not at any time sell, purchase or give away
food in any form by or to any of Tenant’s agents or employees or any other parties on the Premises, nor permit any of the same to occur (other than in lunchrooms or kitchens for employees as may be permitted or installed by Landlord, which does
not violate any laws or bother or annoy any other tenant). 
 13. Tenant shall not make any room-to-room canvass to
solicit business or information or to distribute any article or material to or from other tenants or occupants of the Property and shall not exhibit, sell or offer to sell, use, rent or exchange any products or services in or from the Premises
unless ordinarily embraced within the Tenant’s use of the Premises specified in the Lease. 
 14. Tenant shall not
waste electricity, water, heat or air conditioning or other utilities or services, and agrees to cooperate fully with Landlord to ensure the most effective and energy-efficient operation of the Property and shall not allow the adjustment (except by
Landlord’s authorized Property personnel) of any controls. Tenant shall keep corridor doors closed and shall not open any windows, except that if the air circulation shall not be in operation, windows which are openable may be opened with
Landlord’s consent. As a condition to claiming any deficiency in the air-conditioning or ventilation services provided by Landlord, Tenant shall close any blinds or drapes in the Premises to prevent or minimize direct sunlight. 

15. Tenant shall conduct no auction, fire or “going out of business” sale or bankruptcy sale in or from the Premises,
and such prohibition shall apply to Tenant’s creditors. 
 16. Tenant shall cooperate and comply with any reasonable
safety or security programs, including fire drills and air raid drills, and the appointment of “fire wardens” developed by Landlord for the Property, or required by law. Before leaving the Premises unattended, Tenant shall close and
securely lock all doors or other means of entry to the Premises and shut off all lights and water faucets in the Premises (except heat to the extent necessary to prevent the freezing or bursting of pipes). 

17. Tenant will comply with all municipal, county, state, federal or other governmental laws, statutes, codes, regulations and
other requirements, including without limitation, environmental health, safety and police requirements and regulations respecting the Premises, now or hereinafter in force, at its sole cost, and will not use the Premises for any immoral purposes.

 18. Tenant shall not (i) carry on any business, activity or service except those ordinarily embraced within the
permitted use of the Premises specified in the Lease and more particularly, but without limiting the generality of the foregoing, shall not (ii) install or operate any internal combustion engine, boiler, machinery, refrigerating, heating or air
conditioning equipment in or about the Premises, (iii) use the Premises for housing, lodging or sleeping purposes or for the washing of clothes, (iv) place any radio or television antennae other than inside of the Premises,
(v) operate or permit to be operated any musical or sound producing instrument or device which may be heard outside the Premises, (vi) use any source of power other than electricity, (vii) operate any electrical or other device from
which may emanate electrical or other waves which may interfere with or impair radio, television, microwave, or other broadcasting or reception from or in the Property or elsewhere, (viii) bring or permit any bicycle or-other vehicle, or dog
(except in the company of a blind person or except where specifically permitted) or other animal or bird in the Property, (ix) make or permit objectionable noise or odor to emanate from the Premises, (x) do anything in or about the Premises
tending to create or maintain a nuisance or do any act 

  
 E-3

 
tending to injure the reputation of the Property, (xi) throw or permit to be thrown or dropped any article from any window or other opening in the Property, (xii) use or permit upon the
Premises anything that will invalidate or increase the rate of insurance on any policies of insurance now or hereafter carried on the Property or violate the certificates of occupancy issued for the Premises or the Property, (xiii) use the
Premises for any purpose, or permit upon the Premises anything, that may be dangerous to persons or property (including but not limited to flammable oils, fluids, paints, chemicals, firearms or any explosive articles or materials), (xiv) do or
permit anything to be done upon the Premises in any way tending to disturb any other tenant at the Property or the occupants of neighboring property nor (xv) at any time go upon the roof of the building without prior approval from Landlord.

 19. The following Rules shall apply regarding the parking area: 

(i) Parking shall be available in areas designated generally for tenant parking, for such daily or monthly charges as
Landlord may establish from time to time. In all cases, parking for Tenant and its employees and visitors shall be on a “first come, first served,” unassigned basis, with Landlord and other tenants at the Property, and their employees and
visitors, and other Persons to whom Landlord shall grant the right or who shall otherwise have the right to use the same, all subject to these Rules, as the same may be amended or supplemented, and applied on a non-discriminatory basis.
Notwithstanding the foregoing to the contrary, Landlord reserves the right to assign specific spaces, and to reserve spaces for visitors, small cars, handicapped individuals, and other tenants, visitors of tenants or other Persons, and Tenant and
its employees and visitors shall not park in any such assigned or reserved spaces. Landlord may restrict or prohibit full size vans and other large vehicles. Landlord shall set aside a portion of the parking areas near the Building entrance for
parking by visitors of the tenants, including Tenant’s visitors. 
 (ii) In case of any violation of these
provisions, Landlord may refuse to permit the violator to park, and may remove the vehicle owned or driven by the violator from the Property without liability whatsoever, at such violator’s risk and expense. Landlord reserves the right to close
all or a portion of the parking areas or facilities in order to make repairs or perform maintenance services, or to alter, modify, re-stripe or renovate the same, or if required by casualty, strike, condemnation, act of God, law or governmental
requirement, or any other reason beyond Landlord’s reasonable control. In the event access is denied for any reason, any monthly parking charges shall be abated to the extent access is denied, as Tenant’s sole recourse. Tenant acknowledges
that such parking areas or facilities may be operated by an independent contractor not affiliated with Landlord, and Tenant acknowledges that in such event, Landlord shall have no liability for claims arising through acts or omissions of such
independent contractor, if such contractor is reputable. 
 (iii) The parking areas shall be accessible
twenty-four (24) hours a day, provided that access may be controlled by a cardkey system; cars must be parked entirely within the stall lines, and only small cars may be parked in areas reserved for small cars; all directional signs and arrows
must be observed; the speed limit shall be 5 miles per hour; spaces reserved for handicapped parking must be used only by vehicles properly designated; every parker is required to park and lock his own car; washing, waxing, cleaning or servicing of
any vehicle is prohibited; parking spaces may be used only for parking automobiles; parking is prohibited in areas; (a) not striped or designated for parking, (b) aisles, (c) where “no parking” signs are posted, (d) on
ramps, and (e) loading areas and other specially designated areas. Delivery trucks and vehicles shall use only those areas designated therefor. 

  
 E-4

 20. The directory of the building will be provided for the display of the name and
location of tenants only, and Landlord reserves the right to exclude any other names therefrom. Any additional name that Tenant shall desire to be placed upon the directory must first be approved by Landlord, and if so approved, a charge will be
made therefor. 
 21. Landlord may waive any one or more of these Rules for the benefit of a particular tenant, but no
such waiver by Landlord shall be construed as a waiver of these Rules in favor of any other tenant nor prevent Landlord from thereafter enforcing any such Rules against any or all of the tenants of the building. 

22. Tenant assumes any and all responsibility for protecting the premises from theft, robbery and pilferage, which includes
keeping doors locked and other means of entry to the Premises closed. 
 23. Landlord reserves the right to make such
other and reasonable rules as in its sole and absolute discretion may from time to time be needed for the safety, care, efficiency, cleanliness, management and operation of the building, and for the preservation of good order therein. 

  
 E-5

 EXHIBIT F 
 DEMISING PLAN 
  
 

 

  
 F-1

 EXHIBIT G 
 RESERVED AREA FLOOR PLAN 
  

 

  
 G-1

 EXHIBIT H 
 FORM OF LETTER OF CREDIT 

Date:                 ,         

 IRREVOCABLE STANDBY LETTER OF CREDIT
NUMBER:                     
  

					
	Beneficiary/Landlord	  	Applicant/Tenant	  	Issuing Bank
			
	 M&S Great Hills Plaza L.P.

One Embarcadero Center Suite
 2050

San Francisco, CA 94111
	  	 E2Open, Inc.
 1600 Seaport
Blvd. 5th Floor

Redwood City, CA 94063
	  	 Bridge Bank, N.A.
 55 Almaden
Blvd, Suite 200
 San Jose, CA 95113

			
	 Attention:
 Facsimile
No.:
	  	 Attention:
 Facsimile
No.:
	  	 Attention: International Dept.

Facsimile No.: (408) 282-1670

 Amount: US $ 133,800 
 ONE HUNDRED THIRTY THREE THOUSAND EIGHT HUNDRED UNITED STATES DOLLARS 
 Expiration Date:
                    , at our counters in San Jose, CA. 
 We hereby establish in favor of M&S Great Hills Plaza L.P., a California limited partnership (“Beneficiary”), our Irrevocable Letter of Credit No.
                     in the amount of One Hundred Thirty Three Thousand Eight Hundred Dollars ($133,800) for the account of E2Open, Inc. a Delaware
Corporation, or its affiliates, successors, assigns or subtenants (“Tenant”). This letter of credit is available by sight payment with ourselves only against presentation at this office of the following documents: 

 

	 	1.	The original of this letter of credit and all amendment(s), if any. 

  

	 	2.	Your sight draft drawn on us in the form attached hereto as Exhibit “A”. 

 

	 	3.	A dated certification purportedly signed by an authorized officer of representative of the Beneficiary followed by his/her printed name and designated title stating the
following: 

 “The undersigned is entitled to make a draw on Letter of Credit No.
             in the amount of $             under the provisions of the Lease dated as of August 17, 2005 between M&S
Great Hills Plaza L.P. as Landlord and E2Open, Inc. as Tenant with respect to premises in the office building located at 9600 Great Hills Trail, Austin Texas 78759 (the “Lease”) and Beneficiary hereby makes demand upon Bank for
payment of US $             per this Letter of Credit and the sum being drawn does not exceed the amount available on the date hereof to be drawn under this Letter of Credit. 

  
 H-1

 
Funds in respect of this draw request should be wire transferred to                      bank,
routing no.                 , account no.                      for
credit to the account of                     .” 
 This Letter of Credit shall expire on                      but such expiration date shall be
automatically extended without notice or amendment for periods of one (1) year on each successive expiration date, unless at least sixty (60) days before any expiration date, we notify you by registered mail or overnight courier service at
the above address, that this Letter of Credit is not extended beyond the current expiration date. 
 This letter of credit shall finally expire
on XX. XX, 200X, if it has not previously expired in accordance with the preceding paragraph. 
 This original letter of credit must accompany
any drawings hereunder for endorsement of the drawing amount and will be returned to the Beneficiary, provided, however that the remaining amount available hereunder shall be reduced by the amount of the drawings. 

Documents may be submitted in person, by courier, or by mail to our address stated above and received by us during regular business hours on a business
day not later than the LC Expiration Date. 
 Draw requests drawn hereunder must be marked: “Drawn under Bridge Bank, N.A., Standby Letter
of Credit Number                      issued
                    ,         .” 
 All banking charges under this letter of credit including wire remittance fee of USD 35.00 are for the account of the Applicant. 
 This Letter of Credit is transferable in its entirety only up to the then available amount in favor of any transferee without any limit on the number of such transfers upon Bank’s receipt of a
transfer request in the form attached as Exhibit “B” signed by the then current Beneficiary. The charge for each transfer shall be paid by the Beneficiary. This Letter of Credit is transferable provided that such transfer to such
transferee would be in compliance with then applicable law and regulations, including but not limited to the regulations of the U.S. Department of Treasury and U.S. Department of Commerce. At the time of transfer, the original letter of credit and
original amendment (s), if any must be surrendered to us together with the transfer request. 
 We hereby agree with the drawers, endorsers and
bonafide holders that the drafts drawn under and in accordance with the terms and conditions of this letter of credit shall be duly honored upon presentation to Bridge Bank, N.A., if presented on or before the expiration date of this credit.

 Except as expressly provided herein to the contrary, this Letter of Credit is subject to the International Standby Practices 1998 (ICC
Publication No. 590) or any subsequent revisions thereof; and subject to and in full compliance with the then existing sanctions regulations of the office of foreign assets control, United States Department of Treasury. 

  
 H-2

 EXHIBIT “A” 

SIGHT DRAFT/BILL OF EXCHANGE 
  

			
	DATE:	  	REF NO.                    

 AT SIGHT OF THIS BILL OF EXCHANGE 
  

							
	PAY TO THE ORDER OF	 		 	US$	 	

  

			
	US DOLLARS	 	

 “DRAWN UNDER BRIDGE BANK, N.A. SAN JOSE, CALIFORNIA, IRREVOCABLE STANDBY LETTER OF CREDIT 

NUMBER:                     , DATED:
                    .” 
  

							
	TO:	  	BRIDGE BANK, N.A.	  	M&S GREAT HILLS PLAZA L.P.	  	
		  	55 ALMADEN BLVD	  	(“BENEFICIARY”)	  	
		  	SUITE 200	  		  	
		  	SAN JOSE, CA. 95113	  		  	
		  		  	  
	  	
		  		  	AUTHORIZED SIGNATURE	  	

  

			
	GUIDELINES TO PREPARE THE SIGHT DRAFT OR BILL OF EXCHANGE:
		
	 1.      DATE
	  	ISSUANCE DATE OF DRAFT OR BILL OF EXCHANGE.
	 2.      REF NO
	  	YOUR REFERENCE NUMBER, IF ANY.
	 3.      PAY TO THE ORDER OF:
	  	NAME OF BENEFICIARY
	 4.      US$
	  	AMOUNT OF DRAWING IN NUMERIC FIGURES
	 5.      US DOLLARS
	  	AMOUNT OF DRAWING – IN WORDS.
	 6.      LETTER OF CREDIT NUMBER:
	  	OUR STANDBY LETTER OF CREDIT NUMBER
	 7.      DATED:
	  	ISSUANCE DATE OF STANDBY LETTER OF CREDIT

 NOTE: BENEFICIARY MUST ENDORSE THE BACK OF THE SIGHT DRAFT OR BILL OF EXCHANGE AS YOU WOULD ENDORSE A
CHECK 

  
 H-3

 EXHIBIT “B” 
 IRREVOCABLE STANDBY LETTER OF CREDIT NO:                      

LETTER OF CREDIT DATE:                     

 LETTER OF CREDIT TRANSFER INSTRUCTIONS 
 BRIDGE BANK, N.A. 
 55 ALMADEN BLVD 
 SAN JOSE, CA 95113 
  

			
	ATTENTION:	 	INTERNATIONAL BANKING GROUP
		 	(408) 556-8375

 DATE:
                     
  

			
	RE:	 	BRIDGE BANK, N.A. IRREVOCABLE STANDBY LETTER OF CREDIT NO.
                    
		 	DATED:                     

 LADIES AND GENTLEMEN: 
 FOR VALUE RECEIVED, THE UNDERSIGNED BENEFICIARY (“BENEFICIARY”) HEREBY IRREVOCABLY TRANSFERS TO: 
  

			
	  
	  	
	(NAME OF TRANSFEREE)	  	
		
	  
	  	
	(ADDRESS)	  	

 (“TRANSFEREE”) ALL RIGHTS OF BENEFICIARY UNDER THE ABOVE LETTER OF CREDIT (“LETTER OF
CREDIT”) AND TRANSFEREE SHALL HAVE SOLE RIGHTS AS BENEFICIARY THEREOF, INCLUDING WITHOUT LIMITATION SOLE RIGHTS RELATING TO ANY AMENDMENTS THERETO. WHETHER INCREASES OR EXTENSIONS OR OTHER AMENDMENTS AND WHETHER NOW EXISTING OR HEREAFTER
MADE. IN CONNECTION WITH THE FOREGOING. BENEFICIARY HEREBY IRREVOCABLY AGREES AND INSTRUCTS YOU 
  

	 	(A)	THAT BENEFICIARY DOES NOT RETAIN ANY RIGHT TO REFUSE TO ALLOW YOU TO ADVISE TRANSFEREE OF ANY AMENDMENT TO THE LETTER OF CREDIT, 

 

	 	(B)	THAT ALL FUTURE AMENDMENTS TO THE LETTER OF CREDIT ARE TO BE ADVISED DIRECTLY TO TRANSFEREE WITHOUT NECESSITY OF ANY CONSENT OF OR NOTICE TO BENEFICIARY, AND

  

	 	(C)	THAT THERE WILL BE NO SUBSTITUTION OF BENEFICIARY’S DRAFT(S) AND/OR OTHER DOCUMENTS FOR THOSE PRESENTED TO YOU BY TRANSFEREE. 

WE ENCLOSE HEREWITH THE ORIGINAL LETTER OF CREDIT (AND ALL ORIGINAL AMENDMENTS THERETO DATED ON OR PRIOR TO THE DATE OF THESE TRANSFER INSTRUCTIONS) AND,
TOGETHER WITH TRANSFEREE, REQUEST THAT YOU TRANSFER THE LETTER OF CREDIT TO TRANSFEREE BY REISSUING THE LETTER OF CREDIT IN FAVOR OF THE TRANSFEREE WITH 

  
 H-4

 
PROVISIONS CONSISTENT WITH THE LETTER OF CREDIT. BENEFICIARY AND TRANSFEREE AGREE THAT ANY CHARGES ASSESSED BY YOU IN RELATION TO THIS TRANSFER SHALL BE PAID BY BENEFICIARY, UNLESS OTHERWISE
PROVIDED IN THE LETTER OF CREDIT, AND THAT THIS TRANSFER SHALL NOT BE EFFECTIVE UNLESS AND UNTIL YOU RECEIVE SUCH PAYMENT. 
  

	
	VERY TRULY YOURS,
	
	  

	(NAME OF BENEFICIARY)
	
	  

	(AUTHORIZED SIGNATURE)

  

	
	 ACKNOWLEDGED AND ACCEPTED THIS

     DAY OF             ,    

	
	  

	(NAME OF TRANSFEREE)
	
	  

	(AUTHORIZED SIGNATURE)

  
 H-5

 AMENDMENT OF LEASE AGREEMENT 

This AMENDMENT OF LEASE AGREEMENT (the “Amendment”) is made by and between TPG-GREAT HILLS PLAZA LLC, a Delaware limited
liability company (“Landlord”) and E2OPEN, INC., a Delaware corporation (“Tenant”), on September 12, 2008, to be effective as of October 1, 2008. 

R E C I T A L S 
 WHEREAS, effective as of September 2, 2005, M & S GREAT HILLS PLAZA L.P., a California limited partnership (“Prior Landlord”) and Tenant entered into an Office Building Lease
(the “Original Lease”) covering approximately 11,684 rentable square feet, being Suite 300E (the “Original Premises”), on the third floor of that certain building located at 9600 Great Hills Trail, Austin, Travis County, Texas,
commonly known as Great Hills Plaza (the “Building”), as more fully described in the Original Lease (the Original Lease, as amended by this Amendment, being hereinafter referred to as the “Lease”); 

WHEREAS, Landlord is the successor-in-interest to the Prior Landlord’s interest in the Original Lease; 

WHEREAS, the Building has been remeasured, and the Original Premises contains 11,845 rentable square feet; 

WHEREAS, in addition to the Original Premises, Tenant now desires to occupy adjacent space located on the third floor of the Building
containing an additional 2951 rentable square feet (the “Additional Space”); 
 WHEREAS, the Term of the Original
Lease expires on September 30, 2008, and Landlord and Tenant wish to extend the Term; 
 NOW, THEREFORE, for and in
consideration of the premises, agreements, duties, covenants, obligations and other undertakings of each party to the other provided for in this Amendment, Landlord and Tenant agree as follows (all capitalized terms used herein shall have the
meaning ascribed to such terms in the Original Lease unless the context clearly indicates a different meaning): 

 A G R E E M E N T S 

1. Premises. From and after October 1, 2008, the Premises shall consist of the Original Premises and the Additional
Space. Therefore, Item 6 of the Basic Lease Information in the Lease shall be deleted in its entirety and replaced with the following: 
  

	 	6.	 Premises: 14,796 rentable square feet located on the third (3rd) floor of the Building, designated as Suite 300E, as outlined on the floor plan attached hereto as Exhibit
“A”. All references in the Lease to Exhibit “A” shall be amended to refer to Exhibit “A” attached to this Amendment. 

 Tenant shall not be responsible for payment of monthly Base Rent and Tenant’s Proportionate Share of Actual Operating Costs applicable to the Additional Space until Landlord’s Work described in
Section 10 of this Amendment is substantially complete. 
 2. Expiration Date. Item 9 of the Basic Lease
Information in the Lease shall be deleted in its entirety and replaced with the following: 
  

	 	9.	Expiration Date: December 31, 2011. 

 3. Base Rental Rate. The charts in Items 10 and 11 of the Basic Lease Information in the Lease shall be amended to add the following: 

 

													
	 Period
	  	Base Rental
Rate	 	  	Annual Base
Rent	 	  	Monthly Base
Rent	 
	 10/0108 – 12/31/08
	  	$	-0-	  	  	$	-0-	  	  	$	-0-	  
	 01/01/09 – 12/31/09
	  	$	17.00	  	  	$	251,532.00	  	  	$	20,961.00	  
	 01/01/10 – 12/31/10
	  	$	17.50	  	  	$	258,930.00	  	  	$	21,577.50	  
	 01/01/11 – 12/31/11
	  	$	18.00	  	  	$	266,328.00	  	  	$	22,194.00	  

 Notwithstanding the above, as long as Tenant is not in default under the terms of the Lease, Landlord shall abate the
Monthly Base Rent and Tenant’s Proportionate Share of Actual Operating Costs for the first three (3) months of the Term (the “Rent Abatement Period”). In the event Tenant has a non-cured default at any time during the Term, all
abated base rent shall immediately become due and payable. During the Rent Abatement Period, only the Base Rent and Tenant’s Proportionate Share of Actual Operating Costs shall be abated, and all additional rent and other costs and charges
shall remain as due and payable. 
 4. Tenant’s Operating Expenses. Item 14 of the Basic Lease Information in
the Lease shall be deleted in its entirety and replaced with the following: 
  

	 	14.	Tenant’s Proportionate Share: The ratio which the rentable area of the Premises bears to the rentable area of the Building, which is agreed to be 10.63%
(14,796/139,252). 

  
 2 

 5. Landlord’s Broker. Item 17 of the Basic Lease Information in the Lease
shall be replaced with the following: 
  

	 	17.	Landlord’s Broker: Thomas Properties Group, Inc. 

 6. Tenant’s Broker. Item 18 of the Basic Lease Information in the Lease shall be replaced with the following: 

 

	 	18.	Tenant’s Broker: CB Richard Ellis 

 7. Parking Passes. Item 19 of the Basic Lease Information in the Lease shall be deleted in its entirety and replaced with the following: 

 

	 	19.	Parking Passes: Fifty-two (52) unreserved parking passes (the “Parking Passes”) for unassigned parking spaces located in the parking lot for the
Building. 

 8. Letter of Credit. Item 23 of the Basic Lease Information in the Lease shall be
replaced with the following: 
  

	 	23.	Letter of Credit: $100,000.00, subject to Section 45 of the Lease. Further, so long as Tenant is not in default, on February 1, 2010, the amount of the Letter
of Credit shall be reduced by one (1) month of the then current gross rent. In addition, so long as Tenant is not in default on February 1, 2011, the Letter of Credit shall be reduced so that one (1) month of the then current gross
rent remains through the expiration of the Lease. 

 Further, all references in Section 45 of the Lease to
“$133,800.00” shall be amended to refer to “$100,000.00”, or such lower amount as provided in Section 23 of the Basic Lease Information. 
 9. A new section 46 is hereby added to the Original Lease: 
 46. Renewal
Option. Provided that, at the time of Tenant’s exercise of the Renewal Option (as defined herein) and upon the commencement of the Option Term (as defined herein), Tenant occupies at least seventy-five percent (75%) of the Premises,
the Lease is in full force and effect and there is no Event of Default under the Lease, Tenant shall have the option (“Renewal Option”) to renew the Lease as follows: 
 Tenant may, by notifying Landlord of its election in writing not less than twelve (12) months prior to the end of the Renewal Term, renew the Lease for an additional term (“Option Term”)
beginning on the date next following the Expiration Date and continuing for five (5) years thereafter. Such renewal shall include the Premises, as 

  
 3 

 
well as any other space within the Building then being leased by Tenant as of the date of exercise of the Renewal Option. The renewal of the Lease will be upon the same terms, covenants, and
conditions applicable during the prior portion of the Term, as provided in the Lease, except that (a) the Base Rent payable during the Renewal Term shall be an amount equal to the existing “Market Rental Rate” (as defined below) as of
the date on which the Option Term commences, (b) the definition of “Term” shall be deemed to include the “Option Term”, (c) no concessions applicable during the prior Lease Term (such as construction allowances, moving
allowances or free rent) shall be applicable during the Option Term, and (d) Tenant shall possess no further renewal options. As used herein, the phrase “Market Rental Rate” shall mean the rate of Base Rent, calculated on a triple net
basis, being charged for a new lease for comparable space (including all relevant factors such as size, age, location and condition of the premises and improvements in place therein) within buildings (including, but not limited to, the Building)
within the Northwest Quadrant of Austin, Texas during the previous six (6) months. 
 Within thirty (30) days after
receipt of Tenant’s renewal notice (and any required supporting information), Landlord shall notify Tenant in writing of the Market Rental Rate. Within fifteen (15) days thereafter, Tenant shall notify Landlord that Tenant either
(a) accepts Landlord’s renewal terms, in which event the parties shall promptly enter into an amendment to this Lease incorporating such terms or (b) rejects Landlord’s renewal terms. Failure of Tenant to respond within such
fifteen (15) day period shall be deemed a rejection of Landlord’s terms. If Tenant rejects Landlord’s renewal terms, then within ten (10) days of such rejection, Landlord will (i) select a M.A.I. appraiser; (ii) Tenant
will select a M.A.I. appraiser; and (iii) the two appraisers so selected shall agree upon a third M.A.I. appraiser (the “Third Appraiser”). Within thirty (30) days after the date the Third Appraiser is appointed: (x) the
M.A.I. appraiser selected by Landlord shall submit a recommendation of the Market Rental Rate to the Third Appraiser; (y) the M.A.I. appraiser selected by Tenant shall submit a recommendation of the Market Rental Rate to the Third Appraiser;
and (z) the Third Appraiser shall decide between the two recommendations so submitted, and the Market Rental Rate selected by the Third Appraiser shall be binding upon the parties. Each party will pay the cost of its own appraiser and one-half
of the cost of the Third Appraiser. 
 The failure of Tenant to exercise the Renewal Option within the time period set forth
herein shall constitute a waiver and termination of such Renewal Option. This Renewal Option is personal to Tenant and is not assignable to any third parties, other than an affiliate of Tenant. 

10. Landlord’s Work: Landlord shall provide the Premises in “as-is” condition; provided, however, Landlord, at
Landlord’s cost, will install new building standard carpet and paint in the entire Premises. Further, Landlord will construct a building standard multi-tenant corridor as shown on Exhibit “A”. In addition, Landlord will expand
the common area restrooms on the second floor east wing. Landlord agrees that in the event, as it relates to the restroom expansion, any existing 

  
 4 

 
infrastructure such as supplemental HVAC, millwork, and/or proximity card readers are demolished. Landlord at Landlord’s cost shall relocate such items as also indicated on Exhibit
“A” attached hereto. 
 11. No Further Modification. Except as expressly provided in this Amendment, the
terms and provisions of the Lease remain in full force and effect in strict accordance with the provisions stated therein. 

EXECUTED effective as of the date first above mentioned. 

 

			
	TPG – GREAT HILLS PLAZA LLC, a
	Delaware limited liability company
		
	 By:
	 	 /s/ Randall Scott

		
	 Name:
	 	RANDALL SCOTT
		
	 Title:
	 	EXECUTIVE VICE PRESIDENT
	
	“Landlord”
	
	E2OPEN INC., a Delaware corporation
		
	By:	 	 /s/ Peter Maloney

		
	Name:	 	Peter Maloney
		
	Title:	 	CFO
	
	“Tenant”

  
 

 

  
 5 

 EXHIBIT “A” 

 
 

 

  
 6 

 SECOND AMENDMENT TO LEASE AGREEMENT 

This Second Amendment to Lease Agreement (this “Amendment”) is entered into as of February 11, 2011 (the
“Effective Date”) by and between TPG—GREAT HILLS PLAZA LLC, a Delaware limited liability company (as successor in interest to M&S GREAT HILLS PLAZA L.P., a California limited partnership) (the
“Landlord”), as landlord, and E2OPEN, INC., a Delaware corporation (the “Tenant”), as tenant, with reference to the following facts: 

RECITALS 

WHEREAS, the predecessor-in-interest to Landlord and Tenant are parties to that certain Great Hills Plaza Office Building Lease dated
September 2, 2005, as amended by that certain Amendment of Lease Agreement dated September 12, 2008 (as amended and assigned to Landlord, the “Lease”). Pursuant to the Lease, Landlord has leased to Tenant space
currently containing approximately 14,796 rentable square feet (the “Premises”) described as Suite No. 300E on the 3rd floor of the building located at 9600 Great Hills Trail, Austin, Travis County, TX 78759 and commonly
known as Great Hills Plaza (the “Building”). 
 WHEREAS, the Initial Term shall expire by its terms on
December 31, 2011 and Landlord and Tenant desire to extend the Initial Term as set forth herein, from January 1, 2012 to December 31, 2014, on the terms and conditions set forth below. 

NOW, THEREFORE, in consideration of the foregoing, and of the mutual covenants set forth herein and of other good and valuable
consideration, the receipt and adequacy of which are hereby acknowledged, the parties hereto agree as follows: 
 AGREEMENTS

 1. Defined Terms and References. The recitals set forth above are herein incorporated by reference and agreed
to by Landlord and Tenant. All capitalized terms used herein that are not defined herein but are defined in the Lease shall have the same meanings herein as in the Lease. 
 2. Extension of Lease Term. The “Initial Term” definition contained in the Section 7 of the Lease is hereby amended to provide that the
“Initial Term” is extended for a period (the “Extension Term”) of thirty-six (36) months, commencing on January 1, 2012 (the “Extension Date”) and expiring on
December 31, 2014 (the “Expiration Date”). The defined term “Initial Term” shall include the Initial Term as extended by the Extension Term. The definition of “Expiration Date”’
contained in Item 9 of the Basic Lease Information in the Lease is hereby deleted in its entirety and replaced with “December 31, 2014”. 
 3. Base Rental for the Extension Term. 
 (a) The
charts in Items 10 and 11 of the Basic Lease Information are hereby amended to provide that during the Extension Term, Base Rental under the Lease for the Premises shall be as follows: 

  
 -1-

											
	 Time period
	  	Annual rate per
square foot of
Rentable Area	 	  	Square feet	 	  	 Monthly amount of Base Rental

	 01/01/2012 through 12/31/2012
	  	$	13.00	  	  	 	14,796	  	  	$16,029, subject to the Section 3(b) of this Amendment
	 01/01/2013 through 12/31/2013
	  	$	13.50	  	  	 	14,796	  	  	$16,645.50
	 01/01/2014 through 12/31/2014
	  	$	14.00	  	  	 	14,796	  	  	$17,262.00

 (b) Notwithstanding anything in the above Section 3(a) to the contrary,
provided Tenant is not in default under the terms of the Lease, monthly Base Rent (i.e., $16,029.00) and Tenant’s Proportionate Share of Actual Operating Costs shall be abated for the first four (4) months of the Extension Term (the
“Rent Abatement Period”); provided, however, all other payments required to be paid by Tenant to Landlord pursuant to the Lease shall remain due and payable during the Rent Abatement Period. If a default occurs at any
time during the Extension Term, all abated payments of Base Rent and Tenant's Proportionate Share of Actual Operating Costs shall immediately become due and payable to Landlord. 

4. Operating Costs. 
 (a) Section 5(e)(5) to the Lease is hereby amended by deleting the number “ninety-five percent (95%)” and replacing such number with “one-hundred percent (100%)”.

 (b) Section 5(e)(6) to the Lease is hereby amended by adding the following language as final
sentence of such Section 5(e)(6): 
 “Without limiting the generality of the
foregoing and notwithstanding anything contained in this Lease to the contrary, Property Taxes shall expressly include the tax (sometimes referred to as business, margin or franchise tax) enacted by House Bill 3 as passed during the 3rd called session of the Texas Legislature in 2006, which has been
codified in Chapter 171, Texas Tax Code, and any supplements, replacements, additions or other modifications thereto as applied to the Building.” 
 5. Parking. Item 19 of the Basic Lease Information is hereby amended in its entirety to provide that Tenant shall be provided, on a non-reserved basis, 3.5 Parking Passes for each 1,000
square feet of net rentable area of the Premises, all on the surface parking lot at the Property. There will be no charge for parking for the Extension Term. An additional 0.5 parking spaces for each 1,000 square feet of net rentable area of the
Premises is available at the church parking lot adjacent to the Property. 
 6. Renewal Option.
Section 46 to the Lease is hereby amended to replace “five (5) years” with “three (3) years” in the tenth line of Section 46. 

  
 -2-

 7. Right of First Refusal. Section 43 of the Lease is hereby
amended to add the word “business” between “five” and “days” on the eleventh and twentieth lines of Section 43. Notwithstanding the inapplicability of the Right of First Refusal during any extension of the
Lease set forth in Section 43 of the Lease, the Right of First Refusal shall be applicable during the Extension Term (but not any additional extensions of the Term, renewals thereof or the Option Term). 

8. Holdover. Section 34 to the Lease is hereby deleted and of no further force and effect and replaced in its
entirety with the following: 
 “Section 34. Holdover. If Tenant fails to vacate the Premises at the expiration
or earlier termination of the Term, then Tenant shall be a Tenant at sufferance as to such space and, in addition to all other damages and remedies to which Landlord may be entitled for such holding over, Tenant shall pay, in addition to the other
Base Rent and all other charges payable under the Lease, holdover rent (on a per diem basis) for the Premises equal to 150% of each of the Base Rent and Tenant’s Proportionate Share of Actual Operating Costs payable during the last month of the
Term and Tenant shall otherwise continue to be subject to all of Tenant’s obligations under this Lease. The provisions of this Section shall not be deemed to limit or constitute a waiver of any other rights or remedies of Landlord provided
herein or at law or a consent by Landlord to any holding over by Tenant and Landlord expressly reserves the right to require Tenant to surrender possession of the Premises upon the expiration of the Term or upon the earlier termination hereof and to
assert any remedy in law or equity to evict Tenant arid/or collect damages in connection with such holding over. If Tenant fails to surrender the Premises upon the termination or expiration of this Lease, in addition to any other liabilities to
Landlord accruing therefrom, Tenant shall protect, defend, indemnify and hold Landlord, its mortgagee, whether now or hereafter existing, Landlord’s property manager, and their respective members, managers, partners, officers, directors, agents
and employees harmless from all loss, costs (including reasonable attorneys’ fees) and liability resulting from such failure, including any claims made by any succeeding lessees founded on such failure to surrender, and any lost profits to
Landlord resulting therefrom.” 
 9. Letter of Credit. Item 23 of the Basic Lease Information is hereby
deleted and of no further force and effect and replaced in its entirety with the following: 
 “23. Letter of
Credit. $78,442.50, subject to Section 45 of the Lease. Further, so long as Tenant is not in default on February 1, 2011, the Letter of Credit shall be reduced by one(1) month of the then current gross rent ($22,194.00) to a new
balance of $56,248.50, and then on February 1, 2012 the Letter of Credit shall be further reduced to be equal to the one month’s of the then current gross rent, which will remain through the expiration of the Lease." Further, all
references in Section 45 of the Lease to “$133,800.00” shall be amended to refer to “$78,442.50”, or such lower amount as provided in Section 23 of the Basic Lease Information.” 

10. Allowances; AS-IS. 
 (a) Tenant Improvement Allowance. Provided no default exists under the Lease, Landlord shall, as of January 1, 2011 make available to Tenant up to $81,378.00 (the “Tenant
Improvement Allowance”) (calculated as $5.50 per each of the 14,796 square feet 

  
 -3-

 
of net rentable area of the Premises) to be used for physical improvements to the Premises (the “Tenant Improvements”), and space planning, architectural and
engineering expenses related to the Tenant Improvements, and purchase, installation and construction of Tenant Improvements which constitute permanent improvements to the Premises and to be disbursed in accordance with the terms and conditions of
the Lease or against Base Rent and Operating Costs as set forth below. The construction of all Tenant Improvements shall be subject to the provisions of Section 9 of the Lease. Tenant shall pay Landlord a construction supervision fee
equal to five percent (5%) of the cost of all Tenant Improvements constructed pursuant to this Section. The Tenant Improvement Allowance must be used, if at all, between January 1, 2011 and December 31, 2011. Alternatively, Tenant may
elect, upon written notice to Landlord, to offset the Tenant Improvement Allowance against Base Rent and Tenant’s Proportionate Share of Actual Operating Costs payable under the Lease between January 1, 2011 and December 31, 2011.

 (b) As a condition for disbursement for any portion of the Tenant Improvement Allowance, Tenant shall prepare
and submit to Landlord a statement showing in reasonable detail amounts expended or incurred by Tenant with respect to Tenant Improvements approved by Landlord and constructed by Tenant. Each such statement shall be accompanied by the following:
(i) proof of payment in the form of canceled checks or electronic payment advices; (ii) partial lien releases from any person or entity that has provided supplies or services to the Premises (Tenant acknowledging that blanket lien waivers
from the general contractor will not be sufficient); (iii) certificates in forms satisfactory to Landlord from Tenant’s general contractor and Tenant’s architect that the Tenant Improvements for which disbursements are being requested
have been completed in a good and workmanlike manner, in accordance with the plans therefore approved by Landlord and in accordance with applicable laws; and (iv) a certification from Tenant that all sales taxes applicable to the Tenant
Improvements have been paid, and that all labor and material for which payment is sought have been furnished and are satisfactory to Tenant. 
 (c) Within thirty (30) days after submission by Tenant of each such statement and such supporting materials as required by Section 10(b) above, Landlord shall reimburse Tenant, or, at
Landlord’s option, to the order of the general contractor that performs the construction of the Tenant Improvements, for the expenses covered by Tenant’s statement, up to the amount of the Tenant Improvement Allowance, subject to a ten
percent (10%) retainage as to any phase of Tenant Improvements constructed by Tenant. Any payments to Tenant’s general contractor shall be for the account of Tenant and shall not create any contractual relationship between Landlord and the
general contractor, or in any way obligate Landlord to the general contractor. If the cost of the Tenant Improvements exceeds the Tenant Improvement Allowance, Tenant shall be entitled to the Tenant Improvement Allowance in accordance with the terms
hereof, but each individual disbursement of the Tenant Improvement Allowance shall be disbursed in the proportion that the Tenant Improvement Allowance bears to the total cost of the Tenant Improvements, less the 10% retainage. Landlord shall
release the final disbursement of any retainage withheld with respect to any phase of Tenant Improvements upon receipt of all of the following: (i) an all bills paid affidavit along with invoices and proof of payment for those invoices (i.e.,
cancelled checks or electronic payment advices); (ii) final lien releases in form satisfactory to 

  
 -4-

 
Landlord from the general contractor, all subcontractors and any other parties that provided labor and/or materials in connection with the construction of such phase of the Tenant Improvements
(Tenant acknowledging that blanket lien waivers from the general contractor will not be sufficient); (iii) certificates in form satisfactory to Landlord from Tenant’s general contractor and Tenant’s architect that all of such phase of
the Tenant Improvements have been completed in a good and workmanlike manner, in accordance with the plans approved therefore by Landlord and in accordance with applicable laws; (iv) a certification from Tenant that all sales taxes applicable
to all Tenant Improvements in such phase have been paid, and that all labor and material for the phase of the Tenant Improvements have been furnished and are satisfactory to Tenant; and (v) as-built plans, if any, of the Tenant Improvements. In
no event shall Landlord be required to disburse the Tenant Improvement Allowance more than one time per month. 

(d) AS-IS. TENANT AGREES THAT IT IS NOT RELYING ON ANY WARRANTY OR REPRESENTATION MADE BY LANDLORD,
LANDLORD’S AGENTS, OR ANY BROKER CONCERNING THE USE OR CONDITION OF THE PREMISES OR THE PROJECT. TENANT ACKNOWLEDGES AND AGREES THAT IT HAS INSPECTED THE PREMISES AND THAT IT ACCEPTS THE PREMISES IN THEIR PRESENT “AS-IS, WHERE IS”
PHYSICAL CONDITION, WITHOUT ANY OBLIGATION BY LANDLORD TO PAINT, REDECORATE, OR PERFORM ANY OTHER WORK IN, ON OR ABOUT THE PREMISES AT ANY TIME, EXCEPT AS OTHERWISE SPECIFICALLY SET FORTH IN THIS AMENDMENT. LANDLORD, ANY AGENT OF LANDLORD AND ANY
BROKER HAVE NOT MADE, AND WILL NOT MAKE, ANY WARRANTY OR REPRESENTATION OF ANY KIND, EXPRESSED OR IMPLIED, WITH RESPECT TO THE PREMISES OR ANY OTHER PORTION OF THE PROJECT. LANDLORD EXPRESSLY DISCLAIMS ANY IMPLIED WARRANTY OF SUITABILITY,
HABITABILITY OR MERCHANTABILITY. 
 11. Monument Sign. Provided no Event of Default is then continuing under
this Lease and Tenant then occupies One Hundred percent (100%) of the rentable area of the Premises, Tenant shall have the right, at Tenant’s sole cost and expense, to use a panel on the Building’s multi-tenant monument sign for the
installation, repair, maintenance and removal of name signage. All costs for design, installation, modification and removal shall be at Tenant’s sole cost and expense. The design, specifications and location of such signage shall be subject to
Landlord’s prior written consent, which shall not be unreasonably withheld, conditioned or delayed. Tenant’s right to use a panel on the Building’s monument sign is personal to Tenant and cannot be transferred to any assignee or
sublessee of Tenant. In the event Tenant subleases any of the Premises, Tenant’s right to use the monument sign shall terminate and Tenant, at its sole cost and expense, must remove its signage from the monument sign and restore it to the
condition it existed prior to Tenant’s installation thereon. 
 12. Card Keys and Suite Keys. Tenant
acknowledges that it has been provided fifteen (15) card keys and fifteen (15) suite keys at no charge. Any additional or replacement card keys or suite keys will incur a fee. Currently card keys are $20.00 each and suite keys are $3.00
each, which amounts are subject to change by Landlord from time to time. 

  
 -5-

 13. Subordination of Landlord’s Lien. Landlord agrees to, upon request
from Tenant, to subordinate its Landlord’s Lien set forth in Section 40 of the Lease in Tenant’s furniture, fixtures, equipment, inventory and other personal property to the lien and security interest which is granted by Tenant
to a third-party equipment financier that provides purchase money financing to Tenant for the purchase of said furniture, fixtures, equipment, inventory and other personal property; provided, however, that any such subordination shall only be
effective as long as (i) such third party enters into a subordination agreement with Landlord on terms acceptable to Landlord; (ii) Landlord shall not be required to incur any costs in connection with its obligations under such
subordination agreement; and (iii) Tenant reimburses Landlord for its out of pocket costs to negotiate such subordination agreement, including, but not limited to, reasonable attorneys’ fees. 

14. Broker. Landlord and Tenant represent and warrant to each other that they have not dealt with any broker or agent in
connection with the negotiation or execution of this Amendment, other than CB Richard Ellis, Inc. (“Tenant’s Broker”). Landlord and Tenant shall indemnify, defend and hold harmless each other, from and against all claims
(including costs of defense and investigation) of any broker or agent or similar party claiming by, through or under Landlord or Tenant, as the case may be, in connection with this Amendment. Landlord shall pay Tenant’s Broker a commission in
connection with this Amendment pursuant to the terms and conditions of a separate written commission agreement by and between Landlord and Tenant’s Broker. 
 15. No Claims. As of the date hereof, Tenant has no pending claims, demands, counterclaims, defenses, allowances, adjustments or offsets arising out of or in any way related to the Lease or
arising out of any document, writing or instrument executed in connection therewith or herewith. Tenant is not aware of any default by Landlord under any of the terms or provisions of the Lease. 

16. Entire Agreement. This Amendment supersedes and cancels any and all previous statements, negotiations, arrangements,
brochures, agreements and understandings, if any, between Landlord and Tenant with respect to the subject matter of this Amendment. The Lease and this Amendment constitute the entire agreement of the parties with respect to the subject matter of the
Lease and this Amendment. There are no representations, understandings, stipulations, agreements, warranties or promises (express or implied, oral or written) between Landlord and Tenant with respect to the subject matter of this Amendment or the
Lease. It is likewise agreed that the Lease and this Amendment may not be altered, amended, modified or extended except by an instrument in writing signed by both Landlord and Tenant. 

17. Authority. The person executing this Amendment on behalf of Tenant represents unto Landlord that: (a) Tenant is a
duly organized and validly existing Texas sole proprietorship in good standing under the laws of the State of Texas, (b) Tenant has the full right and authority to execute, deliver and perform this Amendment; (c) the person executing this
Amendment on behalf of Tenant is authorized to do so; (d) upon request of Landlord, such person will deliver to Landlord satisfactory evidence of his or her authority to execute this Amendment on behalf of Tenant; and (e) this Amendment,
when executed and delivered by Tenant and Landlord, will constitute the valid and binding agreement of both parties, enforceable against Landlord and Tenant in accordance with its terms. 

  
 -6-

 18. Status of Lease. The Lease, as amended by this Amendment, is in full force
and effect and is binding upon and enforceable by Landlord and Tenant in accordance with its terms. In the event of a conflict between the terms and conditions of the Lease and the terms and conditions in this Amendment, the terms and conditions of
this Amendment shall control. This Amendment shall become effective only after the full execution and delivery hereof by Landlord and Tenant. 
 [Signature Page Follows] 

  
 -7-

 EXECUTED effective as of the Effective Date. 

 

			
	TENANT:
	
	E2OPEN, INC.,
	A Delaware corporation
		
	By:	 	 /s/ Peter Maloney

	Name:	 	 Peter Maloney

	Title:	 	 CFO

	
	LANDLORD:
	
	TPG-GREAT HILLS PLAZA LLC,
	A Delaware limited liability company
		
	By:	 	 /s/ Randall L. Scott

	Name:	 	Randall L. Scott
	Title:	 	Authorized Signatory

  
 -8-Office Lease Agreement - Teachers Insurance and Annuity Association

 Exhibit 10.15 
 OFFICE LEASE AGREEMENT 
 at 

TWO LINCOLN CENTRE 
 Between 
 METROPOLITAN LIFE INSURANCE COMPANY (LANDLORD) 

And 
 E2OPEN INC.
(TENANT) 
 DATED: April 27, 2005 

 TABLE OF CONTENTS 

 

									
	 	 	 	 	 	  	PAGE	 
		
	 ARTICLE ONE–BASIC LEASE PROVISIONS
	  	 	1	  
		 	 1.01
	 	 BASIC LEASE PROVISIONS
	  	 	1	  
		 	 1.02
	 	 ENUMERATION OF EXHIBITS
	  	 	1	  
		 	 1.03
	 	 DEFINITIONS
	  	 	2	  
		
	 ARTICLE TWO 
	  	 	5	  
		 	 2.01
	 	 LEASE OF PREMISES
	  	 	5	  
		 	 2.02
	 	 TERM
	  	 	5	  
		 	 2.03
	 	 FAILURE TO GIVE POSSESSION
	  	 	6	  
		 	 2.04
	 	 AREA OF THE PREMISES
	  	 	6	  
		 	 2.05
	 	 CONDITION OF PREMISES
	  	 	6	  
		
	 ARTICLE THREE 
	  	 	6	  
		
	 ARTICLE FOUR
	  	 	7	  
		 	 4.01
	 	 RENT ADJUSTMENT
	  	 	7	  
		 	 4.02
	 	 PROCEDURE
	  	 	7	  
		 	 4.03
	 	 BOOKS AND RECORDS
	  	 	8	  
		 	 4.04
	 	 PARTIAL OCCUPANCY
	  	 	8	  
		
	 ARTICLE FIVE 
	  	 	8	  
		
	 ARTICLE SIX 
	  	 	9	  
		 	 6.01
	 	 LANDLORD’S GENERAL SERVICES
	  	 	9	  
		 	 6.02
	 	 ELECTRICAL SERVICES
	  	 	10	  
		 	 6.03
	 	 ADDITIONAL AND AFTER-HOUR SERVICES
	  	 	11	  
		 	 6.04
	 	 TELEPHONE SERVICES
	  	 	11	  
		 	 6.05
	 	 DELAYS IN FURNISHING SERVICES
	  	 	11	  
		 	 6.06
	 	 CHOICE OF SERVICE PROVIDER
	  	 	12	  
		
	 ARTICLE SEVEN
	  	 	12	  
		 	 7.01
	 	 POSSESSION AND USE OF PREMISES
	  	 	12	  
		 	 7.02
	 	 LANDLORD ACCESS TO PREMISES
	  	 	14	  
		 	 7.03
	 	 QUIET ENJOYMENT
	  	 	14	  
		 	 7.04
	 	 ENTRY CARDS
	  	 	14	  
		
	 ARTICLE EIGHT 
	  	 	15	  
		 	 8.01
	 	 LANDLORD’S MAINTENANCE
	  	 	15	  
		 	 8.02
	 	 TENANT’S MAINTENANCE
	  	 	15	  
		
	 ARTICLE NINE 
	  	 	15	  
		 	 9.01
	 	 TENANT’S ALTERATIONS
	  	 	15	  
		 	 9.02
	 	 LIENS
	  	 	17	  
		
	 ARTICLE TEN 
	  	 	17	  
		 	 10.01
	 	 ASSIGNMENT AND SUBLETTING
	  	 	17	  
		 	 10.02
	 	 RECAPTURE
	  	 	18	  

							
		 	 10.03
	 	 EXCESS RENT
	  	 19

		 	 10.04
	 	 TENANT LIABILITY
	  	 19

		 	 10.05
	 	 ASSUMPTION AND ATTORNMENT
	  	 19

		
	 ARTICLE ELEVEN 
	  	 19

		 	 11.01
	 	 EVENTS OF DEFAULT
	  	 19

		 	 11.02
	 	 LANDLORD’S REMEDIES
	  	 20

		 	 11.03
	 	 ATTORNEY’S FEES
	  	 21

		 	 11.04
	 	 BANKRUPTCY
	  	 21

		 	 11.05
	 	 LANDLORD’S DEFAULT
	  	 22

		
	 ARTICLE TWELVE 
	  	 22

		 	 12.01
	 	 IN GENERAL
	  	 22

		 	 12.02
	 	 LANDLORD’S RIGHTS
	  	 22

		
	 ARTICLE THIRTEEN
	  	 23

		
	 ARTICLE FOURTEEN 
	  	 23

		 	 14.01
	 	 SUBSTANTIAL UNTENANTABILITY
	  	 23

		 	 14.02
	 	 INSUBSTANTIAL UNTENANTABILITY
	  	 24

		 	 14.03
	 	 RENT ABATEMENT
	  	 24

		
	 ARTICLE FIFTEEN 
	  	 24

		 	 15.01
	 	 TAKING OF WHOLE OR SUBSTANTIAL PART
	  	 24

		 	 15.02
	 	 TAKING OF PART
	  	 24

		 	 15.03
	 	 COMPENSATION
	  	 25

		
	 ARTICLE SIXTEEN 
	  	 25

		 	 16.01
	 	 TENANT’S INSURANCE
	  	 25

		 	 16.02
	 	 FORM OF POLICIES
	  	 25

		 	 16.03
	 	 LANDLORD’S INSURANCE
	  	 25

		 	 16.04
	 	 WAIVER OF SUBROGATION
	  	 26

		 	 16.05
	 	 NOTICE OF CASUALTY
	  	 27

		
	 ARTICLE SEVENTEEN
	  	 27

		 	 17.01
	 	 WAIVER OF CLAIMS
	  	 27

		 	 17.02
	 	 INDEMNITY BY TENANT
	  	 27

		
	 ARTICLE EIGHTEEN 
	  	 27

		 	 18.01
	 	 RULES
	  	 27

		 	 18.02
	 	 ENFORCEMENT
	  	 28

		
	 ARTICLE NINETEEN
	  	 28

		 	 19.01
	 	 RESERVED RIGHTS
	  	 28

		
	 ARTICLE TWENTY 
	  	 28

		 	 20.01
	 	 IN GENERAL
	  	 28

		 	 20.02
	 	 ENFORCEMENT
	  	 29

		
	 ARTICLE TWENTY-ONE 
	  	 29

		
	 ARTICLE TWENTY-TWO 
	  	 29

		
	 ARTICLE TWENTY-THREE 
	  	 29

							
		 	 23.01
	 	 SUBORDINATION AND ATTORNMENT
	  	 29

		 	 23.02
	 	 MORTGAGEE PROTECTION
	  	 30

		
	 ARTICLE TWENTY-FOUR 
	  	 30

		
	 ARTICLE TWENTY-FIVE 
	  	 31

		 	 25.01
	 	 LATE CHARGES
	  	 31

		 	 25.02
	 	 WAIVER OF JURY TRIAL
	  	 31

		 	 25.03
	 	 DEFAULT UNDER OTHER LEASE
	  	 31

		 	 25.04
	 	 OPTION
	  	 31

		 	 25.05
	 	 TENANT AUTHORITY
	  	 32

		 	 25.06
	 	 ENTIRE AGREEMENT
	  	 32

		 	 25.07
	 	 MODIFICATION OF LEASE FOR BENEFIT OF MORTGAGEE
	  	 32

		 	 25.08
	 	 EXCULPATION
	  	 32

		 	 25.09
	 	 ACCORD AND SATISFACTION
	  	 32

		 	 25.10
	 	 LANDLORD’S OBLIGATIONS ON SALE OF BUILDING
	  	 32

		 	 25.11
	 	 BINDING EFFECT
	  	 32

		 	 25.12
	 	 CAPTIONS
	  	 32

		 	 25.13
	 	 APPLICABLE LAW
	  	 33

		 	 25.14
	 	 ABANDONMENT
	  	 33

		 	 25.15
	 	 LANDLORD’S RIGHT TO PERFORM TENANT’S DUTIES
	  	 33

 OFFICE LEASE AGREEMENT 

ARTICLE ONE 

BASIC LEASE PROVISIONS 
  

	1.01	 BASIC LEASE PROVISIONS—In the event of any conflict between these Basic Lease Provisions and any other Lease provision, such other Lease
provision shall control. 

 (1) BUILDING AND ADDRESS: Two Lincoln Centre, 5420 LBJ Freeway, Dallas, Texas
75240. 
 (2) LANDLORD: Metropolitan Life Insurance Company, a New York corporation. 

(3) TENANT: 
  

	 	(a)	 Name: E2OPEN, INC. 

  

	 	(b)	 State of incorporation or partnership:
                     

 (4) DATE OF LEASE: April 27, 2005 
 (5) LENGTH OF LEASE TERM: Thirty-six
(36) months (plus any partial calendar month in which the Commencement Date falls). 
 (6) PROJECTED COMMENCEMENT DATE:
May 1, 2005 
 (7) PROJECTED EXPIRATION DATE: April 30, 2008 

(8) BASE RENT: 
  

													
	 Months
	  	Monthly	 	  	Annually	 	  	Rate/SF of Rentable Area	 
	 1-36
	  	$	21,369.25	  	  	$	256,431.00	  	  	$	21.00/Rsf	  

 (9) RENTABLE AREA OF THE BUILDING: 612,462 Square Feet 

RENTABLE AREA OF THE PREMISES: 12,211 Square Feet 

(10) SECURITY DEPOSIT: In the form of a Letter of Credit as more specifically specified in Article Five. 

(11) TENANT’S USE OF PREMISES: General office use. 
 (12) SUITE NUMBER OF PREMISES: Suite 700 
  

	1.02	 ENUMERATION OF EXHIBITS 

 The exhibits and riders set forth below and attached to this Lease are incorporated in this Lease by this reference: 

  
 Page 1

							
	 EXHIBIT A.
	 	 Legal Description of Land
	 	 EXHIBIT F.
	 	 Renewal

	 EXHIBIT B.
	 	 Plan of Premises
	 	 EXHIBIT G.
	 	 Expansion

	 EXHIBIT C.
	 	 Workletter Agreement
	 	 EXHIBIT H.
	 	 Club Membership

	 EXHIBIT D.
	 	 Rules and Regulations
	 	 EXHIBIT I.
	 	 Cable Exhibit

	 EXHIBIT E.
	 	 Parking
	 	 EXHIBIT J.
	 	 Letter of Credit

		 		 	 EXHIBIT K.
	 	 Temporary Space

  

	1.03	 DEFINITIONS 

 For purposes hereof the following terms shall have the following meanings: 

AFFILIATE: Any corporation or other business entity which is currently owned or controlled by, owns or controls, or is under common
ownership or control with Tenant. 
 ALLOWANCE: “Allowance” shall mean an amount equal to the product of $13.00 times
the number of square feet of Rentable Area of the Premises ($158,743.00). In regards to any unused portion of this Allowance, Tenant may use up to $3.00 per square foot of Rentable Area of the Premises ($36,633.00) for additional design fees,
furniture, fixtures, telephones, telephone or data cabling, or other costs associated with relocating to the Premises so long as Tenant utilize any such remaining balance of the Allowance before November 30, 2005. 

BUILDING: The “Building” shall mean the office building located upon the Land. 

CENTRE: Centre shall mean, collectively, the Building, the other office buildings, the parking garages and the land owned by Landlord
located between LBJ Freeway, the Dallas North Tollway, Harvest Hill Lane, and Noel Road. 
 COMMENCEMENT DATE: The date
specified in Section 1.01(6) as the Projected Commencement Date, unless changed by operation of Article Two. 
 COMMON
AREAS: All areas of the Real Property made available by Landlord from time to time for the general common use or benefit of the tenants of the Building, and their employees and invitees, or the public, as such areas currently exist and as they may
be changed from time to time. 
 DECORATION: Tenant Alterations which do not require a building permit and which do not involve
any of the structural elements of the Building, or any of the Building’s systems, including, without limitation, its electrical, mechanical, plumbing and security and life/safety systems. 

DEFAULT RATE: 1.5% per month or the maximum interest rate permitted by law, whichever is less. 

ENVIRONMENTAL LAWS: Any Law governing the use, storage, disposal or generation of any Hazardous Material, including without limitation,
the Comprehensive Environmental Response Compensation and Liability Act of 1980, as amended and the Resource Conservation and Recovery Act of 1976, as amended. 
 EXPENSE STOP: The sum of the Operating Expenses as separately stated in three categories of Insurance Expenses, Security Expenses, and General Expenses (as grossed up in Section 4.04) and Taxes (as
defined in this Lease) per square foot of Rentable Area in the Building for the calendar year 2004. 
 EXPIRATION DATE: The date
specified in Section 1.01(7) unless changed by operation of Article Two. 
 FORCE MAJEURE: Any accident, casualty, act
of God, war or civil commotion, terrorism, strike or labor troubles, or any cause whatsoever beyond the reasonable control of Landlord or Tenant as the case may be, including, but not limited 

  
 Page 2

 
to, energy shortages or governmental preemption in connection with a national emergency, or by reason of government laws or any rule, order or regulation of any department or subdivision thereof
or any governmental agency, or by reason of the conditions of supply and demand which have been or are affected by war or other emergency. 
 GENERAL EXPENSES: The separate category of Operating Expenses defined in the definition of Operating Expenses below. 
 HAZARDOUS MATERIAL: Such substances, material and wastes which are or become regulated under any Environmental Law; or which are classified as hazardous or toxic under any Environmental Law; and
explosives and firearms, radioactive material, asbestos, and polychlorinated biphenyls. 
 INDEMNITEES: Collectively, Landlord,
any Mortgagee or ground lessor of the Property, the property manager and the leasing manager for the Property and their respective directors, officers, agents and employees. 
 INITIAL IMPROVEMENTS: “Initial Improvements”, when used herein, shall mean those improvements or remodeling to the Premises, if any, which Landlord and/or Tenant shall agree to provide according
to the Workletter attached hereto as Exhibit “C”. If no Workletter is attached hereto, no Initial Improvements are being provided; and Tenant is taking the Premises “AS IS”. 

INSURANCE EXPENSES: All premium charges for All Risks’ Property Insurance and any other insurance for the Property carried by
Landlord, which Landlord may deem necessary or which is required by the lessor under any ground lease of the Property or any Mortgagee. 
 LAND: The parcels of real estate on which the Building is located, as legally described in Exhibit “A” attached hereto. 

LAWS: All laws, ordinances, rules, regulations and other requirements, orders, rulings or decisions adopted or made by any governmental
body, agency, department, or judicial authority having jurisdiction over the Property, the Premises or Tenant’s activities at the Premises and any covenants, conditions or restrictions of record which affect the Property. 

LEASE: This instrument and all exhibits and riders attached hereto, as may be amended from time to time. 

LEASE YEAR: The twelve month period beginning on the first day of the first month following the Commencement Date (unless the
Commencement Date is the first day of a calendar month in which case beginning on the Commencement Date), and each subsequent twelve month, or shorter, period until the Expiration Date. 

MONTHLY BASE RENT: The monthly rent specified in Section 1.01(8). 

MORTGAGEE: Any holder of a mortgage, deed of trust or other security instrument encumbering the Property. 

NATIONAL HOLIDAYS: New Year’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day and other holidays
recognized by the Landlord. 
 OPERATING EXPENSES: Operating Expenses shall mean all direct and indirect costs and expenses in
each calendar year of operating, maintaining, repairing, managing and owning the Property plus all operating expenses of the Exterior Common Areas (defined below) plus Taxes. Operating Expenses shall not include the cost of capital improvements,
depreciation, interest, lease commissions, and principal payments on mortgage and other non-operating debts of Landlord. Operating Expenses shall, however, include the amortization of capital improvements which are primarily for the purpose of
reducing Operating Expenses, or which are required by governmental authorities. “Exterior Common Areas” shall mean that portion of the Property (and other tracts of real property comprising the multi-building project in the event the
Building is located in such a project) which are not located within the Building (or other building in a multi-building project) and which are provided and maintained for the common use and benefit of Landlord and tenants

  
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of the Building (or multi-building project) generally and the employees, invitees and licensees of Landlord and such tenants; including without limitation, all parking areas (enclosed or
otherwise) and all streets, sidewalks, walkways, and landscaped areas. Operating Expenses shall for all purposes be calculated in three separate categories as follows: (a) Insurance Expenses, Security Expenses, and all other Operating Expenses
(“General Expenses”); (b) all references to Operating Expenses shall mean Insurance Expenses, Security Expenses and General Expenses as separate categories, and an increase in one such category shall not be offset by a decrease in
another category; and (c) no expense shall be double counted. 
 PREMISES: The space located in the Building, described in
Section 1.01(9) and depicted on Exhibit “B” attached hereto. 
 PROPERTY: The Building, the Land, any
other improvements located on the Land, including, without limitation, any parking structures and the personal property, fixtures, machinery, equipment, systems and apparatus located in or used in conjunction with any of the foregoing. 

REAL PROPERTY: The Property excluding any personal property. 
 RENT: Collectively, Monthly Base Rent, Rent Adjustments and all other charges, payments, late fees or other amounts required to be paid by Tenant under this Lease. 

RENTABLE AREA OF THE BUILDING (existing as of the date of this Lease): 612,462 square feet, which represents the sum of the rentable area
of all office space in the Building. 
 RENTABLE AREA OF THE PREMISES: The amount of square footage set forth in
Section 1.01(9). 
 RENT ADJUSTMENT: Any amounts owed by Tenant as provided in Article Four. 

SECURITY DEPOSIT: The funds specified in Section 1.01(10), if any, deposited by Tenant with Landlord as security for Tenant’s
performance of its obligations under this Lease. 
 SECURITY EXPENSES: All costs, expenses and disbursements which Landlord
shall pay or become obligated to pay for security service personnel and security systems and equipment for the Building which Landlord may deem necessary or which is required by the lessor under any ground lease of the Property or any Mortgagee.

 SERVICE AREAS: “Service Areas” shall mean those areas within the outside walls used for building stairs, elevator
shafts, flues, vents, stacks, pipe shafts and other vertical penetrations (but shall not include any such areas for the exclusive use of a particular tenant). 
 SHELL IMPROVEMENTS: “Shell Improvements” shall mean (i) lay-in acoustical ceiling grid with acoustical ceiling tile; (ii) central air conditioning and heating ducts and diffusers;
(iii) lay-in fluorescent light fixtures and (iv) sprinkler heads. All Shell Improvements in the Premises will be provided “AS-IS,” in their current condition and placement. 

STANDARD OPERATING HOURS: Monday through Friday from 8:00 A.M. to 6:00 P.M., Saturday from 8:00 A.M. to 1:00 P.M.,
excluding National Holidays. 
 SUBSTANTIALLY COMPLETE: The completion of (i) the Initial Improvements, or (ii) repair
and restoration following a casualty, except for minor insubstantial details of construction, decoration or mechanical adjustments which remain to be done. 
 TAXES: All federal, state and local governmental taxes, assessments and charges of every kind or nature, whether general, special, ordinary or extraordinary, which Landlord shall pay or become obligated
to pay because of or in 

  
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connection with the ownership, leasing, management, control or operation of the Property or any of its components, or any personal property used in connection therewith, which shall also include
any rental or similar taxes levied in lieu of or in addition to general real and/or personal property taxes. For purposes hereof, Taxes for any year shall be Taxes which are assessed or become a lien during such year, whether or not such taxes are
billed and payable in a subsequent calendar year. There shall be included in Taxes for any year the amount of all fees, costs and expenses (including reasonable attorneys’ fees) paid by Landlord during such year in seeking or obtaining any
refund or reduction of Taxes. Taxes for any year shall be reduced by the net amount of any tax refund received by Landlord attributable to such year. If a special assessment payable in installments is levied against any part of the Property, Taxes
for any year shall include only the installment of such assessment and any interest payable or paid during such year. Taxes shall not include any federal or state inheritance, general income, gift or estate taxes, except that if a change occurs in
the method of taxation resulting in whole or in part in the substitution of any such taxes, or any other assessment, for any Taxes as above defined, such substituted taxes or assessments shall be included in the Taxes. 

TENANT ALTERATIONS: Any alterations, improvements, additions, installations or construction in or to the Premises or any Real Property
systems serving the Premises pursuant to Section 9.01, excluding Initial Improvements. 
 TENANT DELAY: Any event or
occurrence caused solely by Tenant which delays the completion of the Initial Improvements, as described in the Workletter. 

TERM: The term of this Lease commencing on the Commencement Date and expiring on the Expiration Date. 

TERMINATION DATE: The Expiration Date or such earlier date as this Lease terminates or Tenant’s right to possession of the Premises
terminates. 
 WORK: The construction or installation of improvements to the Premises, as more specifically described in the
Workletter or exhibits attached hereto. 
 WORKLETTER: The Agreement regarding the manner of completion of the Initial
Improvements, attached hereto as Exhibit “C”. 
 ARTICLE TWO 

PREMISES, TERM AND FAILURE TO GIVE POSSESSION 
  

	2.01	 LEASE OF PREMISES 

 Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the Premises for the Term and upon the terms, covenants and conditions provided in this Lease. In the event Landlord delivers
possession of the Premises to Tenant prior to the Commencement Date, Tenant shall be subject to all of the terms, covenants and conditions of this Lease (except with respect to the payment of Rent) as of the date of such possession. 

 

	2.02	 TERM 

  

	 	(a)	 The Commencement Date shall be the date determined as follows: 

(1) If the Initial Improvements are Substantially Complete on or before the Projected Commencement Date then on the date which is the
earlier to occur of 
  

	 	(i)	 the Projected Commencement Date; or 

  

	 	(ii)	 the date Tenant first occupies all or part of the Premises for the conduct of business; or 

  
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 (2) If the Initial Improvements are not Substantially Complete by the Projected Commencement
Date, then on the date on which the Initial Improvements are Substantially Complete. 
 (b) Within thirty
(30) days following the occurrence of the Commencement Date, Landlord, through its property manager, and Tenant shall enter into an agreement confirming the Commencement Date and the Expiration Date, and the length of the Term shall be as
specified in Section 1.01(5). If Tenant fails to enter into such agreement, then the Commencement Date and the Expiration Date shall be the dates designated by Landlord in such agreement. 

 

	2.03	 FAILURE TO GIVE POSSESSION 

 If the Landlord shall be unable to give possession of the Premises on the Projected Commencement Date by reason of the following: (i) the Building has not been sufficiently completed to make the
Premises ready for occupancy, (ii) the Initial Improvements are not Substantially Complete, (iii) the holding over or retention of possession of any tenant, tenants or occupants, or (iv) for any other reason, then Landlord shall not
be subject to any liability for the failure to give possession on said date. Under such circumstances the rent reserved and covenanted to be paid herein shall not commence until the Premises are made available to Tenant by Landlord, and no such
failure to give possession on the Projected Commencement Date shall affect the validity of this Lease or the obligations of the Tenant hereunder. At the option of Landlord, to be exercised within thirty (30) days of the delayed delivery of
possession to Tenant, the Lease shall be amended so that the term shall be extended by the period of time possession is delayed. The said Premises shall be deemed to be ready for Tenant’s occupancy in the event the Initial Improvements are
Substantially Complete, or if the delay in the availability of the Premises for occupancy shall be due to any Tenant Delay and/or default on the part of Tenant and/or its subtenant or subtenants. In the event of any dispute as to whether the Initial
Improvements are Substantially Complete, the decision of Landlord’s architect shall be final and binding on the parties. 
  

	2.04	 AREA OF THE PREMISES 

 Landlord and Tenant agree that for all purposes of this Lease the Rentable Area of the Premises and the Rentable Area of the Building as set forth in Article One are controlling, and are not subject to
revision after the date of this Lease, unless the Rentable Area of the Premises is amended pursuant to “Exhibit G” hereto. 
  

	2.05	 CONDITION OF PREMISES 

 Tenant shall notify Landlord in writing within thirty (30) days after the later of (i) Substantial Completion of the Initial Improvements, or (ii) when Tenant takes possession of the
Premises, of any defects in the Premises claimed by Tenant or in the materials or workmanship furnished by Landlord in completing the Initial Improvements. Except for defects stated in such notice, Tenant shall be conclusively deemed to have
accepted the Premises “AS IS” in the condition existing on the date Tenant first takes possession, and to have waived all claims relating to the condition of the Premises. Landlord shall proceed diligently to correct the defects stated in
such notice unless Landlord disputes the existence of any such defects. In the event of any dispute as to the existence of any such defects, the decision of Landlord’s architect shall be fmal and binding on the parties. No agreement of Landlord
to alter, remodel, decorate, clean or improve the Premises or the Real Property and no representation regarding the condition of the Premises or the Real Property has been made by or on behalf of Landlord to Tenant, except as may be specifically
stated in this Lease or in the Workletter. 
 ARTICLE THREE 

RENT 
 Tenant
agrees to pay to Landlord at the property management office specified in Section 24(b)(1), or to such other persons, or at such other places designated by Landlord, without any prior demand therefor in immediately available funds and without
any deduction or offset whatsoever, Rent, including, without limitation, Monthly Base Rent and Rent Adjustments in accordance with Article Four, during the Term. Monthly Base Rent shall be paid monthly in advance on the first day of each month of
the Term, except that the first installment of Monthly Base Rent shall be paid by Tenant to 

  
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Landlord concurrently with Tenant’s execution of this Lease. Monthly Base Rent shall be prorated for partial months within the Term. Unpaid Rent shall bear interest at the Default Rate from
the date due until paid. Tenant’s covenant to pay Rent shall be independent of every other covenant in this Lease. 

ARTICLE FOUR 

RENT ADJUSTMENT 
  

	4.01	 RENT ADJUSTMENT 

 The Base Rent payable hereunder shall be adjusted (“Rent Adjustment”) from time to time in accordance with the following provisions: 

Tenant’s Base Rent is based, in part, upon the estimate that annual Operating Expenses will be equal to the Expense
Stop. During the Term, Tenant shall pay as a Rent Adjustment hereunder an amount (per each square foot of Rentable Area within the Premises) equal to the excess (“Excess”) from time to time of each of the three categories of Operating
Expenses per square foot of Rentable Area in the Building over each of the three corresponding categories of Operating Expenses constituting the Expense Stop. Landlord may collect such additional Base Rent in arrears on a yearly basis. Landlord
shall also have the option to make a good faith estimate of the Excess from time to time for each upcoming calendar year (or remainder thereof, if applicable) and, upon thirty (30) days’ written notice to Tenant, may require the monthly
payment of Base Rent to be adjusted in accordance with such estimate. Any amounts paid based on any such estimate shall be subject to adjustment pursuant to Section 4.02 below when Operating Expenses are available for such calendar year.

  

	4.02	 PROCEDURE 

The following additional provisions shall apply to Rent Adjustments per Section 4.01: 

(a) By April 1 of each calendar year during Tenant’s occupancy, or as soon thereafter as practical, Landlord
shall furnish to Tenant a statement (“Landlord’s Statement”) of Landlord’s Operating Expenses for the previous calendar year. If for any calendar year additional Base Rent was collected for the prior year, as a result of
Landlord’s estimate of Operating Expenses, in excess of the additional Base Rent due during such prior year, then Landlord shall refund to Tenant any over payment (or at Landlord’s option, apply such amount against rentals due hereunder).
Likewise, Tenant shall pay to Landlord, within thirty (30) days after written demand, any underpayment with respect to the prior year. In no event shall Operating Expenses per square foot of Rentable Area within the Building be deemed to be
less than the Expense Stop, it being the intent of Landlord and Tenant that Tenant shall at all times be responsible for the payment of, and shall pay, not less than the amount of Base Rent for the applicable period (before adjustment) specified in
this Lease. 
 (b) In the event that the Term commences on a day other than January 1 or terminates on a
day other than December 31, the Excess for that part of the first (1st) calendar year or last calendar year during the Term shall be determined as follows: 

(i) The Expense Stop shall be prorated based upon the number of months in such partial calendar year. With respect to any
partial calendar month occurring during such partial calendar year, the Expense Stop shall also be prorated based upon the number of days in that partial calendar month. 

(ii) The Excess, if any, for the applicable partial calendar year shall then be the amount by which (A) actual
Operating Expenses per square foot of Rentable Area in the Building for such calendar year, prorated based upon the number of months and days in the applicable partial calendar year, exceed (B) the Expense Stop, as prorated pursuant to the
provisions of this Subsection 4.02(b). 

  
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 (iii) With respect to a proration for the first (1st) calendar year and
in the event that Landlord’s estimate of the Operating Expenses to be incurred during such partial calendar year exceeds the Expense Stop, as prorated pursuant to the provisions of this Subsection 4.02(b), Landlord may, upon thirty
(30) days prior written notice to Tenant, require the Monthly Base Rent occurring during such partial calendar year to be adjusted in accordance with such estimate. 

 

	4.03	 BOOKS AND RECORDS 

 Landlord shall maintain books and records showing Operating Expenses in accordance with sound accounting and management practices, consistently applied. The Tenant or its representative (which
representative shall be a certified public accountant licensed to do business in the state in which the Property is located) shall have the right, for a period of ninety (90) days following the date upon which Landlord’s Statement is
delivered to Tenant, to examine the Landlord’s books and records with respect to the items in the foregoing statement of Operating Expenses during normal business hours, upon written notice, delivered at least three (3) business days in
advance. If Tenant does not object in writing to Landlord’s Statement within sixty (60) days of Tenant’s receipt thereof, specifying the nature of the item in dispute and the reasons therefor, then Landlord’s Statement shall be
considered fmal and accepted by Tenant. Any amount due to the Landlord as shown on Landlord’s Statement, whether or not disputed by Tenant as provided herein shall be paid by Tenant when due as provided above, without prejudice to any such
written exception. 
  

	4.04	 PARTIAL OCCUPANCY 

 Notwithstanding any language in the Lease or in this Article Four seemingly to the contrary, Landlord may at Landlord’s sole election, determine and estimate Operating Expenses for any calendar year
within the Term by increasing the variable components of Operating Expenses to the amount which Landlord projects would have been incurred had the Building been occupied to the extent of ninety-five percent (95%) of the Rentable Area therein
during all of the applicable calendar year. In such event, the term “Operating Expenses”, as used in this Article Four and in the Lease, shall include (i) the actual Operating Expenses incurred during any portion of such calendar year
in which the Building is occupied to the extent of ninety-five percent (95%) or more of the Rentable Area therein, plus (ii) the Operating Expenses which would have been incurred had the Building been occupied to the extent of ninety-five
percent (95%) of the Rentable Area thereof during that portion of the calendar year in which the actual occupancy of the Building is less than ninety-five percent (95%) of the Rentable Area therein; and Landlord shall have the option of
making such estimate in advance for any upcoming calendar year. 
 ARTICLE FIVE 

SECURITY DEPOSIT 
 Tenant, concurrently with the execution of this Lease, shall provide to Landlord the “Letter of Credit” (defined below), as security (“Security”) for the full and faithful performance
by Tenant of each and every term, provision, covenant and condition of this Lease. The Security may be applied by Landlord to cure any default of Tenant under this Lease, and upon notice by Landlord of such application, Tenant shall replenish the
Security in full by paying to Landlord within ten (10) days of demand the amount so applied. Landlord shall not pay any interest on the Security. The Security shall not be deemed an advance payment of Rent, nor a measure of damages for any
default by Tenant under this Lease, nor shall it be a bar or defense of any action which Landlord may at any time commence against Tenant. In the absence of evidence satisfactory to Landlord of an assignment of the right to receive the Security or
the remaining balance thereof, Landlord may return the Security to the original Tenant, regardless of one or more assignments of this Lease. Upon the transfer of Landlord’s interest under this Lease, Landlord’s obligation to Tenant with
respect to the Security shall terminate upon assumption of such obligation by the transferee. 
 If Tenant shall
fully and faithfully comply with all the terms, provisions, covenants, and conditions of this Lease, the Security, or any balance thereof, shall be returned to Tenant after the latest of the following: 

(a) the expiration of the Term of this Lease; 

  
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 (b) the removal of Tenant and its property from the Premises; 

(c) the surrender of the Premises by Tenant to Landlord in accordance with this Lease; and 

(d) the payment by Tenant of any outstanding Rent, including, without limitation, all Rent Adjustments due pursuant to
the Lease as computed by Landlord. 
 As used herein, “Letter of Credit” shall mean an unconditional,
irrevocable sight draft letter of credit issued by the Dallas office of a major national bank satisfactory to Landlord in its sole discretion (the “Bank”), naming Landlord as beneficiary, in an amount equal to One hundred eighty-six
thousand five hundred twenty-three and 00/100 Dollars ($186,523.00). The Letter of Credit shall provide: (i) that Landlord may make partial and multiple draws thereunder, up to the face amount thereof, and that Landlord may draw upon the Letter
of Credit up to the full amount thereof, as determined by Landlord, and the Bank will pay to Landlord the amount of such draw upon receipt by the Bank of a sight draft signed by Landlord without requirement for any additional documents or statements
by Landlord; and (ii) that, in the event of assignment or other transfer of either Landlord’s interest in this Lease or of any interest in Landlord (including, without limitation, consolidations, mergers, reorganizations or other entity
changes), the Letter of Credit shall be freely transferable by Landlord, without charge and without recourse, to the assignee or transferee of such interest and the Bank shall confirm the same to Landlord and such assignee or transferee. The Letter
of Credit shall be in the form attached as Exhibit “J” hereto. The Letter of Credit amount required to be maintained hereunder shall be increased by the amount of any Out of Pocket Costs such as tenant improvement allowances,
architectural or engineering fees, brokerage commissions (“Out of Pocket Costs”) incurred by Landlord for any space leased to Tenant pursuant the Refusal Right or any other expansion of the Premises, effective no later than thirty
(30) days after Landlord notifies Tenant of such increased amount of costs. Tenant’s failure to so increase the Letter of Credit amount within such thirty (30) day period shall constitute a Default by Tenant under this Lease, and in
addition shall entitle Landlord to draw upon the Letter of Credit. Landlord may (but shall not be required to) draw upon the Letter of Credit and use the proceeds therefrom (the “Letter of Credit Proceeds”) or any portion thereof in any
manner Landlord is permitted to use the Security under this Article Five. In the event Landlord draws upon the Letter of Credit and elects not to terminate the Lease, but to use the Letter of Credit Proceeds, and upon written notice from Landlord to
Tenant specifying the amount of the Letter of Credit Proceeds so utilized by Landlord, Tenant shall immediately deliver to Landlord an amendment to the Letter of Credit or a replacement Letter of Credit in an amount equal to one hundred percent
(100%) of the amount specified in this section. Tenant’s failure to deliver such amendment or replacement of the Letter of Credit to Landlord within five (5) business days after Landlord’s notice shall constitute a Default by
Tenant under this Lease. The Letter of Credit shall have a term of two (2) years, shall be “evergreen”, and shall be extended, reissued or replaced by Tenant, in each case at least thirty (30) days prior to its expiration in a
manner that fully complies with the requirements of this Article Five, so that in all events the Letter of Credit required hereunder shall be in full force and effect continuously throughout the Term of the Lease. 

Provided that Tenant is not in Default, the original $186,523.00 of the Letter of Credit amount required to be maintained hereunder shall
be reduced on a monthly basis by $6,881.41 but shall not be reduced to less than $21,369.25 (equivalent of one (1) months rent) which shall be held as a Security Deposit over the remaining balance of the Lease Term plus an amount, if any, equal
to the Out-of-Pocket Costs for any expansion. 
 If Tenant fails timely to perform any obligation under this
Article Five, such breach shall constitute a Default by Tenant under this Lease without any right to or requirement of any further notice or cure period under any other Article of this Lease, except such notice and cure period expressly provided
under this Article Five. 
 ARTICLE SIX 
 SERVICES 
  

	6.01	 LANDLORD’S GENERAL SERVICES 

  
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 So long as the Lease is in full force and effect and Tenant has paid all Rent then due,
Landlord shall furnish the following services: 
 (1) heat, ventilation and air-conditioning in the Premises during Standard
Operating Hours, as necessary in Landlord’s reasonable judgment for the comfortable occupancy of the Premises under normal business operations, subject to compliance with all applicable voluntary and mandatory regulations and Laws; 

(2) tempered and cold water for use in lavatories in common with other tenants from the regular supply of the Building; 

(3) customary cleaning and janitorial services in the Premises five (5) days per week, excluding National Holidays; 

(4) washing of the outside windows in the Premises weather permitting at intervals determined by Landlord; 

(5) automatic passenger elevator service in common with other tenants of the Building and freight elevator service subject to reasonable
scheduling by Landlord and payment of Landlord’s standard charges; 
 (6) all Building Grade fluorescent bulb replacement
in the Premises necessary to maintain the lighting provided as a part of the Shell Improvements and fluorescent and incandescent bulb replacement in the Common Areas and Service Areas; and 

(7) routine maintenance and electric lighting service for all Common Areas and Service Areas of the Building in the manner and to the
extent deemed by Landlord to be standard. 
  

	6.02	 ELECTRICAL SERVICES 

 Tenant’s use of electrical services furnished by Landlord through Landlord’s service provider shall be subject to the following: 

(a) Landlord will provide the necessary facilities to supply (i) two (2) watts per square foot of Usable Area
within the Premises, at 277 volts, for Tenant’s fluorescent lighting and (ii) two (2) watts per square foot of Usable Area within the Premises, at 120 volts, for Tenant’s receptacle/equipment loads (excluding
Tenant’s dedicated circuits). Collectively, Tenant’s lighting and receptacle/equipment shall not have an electrical design load greater than an average of four (4) watts per square foot of Usable Area within the Premises
(“Standard Building Capacity”). The electrical costs component of Operating Expenses is calculated on the basis of the Standard Building Capacity. 
 (b) The electrical facilities in the Building available for Tenant’s use are (i) 277/480 volts, 3 phase, for large equipment loads and fluorescent lighting; and
(ii) 120/208 volts, 3 phase, for small equipment loads and incandescent lighting. Tenant shall notify Landlord, in writing, of any equipment that has a rated electrical load greater than 500 watts and/or that requires a service
voltage other than 120 volts, and Landlord’s written approval shall be required with respect to the installation of any such high electrical consumption equipment in the Premises. 

(c) Tenant shall pay for all costs of meters, submeters, wiring, risers, transformers, electrical panels, air
conditioning and other items required by Landlord, in Landlord’s discretion, to accommodate Tenant’s design loads and capacities that exceed Standard Building Capacity, including, without limitation, the installation and maintenance
thereof. Notwithstanding the foregoing, Landlord may refuse to install and withhold consent for Tenant’s installation of any wiring, risers, transformers, electrical panels, or air conditioning if, in Landlord’s sole judgment, the same are
not necessary or would cause damage or injury to the Building or the Premises or cause or create a dangerous or hazardous condition or entail excessive or unreasonable alterations or repairs to the Building or the Premises, or would interfere with
or create or constitute a disturbance to other tenants or occupants of the Building. In no event shall Landlord incur 

  
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any liability for Landlord’s refusal to install, or withholding of consent for Tenant’s installation of, any such electrical facility or equipment. 

(d) Tenant shall pay to Landlord, upon demand, the cost of the consumption of electrical service in excess of the
Standard Building Capacity at rates which shall be in accordance with any applicable laws and as determined by applicable utility companies. 
 (e) Landlord may, at its option, upon not less than thirty (30) days’ prior written notice to Tenant, discontinue the availability of such extraordinary electrical service. If Landlord gives any
such notice, Tenant will contract directly with the applicable public utility provider chosen by Landlord for the supplying of such electrical service to the Premises. 
  

	6.03	 ADDITIONAL AND AFTER-HOUR SERVICES 

 At Tenant’s request, Landlord shall furnish additional quantities of any of the services or utilities specified in Section 6.01, if Landlord can reasonably do so, on the terms set forth herein.
Tenant shall deliver to Landlord a written request for such additional services or utilities prior to 2:00 P.M. on Monday through Friday (except National Holidays) for service on those days, and prior to 2:00 P.M. on the last business day
prior to Saturday, Sunday or a National Holiday. For services or utilities requested by Tenant and furnished by Landlord, Tenant shall pay to Landlord as a charge therefor Landlord’s prevailing rates for such services and utilities. If Tenant
shall fail to make any such payment, Landlord may, upon ten (10) days prior notice to Tenant and in addition to Landlord’s other remedies under this Lease, discontinue any or all of such additional services in excess of those specified in
Section 6.01. 
  

	6.04	 TELEPHONE SERVICES 

 All telegraph, telephone, and electric connections which Tenant may desire shall be first approved by Landlord in writing, before the same are installed, and the location of all wires and the work in
connection therewith shall be performed by contractors approved by Landlord and shall be subject to the direction of Landlord. Landlord reserves the right to designate and control the entity or entities providing telephone or other communication
cable installation, repair and maintenance in the Building and to restrict and control access to telephone cabinets. In the event Landlord designates a particular vendor or vendors to provide such cable installation, repair and maintenance for the
Building, Tenant agrees to abide by and participate in such program. Tenant shall be responsible for and shall pay all costs incurred in connection with the installation of telephone cables and related wiring in the Premises, including, without
limitation, any hook-up, access and maintenance fees related to the installation of such wires and cables in the Premises and the commencement of service therein, and the maintenance thereafter of such wire and cables; and there shall be included in
Operating Expenses for the Building all installation, hook-up or maintenance costs incurred by Landlord in connection with telephone cables and related wiring in the Building which are not allocable to any individual users of such service but are
allocable to the Building generally. If Tenant fails to maintain all telephone cables and related wiring in the Premises and such failure affects or interferes with the operation or maintenance of any other telephone cables or related wiring in the
Building, Landlord or any vendor hired by Landlord may enter into and upon the Premises forthwith and perform such repairs, restorations or alterations as Landlord deems necessary in order to eliminate any such interference (and Landlord may recover
from Tenant all of Landlord’s costs in connection therewith). Upon the Termination Date, Tenant agrees to remove all telephone cables and related wiring installed by Tenant for and during Tenant’s occupancy, which Landlord shall request
Tenant to remove. Tenant agrees that neither Landlord nor any of its agents or employees shall be liable to Tenant, or any of Tenant’s employees, agents, customers or invitees or anyone claiming through, by or under Tenant, for any damages,
injuries, losses, expenses, claims or causes of action because of any interruption, diminution, delay or discontinuance at any time for any reason in the furnishing of any telephone service to the Premises and the Building. 

 

	6.05	 DELAYS IN FURNISHING SERVICES 

  
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 Tenant agrees that Landlord shall not be in breach of this Lease nor be liable to Tenant for
damages or otherwise, for any failure to furnish, or a delay in furnishing, or a change in the quantity or character of any service when such failure, delay or change is occasioned, in whole or in part, by repairs, improvements or mechanical
breakdowns by the sole act or sole default of Tenant or other parties in Tenant’s control or by an event of Force Majeure. No interruption, malfunction, or change of any utility service shall constitute an eviction or disturbance of
Tenant’s use or possession of the Premises or a breach by Landlord of any of Landlord’s obligations hereunder or render Landlord liable or responsible to Tenant for any loss or damage which Tenant may sustain or incur if either the
quantity or character of any utility service is changed or is no longer available to or is no longer suitable for Tenant’s requirements or entitle Tenant to be relieved from any of Tenant’s obligations hereunder, including, without
limitation, the obligation to pay Rent, or grant Tenant any right to set-off, abatement, or recoupment. Notwithstanding any other provision in this Lease seemingly to the contrary, at any time when Landlord is making such facilities for such utility
services available to the Premises, Landlord may, at Landlord’s option, upon not less than thirty (30) days prior written notice to Tenant, discontinue the availability of any such utility service. If Landlord gives any such notice of
discontinuance, Landlord shall make all the necessary arrangements with the public utility service supplying the utility to the area in which the Building is located with respect to obtaining such utility service to the Premises; but Tenant will
contract directly with such public utility service for the supplying of such utility services to the Premises. Failure to any extent to make available, or any slowdown, stoppage, or interruption of, the specified utility services resulting from any
cause, including, without limitation, Landlord’s compliance with any voluntary or similar governmental or business guidelines now or hereafter published or any requirements now or hereafter established by any governmental agency, board, or
bureau having jurisdiction over the operation of the Building shall not render Landlord liable in any respect for damages to either persons, property, or business, nor be construed as an eviction of Tenant or work an abatement of Rent, nor relieve
Tenant of Tenant’s obligations for fulfillment of any covenant or agreement hereof. Should any equipment or machinery furnished by Landlord break down or for any cause cease to function properly, Landlord shall use reasonable diligence to
repair same promptly, but Tenant shall have no claim for abatement of Rent or damages on account of any interruption of service occasioned thereby or resulting therefrom. Notwithstanding the foregoing, Tenant shall be entitled to Rent abatement if
HVAC, electricity and/or elevator service in inoperable or unavailable for over five (5) consecutive business days. 
  

	6.06	 CHOICE OF SERVICE PROVIDER 

 Tenant acknowledges that Landlord may, at Landlord’s sole option, to the extent permitted by applicable law, elect to change, from time to time, the company or companies which provide services
(including, without limitation, electrical service, gas service, water and technical services) to the Building, the Premises and/or its occupants. Landlord shall endeavor to give Tenant not less than thirty (30) days notice of any scheduled
change. Notwithstanding anything to the contrary set forth in this Lease, Tenant acknowledges that Landlord has not and does not make any representations or warranties concerning the identity or identities of the company or companies which provide
services to the Building and the Premises or its occupants and Tenant acknowledges that the choice of service providers and matters concerning the engagement and termination thereof shall be solely that of Landlord. The foregoing provision is not
intended to modify, amend, change or otherwise derogate any provision of this Lease concerning the nature or type of service to be provided or any specific information concerning the amount thereof to be provided. Tenant agrees to cooperate with
Landlord and each of its service providers in connection with any change in service or provider. 
 ARTICLE SEVEN 

POSSESSION, USE AND CONDITION OF PREMISES 
  

	7.01	 POSSESSION AND USE OF PREMISES 

 (a) Tenant shall be entitled to possession of the Premises when either (i) the Work is Substantially Complete, or (ii) if no Initial Improvements are to be made to the Premises, the Premises are
unoccupied. Tenant shall occupy and use the Premises only for the uses specified in Section 1.01(11) to conduct Tenant’s business. Tenant shall not occupy or use the Premises (or permit the use or occupancy of the Premises) for any purpose
or in any manner which: (1) is unlawful or in violation of any Law or Environmental Law; (2) may be dangerous to persons or property or 

  
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which may increase the cost of, or invalidate, any policy of insurance carried on the Building or covering its operations; (3) is contrary to or prohibited by the terms and conditions of
this Lease or the rules of the Building set forth in Article Eighteen; or (4) would tend to create or continue a nuisance. 
 (b) Tenant and Landlord shall each comply with all Environmental Laws concerning the proper storage, handling and disposal of any Hazardous Material with respect to the Property. Tenant shall not
generate, store, handle or dispose of any Hazardous Material in, on, or about the Property without the prior written consent of Landlord. In the event that Tenant is notified of any investigation or violation of any Environmental Law arising from
Tenant’s activities at the Premises, Tenant shall immediately deliver to Landlord a copy of such notice. In such event or in the event Landlord reasonably believes that a violation of Environmental Law exists, Landlord may conduct such tests
and studies relating to compliance by Tenant with Environmental Laws or the alleged presence of Hazardous Materials upon the Premises as Landlord deems desirable, all of which shall be completed at Tenant’s expense. Landlord’s inspection
and testing rights are for Landlord’s own protection only, and Landlord has not, and shall not be deemed to have assumed any responsibility to Tenant or any other party for compliance with Environmental Laws, as a result of the exercise, or
non-exercise of such rights. Tenant shall indemnify, defend, protect and hold harmless the Indemnitees from any and all loss, claim, expense, liability and cost (including attorneys’ fees) arising out of or in any way related to the presence
of any Hazardous Material introduced to the Premises during the Term by any party other than Landlord. If any Hazardous Material is released, discharged or disposed of on or about the Property and such release, discharge or disposal is not
caused by Tenant or other occupants of the Premises, or their employees, agents or contractors, such release, discharge or disposal shall be deemed casualty damage under Article Fourteen to the extent that the Premises are affected thereby; in such
case, Landlord and Tenant shall have the obligations and rights respecting such casualty damage provided under such Article. 
 (c) Landlord and Tenant acknowledge that the Americans With Disabilities Act of 1990 (42 U.S.0 ‘12101 et seq.) and regulations and guidelines promulgated thereunder, as all of the same may
be amended and supplemented from time to time (collectively referred to herein as the “ADA”) establish requirements for business operations, accessibility and barrier removal, and that such requirements may or may not apply to the Premises
and the Property depending on, among other things: (1) whether Tenant’s business is deemed a “public accommodation” or “commercial facility”, (2) whether such requirements are “readily achievable”, and
(3) whether a given alteration affects a “primary function area” or triggers “path of travel” requirements. The parties hereby agree that: (a) Landlord shall be responsible for implementing ADA Title III compliance in
the Common Areas as part of Operating Expenses, except as provided below, (b) Tenant shall be responsible for ADA Title III compliance in the Premises, including any leasehold improvements or other work to be performed in the Premises
under or in connection with this Lease, (c) Landlord may perform, or require that Tenant perform, and Tenant shall be responsible for the cost of, ADA Title III “path of travel” requirements triggered by alterations in the
Premises, and (d) Landlord may perform, or require Tenant to perform, and Tenant shall be responsible for the cost of, ADA Title III compliance in the Common Areas necessitated by the Building being deemed to be a “public
accommodation” instead of a “commercial facility” as a result of Tenant’s use of the Premises. Tenant shall be solely responsible for requirements under Title I of the ADA relating to Tenant’s employees. 

(d) Landlord and Tenant acknowledge that the Texas Architectural Barriers Act, Art. 9102, Tex. Civ. Stat. Ann. (1994),
and regulations and guidelines promulgated thereunder, as all of the same may be amended and supplemented from time to time (collectively referred to herein as “TABA”) establish requirements for accessibility and barrier removal. The
parties hereby agree that: (1) Tenant shall be responsible for compliance with TABA, including, without limitation, submission (through the Property manager) of required plans and documents to the State of Texas for approval of accessibility
design features, in connection with the work set forth in the Work Letter attached hereto, if any, and any other construction or alterations to the Premises during the Term, except that Landlord agrees to be responsible for such compliance in
connection with any work done by Landlord pursuant to Section 8.01 hereof; and (2) Landlord shall be responsible for compliance with TABA, including, without limitation, submission of required plans and documents to the State of Texas for
approval of accessibility design features, in connection with construction or alterations to the Common Areas, except that Tenant agrees to be responsible for such compliance in connection with any such work which may be necessitated solely as a
result of Tenant’s use of the Premises. 

  
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 (e) Graphics. Landlord shall provide and install, at Tenant’s
cost (which such cost may be applied against Tenant’s improvement Allowance), all letters or numerals on doors to the Premises, identification graphics on the exterior of the Premises, and all signage related to Tenant’s occupancy in the
Building. All such letters and numerals shall be in the standard graphics for the Building and no other identification graphics shall be used or permitted on the exterior of the Premises without Landlord’s prior written consent. Any and all
signage, furnishings, or wall coverings located in the portion(s) of the Premises which are visible from the exterior of the Building shall be subject to Landlord’s approval, at its sole but reasonable discretion. 

 

	7.02	 LANDLORD ACCESS TO PREMISES; APPROVALS 

 (a) Tenant shall permit Landlord to erect, use and maintain pipes, ducts, wiring and conduits in and through the Premises, so long as Tenant’s use, layout or design of the Premises is not materially
affected or altered. Landlord or Landlord’s agents shall have the right to enter upon the Premises in the event of an emergency, or to inspect the Premises, to perform janitorial and other services, to conduct safety and other testing in the
Premises and to make such repairs, alterations, improvements or additions to the Premises or the Building or other parts of the Property as Landlord may deem necessary or desirable (including, without limitation, all alterations, improvements and
additions in connection with a change in service provider or providers). Janitorial and cleaning services shall be performed after normal business hours. Any entry or work by Landlord may be during normal business hours and Landlord may use
reasonable efforts to ensure that any entry or work shall not materially interfere with Tenant’s occupancy of the Premises, however, any such interference shall not be a default by Landlord. 

(b) If Tenant shall not be personally present to permit an entry into the Premises when for any reason an entry therein
shall be necessary or permissible, Landlord (or Landlord’s agents), after attempting to notify Tenant (unless Landlord believes an emergency situation exists), may enter the Premises without rendering Landlord or its agents liable therefor (if
during such entry Landlord or Landlord’s agent shall accord reasonable care to Tenant’s property), and without relieving Tenant of any obligations under this Lease. 

(c) Landlord may enter the Premises for the purpose of conducting such inspections, tests and studies as Landlord may
deem desirable or necessary to confirm Tenant’s compliance with all Laws and Environmental Laws or for other purposes necessary in Landlord’s reasonable judgment to ensure the sound condition of the Property and the systems serving the
Property. Landlord’s rights under this Section 7.02(c) are for Landlord’s own protection only, and Landlord has not, and shall not be deemed to have assumed any responsibility to Tenant or any other party as a result of the exercise
or non-exercise of such rights, for compliance with Laws or Environmental Laws. 
 (d) Landlord may do any of
the foregoing, or undertake any of the inspection or work described in the preceding paragraphs without such action constituting an actual or constructive eviction of Tenant, in whole or in part, or giving rise to an abatement of Rent by reason of
loss or interruption of business of the Tenant, or otherwise. 
  

	7.03	 QUIET ENJOYMENT 

 Landlord covenants that so long as Tenant is in compliance with the covenants and conditions set forth in this Lease, Tenant shall have the right to quiet enjoyment of the Premises without hindrance or
interference from Landlord or those claiming through Landlord, and subject to the rights of any Mortgagee. 
  

	7.04	 ENTRY CARDS 

 Landlord shall provide limited access to the Building before and after normal business hours in the form of special limited access entry cards (“Entry Cards”) for Tenant and its employees. An
Entry Card shall not automatically qualify Tenant or any of its employees for an access card to the “Parking Garage” as defined in and pursuant to the terms of Exhibit “E”. Landlord agrees to provide Tenant with up to, but
not in excess of, thirty-six (36) Entry Cards for a non-refundable deposit of $10.00 per card. However, Tenant shall pay Landlord for any additional or replacement cards, 

  
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in such amount as Landlord shall, from time to time, determine. The current cost required for a replacement card and an additional card is $50.00 per card. Landlord shall be entitled to cancel
(by computer entry) any lost or stolen cards of which it becomes aware. Tenant shall promptly notify Landlord of any lost or stolen cards. Landlord shall have no liability to Tenant, its employees, agents, invitees, or licensees for losses due to
theft or burglary, or for damages committed by unauthorized persons on the Premises; and neither shall Landlord be required to insure against any such losses. Tenant shall cooperate fully in Landlord’s efforts to maintain security in the
Building and shall follow all regulations promulgated by Landlord with respect thereto. Tenant further agrees to surrender all Entry Cards in its possession upon the expiration or earlier termination of this Lease. 

ARTICLE EIGHT 

MAINTENANCE 
  

	8.01	 LANDLORD’S MAINTENANCE 

 Subject to the provisions of Article Fourteen, Landlord shall maintain and make necessary repairs to the foundations, roofs, exterior walls, and the structural elements of the Building, the electrical,
plumbing, heating, ventilating, and air-conditioning, mechanical, communication, security and the fire and life safety systems of the Building and those corridors, washrooms and lobbies which are Common Areas of the Building, except that:
(a) Landlord shall not be responsible for the maintenance or repair of any floor or wall coverings in the Premises or any of such systems which are located within the Premises and are supplemental or special to the Building’s standard
systems; and (b) the cost of performing any of said maintenance or repairs whether to the Premises or to the Building caused by the negligence of Tenant, its employees, agents, servants, licensees, subtenants, contractors or invitees, shall be
paid by Tenant, subject to the waivers set forth in Section 16.04. Landlord shall not be liable to Tenant for any expense, injury, loss or damage resulting from work done in or upon, or in connection with the use of, any adjacent or nearby
building, land, street or alley. 
  

	8.02	 TENANT’S MAINTENANCE 

 Subject to the provisions of Article Fourteen, Tenant, at its expense, shall keep and maintain the Premises and all Tenant Alterations in good order, condition and repair and in accordance with all Laws
and Environmental Laws. Tenant shall be responsible for the care, custody and control of all above standard mechanical, electrical and plumbing systems, and connected devices that allow the mechanical system to operate in its intended manner. Should
Tenant have additional or supplemental equipment in place, Tenant will be required to have a preventative maintenance program with an approved mechanical, electrical, or plumbing contractor to insure continuous operation of these systems or
equipment. Tenant shall provide the Building Manager with a copy of such required maintenance contracts and insurance certificates from each contractor with thirty (30) days of installing any such equipment. Tenant shall not permit waste and
shall promptly and adequately repair all damages to the Premises and replace or repair all damaged or broken glass in the interior of the Premises, fixtures or appurtenances. Any repairs or maintenance shall be completed with materials of similar
quality to the original materials, all such work to be completed under the supervision of Landlord. Any such repairs or maintenance shall be performed only by contractors or mechanics approved by Landlord, which approval shall not be unreasonably
withheld, and whose work will not cause or threaten to cause disharmony or interference with Landlord or other tenants in the Building and their respective agents and contractors performing work in or about the Building. If Tenant fails to perform
any of its obligations set forth in this Section 8.02, Landlord may, in its sole discretion and upon 24 hours prior notice to Tenant (except without notice in the case of emergencies), perform the same, and Tenant shall pay to Landlord any
costs or expenses incurred by Landlord upon demand. 
 ARTICLE NINE 

ALTERATIONS AND IMPROVEMENTS 
  

	9.01	 TENANT’S ALTERATIONS 

  
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 (a) Except for completion of the Initial Improvements pursuant to the
Workletter, the following provisions shall apply to the completion of any Tenant Alterations: 
 (1) Tenant shall not, except as
provided herein, without the prior written consent of Landlord, which consent shall not be unreasonably withheld, make or cause to be made any Tenant Alterations in or to the Premises or any Property systems serving the Premises. Prior to making any
Tenant Alterations, Tenant shall give Landlord ten (10) days prior written notice (or such earlier notice as would be necessary pursuant to applicable Law) to permit Landlord sufficient time to post appropriate notices of non-responsibility.
Subject to all other requirements of this Article Nine, Tenant may undertake Decoration work without Landlord’s prior written consent. Tenant shall furnish Landlord with the names and addresses of all contractors and subcontractors and copies
of all contracts. All Tenant Alterations shall be completed at such time and in such manner as Landlord may from time to time designate, and only by contractors or mechanics approved by Landlord, which approval shall not be unreasonably withheld,
and whose work will not cause or threaten to cause disharmony or interference with Landlord or other tenants in the Building and their respective agents and contractors performing work in or about the Building. Landlord may further condition its
consent upon Tenant furnishing to Landlord and Landlord approving prior to the commencement of any work or delivery of materials to the Premises related to the Tenant Alterations such of the following as specified by Landlord: architectural plans
and specifications, opinions from engineers reasonably acceptable to Landlord stating that the Tenant Alterations will not in any way adversely affect the Building’s systems, including, without limitation, the mechanical, heating, plumbing,
security, ventilating, air-conditioning, electrical, and the fire and life safety systems in the Building, necessary permits and licenses, certificates of insurance, and such other documents in such form reasonably requested by Landlord. Landlord
may, in the exercise of reasonable judgment, request that Tenant provide Landlord with appropriate evidence of Tenant’s ability to complete and pay for the completion of the Tenant Alterations such as a performance bond or letter of credit.
Upon completion of the Tenant Alterations, Tenant shall deliver to Landlord an as-built mylar and digitized (if available) set of plans and specifications for the Tenant Alterations. Notwithstanding anything to the contrary contained herein, after
the Tenant’s Initial Improvements are made, Tenant may make any alterations or physical additions in or to the Premises totaling Five Thousand and No/100 Dollars ($5,000.00) or less in any single instance without Landlord’s prior written
consent, so long as such alterations or physical improvements do not affect the mechanical, electrical, structural, life safety or plumbing systems of the Building. 
  

	(2)	 Tenant shall pay the cost of all Tenant Alterations and the cost of decorating the Premises and any work to the Property occasioned thereby. If
Tenant elects to have Landlord construct the Tenant Alterations, Tenant shall pay Landlord a construction fee of two percent (2%) of the cost of construction, but Landlord shall not otherwise be entitled to charge a construction management or
similar fee in connection with any Tenant Alterations. Upon completion of Tenant Alterations, Tenant shall furnish Landlord with contractors’ affidavits and full and final waivers of lien and receipted bills covering all labor and materials
expended and used in connection therewith and such other documentation reasonably requested by Landlord or Mortgagee. 

  

	(3)	 Tenant agrees to complete all Tenant Alterations (i) in accordance with all Laws, Environmental Laws, all requirements of applicable insurance
companies and in accordance with Landlord’s standard construction rules and regulations, and (ii) in a good and workmanlike manner with the use of good grades of materials. Tenant shall notify Landlord immediately if Tenant receives any
notice of violation of any Law in connection with completion of any Tenant Alterations and shall immediately take such steps as are necessary to remedy such violation. In no event shall such supervision or right to supervise by Landlord nor shall
any approvals given by Landlord under this Lease constitute any warranty by Landlord to Tenant of the adequacy of the design, workmanship or quality of such work or materials for Tenant’s intended use or of compliance with the requirements of
Section 9.01(a)(3)(i) and (ii) above or impose any liability upon Landlord in connection with the performance of such work. 

 (b) All Tenant Alterations whether installed by Landlord at Tenant’s written request, or Tenant, shall without compensation or credit to Tenant, become part of the Premises and the property of
Landlord at the time of their 

  
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installation and shall remain in the Premises, unless pursuant to Article Twelve, Tenant may remove them or is required to remove them at Landlord’s request. 

 

	9.02	 LIENS 

Tenant shall not permit any lien or claim for lien of any mechanic, laborer or supplier or any other lien to be filed against the
Building, the Land, the Premises, or any other part of the Property arising out of work performed, or alleged to have been performed by, or at the direction of, or on behalf of Tenant. If any such lien or claim for lien is filed, Tenant shall within
ten (10) days of receiving notice of such lien or claim (a) have such lien or claim for lien released of record or (b) deliver to Landlord a bond in form, content, amount, and issued by surety, satisfactory to Landlord, indemnifying,
protecting, defending and holding harmless the Indemnitees against all costs and liabilities resulting from such lien or claim for lien and the foreclosure or attempted foreclosure thereof. If Tenant fails to take any of the above actions, Landlord,
in addition to its rights and remedies under Article Eleven, without investigating the validity of such lien or claim for lien, may pay or discharge the same and Tenant shall, as payment of additional Rent hereunder, reimburse Landlord upon demand
for the amount so paid by Landlord, including Landlord’s expenses and attorneys’ fees. 
 ARTICLE TEN 

ASSIGNMENT AND SUBLETTING 
  

	10.01	 ASSIGNMENT AND SUBLETTING 

 (a) Without the prior written consent of Landlord, Tenant may not sublease, assign, mortgage, pledge, hypothecate or otherwise transfer or permit the transfer of this Lease or the encumbering of
Tenant’s interest therein in whole or in part, by operation of law or otherwise or permit the use or occupancy of the Premises, or any part thereof, by anyone other than Tenant. If Tenant desires to enter into any sublease of the Premises or
assignment of this Lease, Tenant shall deliver written notice thereof to Landlord (“Tenant’s Notice”), together with the identity of the proposed subtenant or assignee and the proposed principal terms thereof and financial and other
information sufficient for Landlord to make an informed judgment with respect to such proposed subtenant or assignee at least sixty (60) days prior to the commencement date of the term of the proposed sublease or assignment. If Tenant proposes
to sublease less than all of the Rentable Area of the Premises, the space proposed to be sublet and the space retained by Tenant must each be a marketable unit as reasonably determined by Landlord and otherwise in compliance with all Laws. Landlord
shall notify Tenant in writing of its approval or disapproval of the proposed sublease or assignment or its decision to exercise its rights under Section 10.02 within thirty (30) days after receipt of Tenant’s Notice (and all required
information). In no event may Tenant sublease any portion of the Premises or assign the Lease to any other tenant of the Building. Tenant shall submit for Landlord’s approval (which approval shall not be unreasonably withheld) any advertising
which Tenant or its agents intend to use with respect to the space proposed to be sublet. 
 (b) With respect to
Landlord’s consent to an assignment or sublease, Landlord may take into consideration any factors which Landlord may deem relevant, and the reasons for which Landlord’s denial shall be deemed to be reasonable shall include, without
limitation, the following: 
  

	 	(i)	 the business reputation or creditworthiness of any -proposed assignee is not acceptable to Landlord; or 

 

	 	(ii)	 in the Landlord’s reasonable judgment the proposed assignee or sublessee would diminish the value or reputation of the Building or Landlord; or

  

	 	(iii)	 any proposed assignee’s or sublessee’s use of the Premises would violate Section 7.01 of the Lease or would violate the provisions of
any other leases of tenants in the Building; 

  

	 	(iv)	 the proposed assignee or sublessee is either a governmental agency, a school or similar operation, or a medical related practice; or

  
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	 	(v)	 the proposed sublessee or assignee is a bona fide prospective tenant of Landlord in the Building as demonstrated by a written proposal dated within
ninety (90) days prior to the date of Tenant’s request; or 

  

	 	(vi)	 the proposed sublessee or assignee would materially increase the estimated pedestrian and vehicular traffic to and from the Premises and the
Building 

 In no event shall Landlord be obligated to consider a consent to any proposed (i) sublease of
the Premises or assignment of the Lease if a Default then exists under the Lease, or a fact or condition exists, which but for the giving of notice or the passage of time would constitute a Default, or (ii) an assignment of the Lease which
would assign less than the entire Premises. 
 (c) If Landlord chooses not to recapture the space proposed to be
subleased or assigned as provided in Section 10.02, Landlord shall not unreasonably withhold its consent to a subletting or assignment under this Section 10.01. Any approved sublease or assignment shall be expressly subject to the terms
and conditions of this Lease. Any such subtenant or assignee shall execute such documents as Landlord may reasonably require to evidence such subtenant or assignee’s assumption of such obligations and liabilities. Tenant shall deliver to
Landlord a copy of all agreements executed by Tenant and the proposed subtenant and assignee with respect to the Premises. Landlord’s approval of a sublease or assignment shall not constitute a waiver of Tenant’s obligation to obtain
Landlord’s consent to further assignments or subleases. 
 (d) For purposes of this Article Ten, an
assignment shall be deemed to include a change in the majority control of Tenant, resulting from any transfer, sale or assignment of shares of stock of Tenant occurring by operation of law or otherwise if Tenant is a corporation whose shares of
stock are not traded publicly. If Tenant is a partnership, any change in the partners of Tenant shall be deemed to be an assignment. 
 (e) Notwithstanding anything to the contrary contained in this Article Ten, Tenant shall have the right, without the prior written consent of Landlord, to sublease the Premises to an Affiliate or to
assign this Lease to an Affiliate, but (i) no later than fifteen (15) days prior to the effective date of the assignment or sublease, the assignee or sublessee shall execute documents satisfactory to Landlord to evidence such subtenant or
assignee’s assumption of the obligations and liabilities of Tenant under this Lease, except in the case of any assignment which occurs by operation of law (and without a written assignment) as consequence of merger, consolidation or
non-bankruptcy reorganization; (ii) within ten (10) days after the effective date of such assignment or sublease, give notice to Landlord which notice shall include the full name and address of the assignee or subtenant, and a copy of all
agreements executed between Tenant and the assignee or subtenant with respect to the Premises; and (iii) within fifteen (15) days after Landlord’s request, such documents or information which Landlord reasonably requests for the
purpose of substantiating whether or not the assignment or sublease is to an Affiliate. 
  

	10.02	 RECAPTURE 

Except as provided in Section 10.01(e) Landlord shall have the option to exclude from the Premises covered by this Lease
(“recapture”), the space proposed to be sublet or subject to the assignment, effective as of the proposed commencement date of such sublease or assignment. If Landlord elects to recapture, Tenant shall surrender possession of the space
proposed to be subleased or subject to the assignment to Landlord on the effective date of recapture of such space from the Premises such date being the Termination Date for such space. Effective as of the date of recapture of any portion of the
Premises pursuant to this section, the Monthly Base Rent, Rentable Area of the Premises and Tenant’s Rent Adjustment shall be adjusted accordingly. 

  
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	10.03	 EXCESS RENT 

 Tenant shall pay Landlord on the first day of each month during the term of the sublease or assignment, fifty percent (50%) of the amount by which the sum of all rent and other consideration (direct
or indirect) due from the subtenant or assignee for such month exceeds: (i) that portion of the Monthly Base Rent and Rent Adjustments due under this Lease for said month which is allocable to the space sublet or assigned; and (ii) the
following costs and expenses for the subletting or assignment of such space: (1) brokerage commissions and attorneys’ fees and expenses, (2) advertising for subtenants or assignees; and (3) the actual costs paid in making any
improvements or substitutions in the Premises required by any sublease or assignment. All such costs will be amortized over the term of the sublease or assignment pursuant to sound accounting principles. 

 

	10.04	 TENANT LIABILITY 

 In the event of any sublease or assignment, whether or not with Landlord’s consent, Tenant shall not be released or discharged from any liability, whether past, present or future under this Lease,
including any liability arising from the exercise of any renewal or expansion option, to the extent expressly permitted by Landlord. Tenant’s liability shall remain primary, and in the event of default by any subtenant, assignee or successor of
Tenant in performance or observance of any of the covenants or conditions of this Lease, Landlord may proceed directly against Tenant without the necessity of exhausting remedies against said subtenant, assignee or successor. In addition, if Tenant
has any options to extend the term of this Lease or to add other space to the Premises, such options shall not be available to any subtenant or assignee, directly or indirectly without Landlord’s express written consent which may be withheld in
Landlord’s sole discretion, unless such sublease or assignment is to an Affiliate as described in Section 10.01(e) above. 
  

	10.05	 ASSUMPTION AND ATTORNMENT 

 If Tenant shall assign this Lease as permitted herein, the assignee shall expressly assume all of the obligations of Tenant hereunder in a written instrument satisfactory to Landlord and furnished to
Landlord not later than fifteen (15) days prior to the effective date of the assignment. If Tenant shall sublease the Premises as permitted herein, Tenant shall, at Landlord’s option; within fifteen (15) days following any request by
Landlord, obtain and furnish to Landlord the written agreement of such subtenant to the effect that the subtenant will attorn to Landlord and will pay all subrent directly to Landlord. 

ARTICLE ELEVEN 

DEFAULT AND REMEDIES 
  

	11.01	 EVENTS OF DEFAULT 

 The occurrence or existence of any one or more of the following shall constitute a “Default” by Tenant under this Lease: 
 (i) Tenant fails to pay any installment or other payment of Rent including without limitation Rent Adjustment Deposits or Rent Adjustments within ten (10) days after the date when due; 

(ii) Tenant fails to observe or perform any of the other covenants, conditions or provisions of this Lease or the Workletter and fails to
cure such default within fifteen (15) days after written notice thereof to Tenant (unless the default involves a hazardous condition, which shall be cured forthwith, or unless the failure to perform is a Default for which this Lease specifies
there is no cure or grace period); 
 (iii) the interest of Tenant in this Lease is levied upon under execution or other legal process;

 (iv) a petition is filed by or against Tenant to declare Tenant bankrupt or seeking a plan of reorganization or arrangement
under any Chapter of the Bankruptcy Act, or any amendment, replacement or substitution therefor, or to 

  
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delay payment of, reduce or modify Tenant’s debts, which in the case of an involuntary action is not discharged within thirty (30) days; 

(v) Tenant is declared insolvent by law or any assignment of Tenant’s property is made for the benefit of creditors; 

(vi) a receiver is appointed for Tenant or Tenant’s property, which appointment is not discharged within thirty (30) days;

 (vii) any action taken by or against Tenant to reorganize or modify Tenant’s capital structure in a materially adverse
way which in the case of an involuntary action is not discharged within thirty (30) days; 
 (viii) upon the dissolution of Tenant; or

  

	11.02	 LANDLORD’S REMEDIES 

 (a) If a Default occurs, Landlord shall have the rights and remedies hereinafter set forth, which shall be distinct and cumulative: (i) Landlord may terminate this Lease by giving Tenant notice of
Landlord’s election to do so, in which event, the term of this Lease shall end and all of Tenant’s rights, interests, and obligations (including payment of any fees under this Lease) shall expire on the date stated in such notice;
(ii) Landlord may terminate Tenant’s right of possession of the Premises without terminating this Lease by giving notice to Tenant that Tenant’s right of possession shall end on the date specified in such notice; or
(iii) Landlord may enforce the provisions of this Lease and may enforce and protect the rights of the Landlord hereunder by a suit or suits in equity or at law for the specific performance of any covenant or agreement contained herein, or for
the enforcement of any other appropriate legal or equitable remedy, including recovery of all monies due or to become due from Tenant under any of the provisions of this Lease. All Landlord remedies shall be cumulative and not exclusive. 

(b) In the event that Landlord terminates the Lease pursuant to Section 11.01, Landlord shall be entitled to recover
(i) the sum of all Rents and other indebtedness accrued to the date of such termination, plus (ii) the cost of recovering the Premises, (iii) the cost of reletting the Premises, or portions thereof (including, without limitation,
brokerage commissions) and (iv) the cost of repairs, alterations, improvements, additions and decorations to the Premises to the extent Landlord deems reasonably necessary. Items (ii) through (iv) are herein defined as the
“Recovery Costs”. 
 (c) In the event Landlord proceeds pursuant to subparagraph (a)(ii) above,
Landlord shall be entitled to recover (i) the sum of all Rents and other indebtedness accrued to the date of such termination of Tenant’s possession, plus (ii) the Recovery Costs (as defined above). Landlord may, but shall not be
obligated to (except as may be required by law), relet the Premises, or any part thereof for the account of Tenant, for such rent and term and upon such terms and conditions as are reasonably acceptable to Landlord. For purposes of such reletting,
Landlord is authorized to decorate, repair, alter and improve the Premises to the extent reasonably necessary. If the Premises are relet and the consideration realized therefrom after payment of all Landlord’s Reletting Expenses, is
insufficient to satisfy the payment when due of Rent reserved under this Lease for any monthly period, then Tenant shall pay Landlord upon demand any such deficiency monthly (“Rental Deficiency”). If such consideration is greater than the
amount necessary to pay the full amount of the Rent, the full amount of such excess shall be retained by Landlord and shall in no event be payable to Tenant. Tenant agrees that Landlord may file suit to recover any sums due to Landlord hereunder
from time to time and that such suit or recovery of any amount due Landlord hereunder shall not be any defense to any subsequent action brought for any amount not therefore reduced to judgment in favor of Landlord. Notwithstanding any such reletting
without termination, Landlord may at any time thereafter elect to terminate this Lease for such previous Default. In the alternative (but only in the event that Tenant’s Default constitutes a material breach), Landlord may elect to terminate
Tenant’s right to occupy the Premises and to immediately recover as damages, in lieu of the Rental Deficiency, a sum equal to the Discounted Future Rent (as defined above). 

  
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 (d) In the event a Default occurs, Landlord may, at Landlord’s option,
enter into the Premises, remove Tenant’s property, fixtures, furnishings, signs and other evidences of tenancy, and take and hold such property; provided, however, that such entry and possession shall not terminate this Lease or release Tenant,
in whole or in part, from Tenant’s obligation to pay the Rent reserved hereunder for the full Term or from any other obligation of Tenant under this Lease. Any and all property which may be removed from the Premises by Landlord pursuant to the
authority of the Lease or law, to which Tenant is or may be entitled, may be handled, removed or stored by Landlord at the risk, cost and expense of Tenant, and Landlord shall in no event be responsible for the value, preservation or safekeeping
thereof. Tenant shall pay Landlord, upon demand, any and all expenses incurred in such removal and all storage charges against such property so long as the same shall be in the Landlord’s possession or under the Landlord’s control. Any
such property of Tenant not retaken from storage by Tenant within thirty (30) days after the Termination Date shall be conclusively presumed to have been conveyed by Tenant to Landlord under this Lease as a bill of sale without further payment
or credit by Landlord to Tenant. 
  

	11.03	 ATTORNEY’S FEES 

 Tenant shall pay upon demand, all costs and expenses, including reasonable attorneys’ fees, incurred by Landlord in enforcing the Tenant’s performance of its obligations under this Lease, or
resulting from Tenant’s Default, or incurred by Landlord in any litigation, negotiation or transaction in which Tenant causes Landlord, without Landlord’s fault, to become involved or concerned. 

 

	11.04	 BANKRUPTCY 

 The following provisions shall apply in the event of the bankruptcy or insolvency of Tenant: 
 (a) In connection with any proceeding under Chapter 7 of the Bankruptcy Code where the trustee of Tenant elects to assume this Lease for the purposes of assigning it, such election or assignment, may
only be made upon compliance with the provisions of (b) and (c) below, which conditions Landlord and Tenant acknowledge to be commercially reasonable. In the event the trustee elects to reject this Lease then Landlord shall immediately be
entitled to possession of the Premises without further obligation to Tenant or the trustee. 
 (b) Any election
to assume this Lease under Chapter 11 or 13 of the Bankruptcy Code by Tenant as debtor-in-possession or by Tenant’s trustee (the “Electing Party”) must provide for: 

The Electing Party to cure or provide to Landlord adequate assurance that it will cure all monetary defaults under this
Lease within fifteen (15) days from the date of assumption and it will cure all nonmonetary defaults under this Lease within thirty (30) days from the date of assumption. Landlord and Tenant acknowledge such condition to be commercially
reasonable. 
 (c) If the Electing Party has assumed this Lease or elects to assign Tenant’s interest under
this Lease to any other person, such interest may be assigned only if the intended assignee has provided adequate assurance of future performance (as herein defined), of all of the obligations imposed on Tenant under this Lease. For the purposes
hereof, “adequate assurance of future performance” means that Landlord has ascertained that each of the following conditions has been satisfied: 
 (i) The assignee has submitted a current financial statement, certified by its chief financial officer, which shows a net worth and working capital in amounts sufficient to assure the future performance
by the assignee of Tenant’s obligations under this Lease; and 
 (ii) Landlord has obtained consents or
waivers from any third parties which may be required under a lease, mortgage, financing arrangement, or other agreement by which Landlord is bound, to enable Landlord to permit such assignment. 

  
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 (d) Landlord’s acceptance of rent or any other payment from any tru
tee, receiver, assignee, person, or other entity will not be deemed to have waived, or waive, the requirement of Landlord’s consent, Landlord’s right to terminate this Lease for any transfer of Tenant’s interest under this Lease
without such consent, or Landlord’s claim for any amount of Rent due from Tenant. 
  

	11.05	 LANDLORD’S DEFAULT 

 Landlord shall be in default hereunder in the event Landlord has not begun and pursued with reasonable diligence the cure of any failure of Landlord to meet its obligations hereunder within thirty
(30) days of the receipt by Landlord of written notice from Tenant of the alleged failure to perform. In no event shall Tenant have the right to terminate or rescind this Lease as a result of Landlord’s default as to any covenant or
agreement contained in this Lease. Tenant hereby waives such remedies of termination and rescission and hereby agrees that Tenant’s remedies for default hereunder and for breach of any promise or inducement shall be limited to a suit for
damages and/or any equitable relief not otherwise waived hereby. In addition, Tenant hereby covenants that, prior to the exercise of any such remedies, it will give the mortgagees holding mortgages on the Building notice and the same amount of time
as afforded to Landlord hereunder to cure any Default by Landlord. 
 ARTICLE TWELVE 

SURRENDER OF PREMISES 
  

	12.01	 IN GENERAL 

 Upon the Termination Date, Tenant shall surrender and vacate the Premises immediately and deliver possession thereof to Landlord in a clean, good and tenantable condition, ordinary wear and tear, and
damage caused by Landlord excepted. Tenant shall deliver to Landlord all keys to the Premises. Tenant shall remove from the Premises all movable personal property of Tenant and Tenant’s trade fixtures, including, subject to Section 6.04,
cabling for any of the foregoing. Tenant shall be entitled to remove such Tenant Alterations which at the time of their installation Landlord and Tenant agreed may be removed by Tenant. Tenant shall also remove such other Tenant Alterations as
required by Landlord, including, any Tenant Alterations containing Hazardous Materials. Tenant immediately shall repair all damage resulting from removal of any of Tenant’s property, furnishings or Tenant Alterations, shall close all floor,
ceiling and roof openings and shall restore the Premises to a tenantable condition as reasonably determined by Landlord. If any of the Tenant Alterations which were installed by Tenant involved the lowering of ceilings, raising of floors or the
installation of specialized wall or floor coverings or lights, then Tenant shall also be obligated to return such surfaces to their condition prior to the commencement of this Lease. Tenant shall also be required to close any staircases or other
openings between floors. In the event possession of the Premises is not delivered to Landlord when required hereunder, or if Tenant shall fail to remove those items described above, Landlord may, (but shall not be obligated to) at Tenant’s
expense, remove any of such property store, sell or otherwise deal with such property as provided in Section 11.02(b), including the waiver and indemnity obligations provided in that Section, and undertake, at Tenant’s expense, such
restoration work as Landlord deems necessary or advisable. Notwithstanding the foregoing, however, (i) Tenant shall only be required to remove those Tenant Alterations that Landlord requires in writing (“Removal Notice”) be removed
upon the termination of this Lease, which Removal Notice shall be given at the time Landlord approves the installation of such Tenant Alterations and only if Tenant provides Landlord with notice of any Tenant Alterations together with a request for
a. Removal Notice, and (ii) in no event shall Tenant be required to remove any Initial Improvements installed in connection with the work performed pursuant to Exhibit C attached hereto and made a part hereof. 

 

	12.02	 LANDLORD’S RIGHTS 

 Upon the Termination Date, all property which may be removed from the Premises by Landlord shall be conclusively presumed to have been abandoned by Tenant and Landlord may deal with such property as
provided in Section 11.02(d). Tenant shall also reimburse Landlord for all costs and expenses incurred by Landlord in removing any of Tenant Alterations and in restoring the Premises to the condition required by this Lease at the Termination
Date. 

  
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 ARTICLE THIRTEEN 
 HOLDING OVER 
 Tenant shall pay Landlord the greater of (i) double the
monthly Rent payable for the month immediately preceding the holding over (including increases for Rent Adjustments which Landlord may reasonably estimate) or, (ii) double the fair market rental value of the Premises as reasonably determined by
Landlord for each month or portion thereof that Tenant retains possession of the Premises, or any portion thereof, after the Termination Date (without reduction for any partial month that Tenant retains possession). Tenant shall also pay all damages
sustained by Landlord by reason of such retention of possession. The provisions of this Article shall not constitute a waiver by Landlord of any re-entry rights of Landlord and Tenant’s continued occupancy of the Premises shall be as a tenancy
in sufferance. If Tenant retains possession of the Premises, or any part thereof for thirty (30) days after the Termination Date then at the sole option of Landlord expressed by written notice to Tenant, but not otherwise, such holding over
shall constitute a renewal of this Lease for a period of one (1) year on the same terms and conditions (including those with respect to the payment of Rent) as provided in this Lease, except that the Monthly Base Rent for such period shall be
equal to the greater of (i) 150% of the Monthly Base Rent payable during the month preceding the Termination Date, or (ii) 150% of the monthly base rent then being quoted by Landlord for similar space in the Building, and except for any
Landlord concessions, including, without limitation, any tenant improvement allowance or any other allowance. 
 ARTICLE FOURTEEN

 DAMAGE BY FIRE OR OTHER CASUALTY 
  

	14.01	 SUBSTANTIAL UNTENANTABILITY 

 (a) If any fire or other casualty (whether insured or uninsured) renders all or a substantial portion of the Premises or the Building untenantable, Landlord shall, within sixty (60) days after the
occurrence of such damage, estimate the length of time that will be required to Substantially Complete the repair and restoration and shall by notice advise Tenant of such estimate (“Landlord’s Notice”). If Landlord estimates that the
amount of time required to Substantially Complete such repair and restoration will exceed one hundred eighty (180) days from the date such damage occurred, then Landlord, or Tenant if all or a substantial portion of the Premises is rendered
untenantable, shall have the right to terminate this Lease as of the date of such damage upon giving written notice to the other at any time within twenty (20) days after delivery of Landlord’s Notice, provided that if Landlord so chooses,
Landlord’s Notice may also constitute such notice of termination. Notwithstanding anything to the contrary, upon such termination, Tenant shall have no further obligation under this Lease (including payment of any fees) from and after such
Termination Date. 
 (b) Unless this Lease is terminated as provided in the preceding subparagraph, Landlord
shall proceed with reasonable promptness to repair and restore the Premises to its condition as existed prior to such casualty, subject to reasonable delays for insurance adjustments and Force Majeure delays, and also subject to zoning laws and
building codes then in effect. Landlord shall have no liability to Tenant, and Tenant shall not be entitled to terminate this Lease if such repairs and restoration are not in fact completed within the time period estimated by Landlord so long as
Landlord shall proceed with reasonable diligence to complete such repairs and restoration. 
 (c) Tenant
acknowledges that Landlord shall be entitled to the full proceeds of any insurance coverage, whether carried by Landlord or Tenant, for damages to the Premises, except for those proceeds of Tenant’s insurance of its own personal property and
equipment which would be removable by Tenant at the Termination Date. All such insurance proceeds shall be payable to Landlord whether or not the Premises are to be repaired and restored. 

(d) Notwithstanding anything to the contrary herein set forth: (i) Landlord shall have no duty pursuant to this
Section to repair or restore any portion of any Tenant Alterations or to expend for any repair or restoration of the Premises or Building amounts in excess of insurance proceeds paid to Landlord and available for repair or restoration; and
(ii) Tenant shall not have the right to terminate this Lease pursuant to this Section if any damage or destruction was caused by the willful misconduct or negligence of Tenant, its agent or employees. 

  
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 (e) Any repair or restoration of the Premises performed by Tenant shall be
in accordance with the provisions of Article Nine hereof. 
  

	14.02	 INSUBSTANTIAL UNTENANTABILITY 

 If the Premises or the Building is damaged by a casualty but neither is rendered substantially untenantable and Landlord estimates that the time to Substantially Complete the repair or restoration will
not exceed one hundred eighty (180) days from the date such damage occurred, then Landlord shall proceed to repair and restore the Building or the Premises other than Tenant Alterations, with reasonable promptness, unless such damage is to the
Premises and occurs during the last six (6) months of the Term, in which event either Tenant or Landlord shall have the right to terminate this Lease as of the date of such casualty by giving written notice thereof to the other within twenty
(20) days after the date of such casualty. Notwithstanding anything to the contrary, upon such termination, Tenant shall have no further obligation under this Lease (including payment of any fees) from and after such Termination Date.
Notwithstanding the aforesaid, Landlord’s obligation to repair shall be limited in accordance with the provisions of Section 14.01 (d) (i) above. 
  

	14.03	 RENT ABATEMENT 

 Except for the negligence or willful misconduct of Tenant or its agents, employees, contractors or invitees, if all or any part of the Premises are rendered untenantable by fire or other casualty and this
Lease is not terminated, Monthly Base Rent and Rent Adjustments shall abate for that part of the Premises which is untenantable on a per diem basis from the date of the casualty until Landlord has Substantially Completed the repair and restoration
work in the Premises which it is required to perform, provided, that as a result of such casualty, Tenant does not occupy the portion of the Premises which is untenantable during such period. 

ARTICLE FIFTEEN 

EMINENT DOMAIN 
  

	15.01	 TAKING OF WHOLE OR SUBSTANTIAL PART 

 In the event the whole or any substantial part of the Building or of the Premises is taken or condemned by any competent authority for any public use or purpose (including a deed given in lieu of
condemnation) and is thereby rendered untenantable, this Lease shall terminate as of the date title vests in such authority, and Monthly Base Rent and Rent Adjustments shall be apportioned as of the Termination Date. Notwithstanding anything to the
contrary herein set forth, in the event the taking is temporary (for less than the remaining term of the Lease), Landlord may elect either (i) to terminate this Lease or (ii) permit Tenant to receive the entire award attributable to the
Premises in which case Tenant shall continue to pay Rent and this Lease shall not terminate. Notwithstanding anything to the contrary, upon such termination, Tenant shall have no further obligation under this Lease (including payment of any fees)
from and after such Termination Date. 
  

	15.02	 TAKING OF PART 

 In the event a part of the Building or the Premises is taken or condemned by any competent authority (or a deed is delivered in lieu of condemnation) and this Lease is not terminated, the Lease shall be
amended to reduce or increase, as the case may be, the Monthly Base Rent and Tenant’s Rent Adjustment to reflect the Rentable Area of the Premises or Building, as the case may be, remaining after any such taking or condemnation. Landlord, upon
receipt and to the extent of the award in condemnation (or proceeds of sale) shall make necessary repairs and restorations to the Premises (exclusive of Tenant Alterations) and to the Building to the extent necessary to constitute the portion of the
Building not so taken or condemned as a complete architectural and economically efficient unit. Notwithstanding the foregoing, if as a result of any taking, or a governmental order that the grade of any street or alley adjacent to the Building is to
be changed and such taking or change of grade makes it necessary or desirable to substantially remodel or restore the Building or 

  
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prevents the economical operation of the Building, Landlord shall have the right to terminate this Lease upon ninety (90) days prior written notice to Tenant. 

 

	15.03	 COMPENSATION 

 Landlord shall be entitled to receive the entire award (or sale proceeds) from any such taking, condemnation or sale without any payment to Tenant, and Tenant hereby assigns to Landlord Tenant’s
interest, if any, in such award; provided, however, Tenant shall have the right separately to pursue against the condemning authority a separate award in respect of the loss, if any, to Tenant Alterations paid for by Tenant without any credit or
allowance from Landlord so long as there is no diminution of Landlord’s award as a result. 
 ARTICLE SIXTEEN 

INSURANCE 
  

	16.01	 TENANT’S INSURANCE 

 Tenant, at Tenant’s expense, agrees to maintain in force, with a company or companies licensed to do business in the State of Texas, and with an AM Best’s rating of A/X or better, during the
Term: (a) Commercial General Liability Insurance on a primary basis and without any right of contribution from any insurance carried by Landlord covering the Premises on an occurrence basis against all claims for personal injury, bodily injury,
death and property damage, including contractual liability covering the indemnification provisions in this Lease. Such insurance shall be for such limits that are reasonably required by Landlord from time to time but not less than a combined single
limit of Three Million and No/100 Dollars ($3,000,000.00); (b) Workers’ Compensation and Employers’ Liability Insurance for an amount of not less than One Million and No/100 Dollars ($1,000,000.00), both in accordance with the laws of
the State of Texas; (c) “All Risks” property insurance in an amount adequate to cover the full replacement cost of all equipment, installations, fixtures and contents of the Premises in the event of loss and any such policy shall
contain a provision requiring the insurance carriers to waive their rights of subrogation against Landlord; (d) in the event a motor vehicle is to be used by Tenant in connection with its business operation from the Premises, Comprehensive
Automobile Liability Insurance coverage with limits of not less than One Million and No/100 Dollars ($1,000,000.00) combined single limit coverage against bodily injury liability and property damage liability arising out of the use by or on behalf
of Tenant, its agents and employees in connection with this Lease, of any owned, non-owned or hired motor vehicles. 
  

	16.02	 FORM OF POLICIES 

 Each policy referred to in 16.01 shall satisfy the following requirements. Each policy shall (i) name Landlord and the Indemnitees as additional insureds (except Workers’ Compensation and
Employers’ Liability Insurance), (ii) be issued by one or more responsible insurance companies licensed to do business in the State of Texas reasonably satisfactory to Landlord, (iii) where applicable, provide for deductible amounts
satisfactory to Landlord and not permit co-insurance, (iv) shall provide that such insurance may not be canceled or amended without thirty (30) days’ prior written notice to the Landlord, and (v) shall provide that the policy
shall not be invalidated should the insured waive in writing prior to a loss, any or all rights of recovery against any other party for losses covered by such policies. Tenant shall deliver to Landlord, certificates of insurance and at
Landlord’s request, copies of all policies and renewals thereof to be maintained by Tenant hereunder, not less than ten (10) days prior to the Commencement Date and not less than ten (10) days prior to the expiration date of each
policy. 
  

	16.03	 LANDLORD’S INSURANCE 

 Landlord, at its sole expense, agrees to purchase and keep in full force and effect (including full payment of premiums on or before due date) during the Term hereof, including any extensions or renewals
thereof, insurance under policies issued by insurers of recognized responsibility, qualified to do business in the State of Texas on the Building in amounts not less than the greater of eighty (80%) percent of the then full replacement cost
(without depreciation) of the Building 

  
 Page 25

 
(above foundations) or an amount sufficient to prevent Landlord from becoming a co-insurer under the terms of the applicable policies, against fire and such other risks as may be included in
standard forms of all risk coverage insurance reasonably available from time to time. Landlord agrees to maintain in force during the Term, Commercial General Liability Insurance covering the Building on an occurrence basis against all claims for
personal injury, bodily injury, death and property damage. Such insurance shall be for a combined single limit of Five Million and No/100 Dollars ($5,000,000.00). Neither Landlord’s obligation to carry such insurance nor the carrying of such
insurance shall be deemed to be an indemnity by Landlord with respect to any claim, liability, loss, cost or expense due, in whole or in part, to Tenant’s negligent acts or omissions or willful misconduct. 

 

	16.04	 WAIVER OF SUBROGATION 

 (a) Landlord agrees that, if obtainable at no, or minimal, additional cost, and so long as the same is permitted under the laws of the State of Texas, it will include in its “All Risks”
insurance policies appropriate clauses pursuant to which the insurance companies (i) waive all right of subrogation against Tenant with respect to losses payable under such policies and/or (ii) agree that such policies shall not be
invalidated should the insured waive in writing prior to a loss any or all right of recovery against any party for losses covered by such policies. 
 (b) Tenant agrees to include, if obtainable at no, or minimal, additional cost, and so long as the same is permitted under the laws of the State of Texas, in its “All Risks” insurance policy or
policies on its furniture, furnishings, fixtures and other property removable by Tenant under the provisions of this Lease, appropriate clauses pursuant to which the insurance company or companies (i) waive the right of subrogation against
Landlord and/or any tenant of space in the Building with respect to losses payable under such policy or policies and/or (ii) agree that such policy or policies shall not be invalidated should the insured waive in writing prior to a loss any or
all right of recovery against any party for losses covered by such policy or policies. If Tenant is unable to obtain in such policy or policies either of the clauses described in the preceding sentence, Tenant shall, if legally possible and without
necessitating a change in insurance carriers, have Landlord named in such policy or policies as an additional insured. If Landlord shall be named as an additional insured in accordance with the foregoing, Landlord agrees to endorse promptly to the
order of Tenant, without recourse, any check, draft, or order for the payment of money representing the proceeds of any such policy or representing any other payment growing out of or connected with said policies, and Landlord does hereby
irrevocably waive any and all rights in and to such proceeds and payments. 
 (c) Provided that Landlord’s
right of full recovery under its policy or policies aforesaid is not adversely affected or prejudiced thereby, Landlord hereby waives any and all right of recovery which it might otherwise have against Tenant, its servants, agents and employees, for
loss or damage occurring to the Building and the fixtures, appurtenances and equipment therein, to the extent the same is covered by Landlord’s insurance, notwithstanding that such loss or damage may result from the negligence or fault of
Tenant, its servants, agents or employees. Provided that Tenant’s right of full recovery under its aforesaid policy or policies is not adversely affected or prejudiced thereby, Tenant hereby waives any and all right of recovery which it might
otherwise have against Landlord, its servants, and employees and against every other tenant in the Building who shall have executed a similar waiver as set forth in this Section 16.04 (c) for loss or damage to Tenant’s furniture,
furnishings, fixtures and other property removable by Tenant under the provisions hereof to the extent that same is covered or coverable by Tenant’s insurance required under this Lease, notwithstanding that such loss or damage may result from
the negligence or fault of Landlord, its servants, agents or employees, or such other tenant and the servants, agents or employees thereof. 
 (d) Landlord and Tenant hereby agree to advise the other promptly if the clauses to be included in their respective insurance policies pursuant to subparagraphs (a) and (b) above cannot be
obtained on the terms hereinbefore provided and thereafter to furnish the other with a certificate of insurance or copy of such policies showing the naming of the other as an additional insured, as aforesaid. Landlord and Tenant hereby also agree to
notify the other promptly of any cancellation or change of the terms of any such policy which would affect such clauses or naming. All such policies which name both Landlord and Tenant as additional insureds shall, to the extent obtainable, contain
agreements by the 

  
 Page 26

 
insurers to the effect that no act or omission of any additional insured will invalidate the policy as to the other additional insureds. 

 

	16.05	 NOTICE OF CASUALTY 

 Tenant shall give Landlord notice in case of a fire or accident in the Premises promptly after Tenant is aware of such event. 
 ARTICLE SEVENTEEN 
 WAIVER OF CLAIMS AND INDEMNITY 

 

	17.01	 WAIVER OF CLAIMS 

 To the extent permitted by Law, Tenant releases the Indemnitees from, and waives all claims for, damage to person or property sustained by the Tenant or any occupant of the Premises or the Property
resulting directly or indirectly from any existing or future condition, defect, matter or thing in and about the Premises or the Property or any part of either or any equipment or appurtenance therein, or resulting from any accident in or about the
Premises or the Property, or resulting directly or indirectly from any act or neglect of any tenant or occupant of the Property or of any other person, including Landlord’s agents and servants, except to the extent caused by the willful and
wrongful act of any of the Indemnitees. To the extent permitted by Law, Tenant hereby waives any consequential damages, compensation or claims for inconvenience or loss of business, rents, or profits as a result of such injury or damage, whether or
not caused by the willful or wrongful act of any of the Indemnitees. If any such damage, whether to the Premises or the Property or any part of either, or whether to Landlord or to other tenants in the Property, results from any act or neglect of
Tenant, its employees, servants, agents, contractors, invitees or customers, Tenant shall be liable therefor and Landlord may, at Landlord’s option, repair such damage and Tenant shall, upon demand by Landlord, as payment of additional Rent
hereunder, reimburse Landlord within ten (10) days of demand for the total cost of such repairs, in excess of amounts, if any, paid to Landlord under insurance covering such damages. Tenant shall not be liable for any such damage caused by its
acts or neglect if Landlord or a tenant has recovered the full amount of the damage from proceeds of insurance policies and the insurance company has waived its right of subrogation against Tenant. 

 

	17.02	 INDEMNITY BY TENANT 

 To the extent permitted by law, Tenant agrees to indemnify, protect, defend and hold the Indemnitees harmless against any and all third party actions, claims, demands, costs and expenses, including
reasonable attorney’s fees and expenses for the defense thereof, arising from Tenant’s occupancy of the Premises, from the undertaking of any Tenant Alterations or repairs to the Premises, from the conduct of Tenant’s business on the
Premises, or from any breach or default on the part of Tenant in the performance of any covenant or agreement on the part of Tenant to be performed pursuant to the terms of this Lease, or from any willful misconduct or negligent act of Tenant, its
agents, contractors, servants, employees, customers or invitees, in or about the Premises, but only to the extent of Landlord’s liability, if any, in excess of amounts, if any, paid to Landlord under insurance covering such claims or
liabilities. In case of any action or proceeding brought against the Indemnitees by reason of any such claim, upon notice from Landlord, Tenant covenants to defend such action or proceeding by counsel reasonably satisfactory to Landlord. 

ARTICLE EIGHTEEN 

RULES AND REGULATIONS 
  

	18.01	 RULES 

Tenant agrees for itself and for its subtenants, employees, agents, and invitees to comply with the rules and regulations listed on
Exhibit “D” attached hereto and with all reasonable modifications and additions thereto which Landlord may make from time to time. 

  
 Page 27

	18.02	 ENFORCEMENT 

 Nothing in this Lease shall be construed to impose upon the Landlord any duty or obligation to enforce the rules and regulations as set forth on Exhibit “D” or as hereafter adopted,
or the terms, covenants or conditions of any other lease as against any other tenant, and the Landlord shall not be liable to the Tenant for violation of the same by any other tenant, its servants, employees, agents, visitors or licensees. Landlord
shall use reasonable efforts to enforce the rules and regulations of the Building in a uniform and non-discriminatory manner. Tenant shall pay to Landlord all damages caused by Tenant’s failure to comply with the provisions of this Article
Eighteen and shall also pay to Landlord as additional Rent an amount equal to any increase in insurance premiums caused by such failure to comply. 
 ARTICLE NINETEEN 
 LANDLORD’S RESERVED RIGHTS 

 

	19.01	 RESERVED RIGHTS 

 Landlord shall have the following rights exercisable without notice to Tenant and without liability to Tenant for damage or injury to persons, property or business and without being deemed an eviction or
disturbance of Tenant’s use or possession of the Premises or giving rise to any claim for offset or abatement of Rent: (1) to change the Building’s name or street address upon thirty (30) days’ prior written notice to
Tenant; (2) to install, affix and maintain all signs on the exterior and/or interior of the Building; (3) to designate and/or approve prior to installation, all types of signs, window shades, blinds, drapes, awnings or other similar items,
and all internal lighting that may be visible from the exterior of the Premises; (4) upon reasonable notice to Tenant, to display the Premises to prospective purchasers at reasonable hours at any time during the Term and to prospective tenants
at reasonable hours during the last twelve (12) months of the Term; (5) to grant to any party the exclusive right to conduct any business or render any service in or to the Building, provided such exclusive right shall not operate to
prohibit Tenant from using the Premises for the purpose permitted hereunder; (6) to change the arrangement and/or location of entrances or passageways, doors and doorways, corridors, elevators, stairs, washrooms or public portions of the
Building, and to close entrances, doors, corridors, elevators or other facilities, provided that such action shall not materially and adversely interfere with Tenant’s access to the Premises or the Building; (7) to have access for Landlord
and other tenants of the Building to any mail chutes and boxes located in or on the Premises as required by any applicable rules of the United States Post Office; and (8) to close the Building after Standard Operating Hours, except that Tenant
and its employees and invitees shall be entitled to admission at all times, under such regulations as Landlord prescribes for security purposes. 
 ARTICLE TWENTY 
 ESTOPPEL CERTIFICATE 

 

	20.01	 IN GENERAL 

 Within fifteen (15) days after request therefor by Landlord, Mortgagee or any prospective mortgagee or owner, Tenant agrees as directed in such request to execute an Estoppel Certificate in
recordable form, binding upon Tenant, certifying (i) that this Lease is unmodified and in full force and effect (or if there have been modifications, a description of such modifications and that this Lease as modified is in full force and
effect); (ii) the dates to which Rent has been paid; (iii) that Tenant is in the possession of the Premises if that is the case; (iv) that Landlord is not in default under this Lease, or, if Tenant believes Landlord is in default, the
nature thereof in detail; (v) that Tenant has no off-sets or defenses to the performance of its obligations under this Lease (or if Tenant believes there are any off-sets or defenses, a full and complete explanation thereof); (vi) that the
Premises have been completed in accordance with the terms and provisions hereof or the Workletter, that Tenant has accepted the Premises and the condition thereof and of all improvements thereto and has no claims against Landlord or any other party
with respect thereto; (vii) that if an assignment of rents or leases has been served upon the Tenant by a Mortgagee, Tenant will acknowledge receipt thereof and agree to be bound by the provisions thereof; (viii) that Tenant will give to
the Mortgagee copies of all notices required or permitted to be given by Tenant to Landlord; and (ix) to any other information reasonably requested. 

  
 Page 28

	20.02	 ENFORCEMENT 

 In the event that Tenant fails to deliver an Estoppel Certificate, then such failure shall be a Default for which there shall be no cure or grace period. In addition to any other remedy available to
Landlord, Landlord may impose a penalty equal to $500.00 for each day that Tenant fails to deliver an Estoppel Certificate and Tenant shall be deemed to have irrevocably appointed Landlord as Tenant’s attorney-in-fact to execute and deliver
such Estoppel Certificate. 
 ARTICLE TWENTY-ONE 
 RELOCATION OF TENANT 
 At any time after the date of this Lease, Landlord may
substitute for the Premises, other premises in the Centre (the “New Premises”), in which event the New Premises shall be deemed to be the Premises for all purposes under this Lease, provided that (i) the New Premises shall be
substantially similar to the Premises in area, configuration, and views; (ii) if Tenant is then occupying the Premises, Landlord shall pay the actual and reasonable expenses of physically moving Tenant, its property and equipment including
telephone equipment to the New Premises, as well as the reasonable cost of reprinting Tenant’s printed materials, stationary, and signage; (iii) Landlord shall give Tenant not less than ninety (90) days’ prior written notice of
such substitution; and (iv) Landlord, at its expense, shall improve the New Premises with improvements substantially similar to those in the Premises at the time of such substitution, if the Premises are then improved. 

ARTICLE TWENTY-TWO 

REAL ESTATE BROKERS 
 Tenant represents that Tenant has not dealt with any real estate broker, sales person, or finder in connection with this Lease, and no such person initiated or participated in the negotiation of this
Lease, or showed the Premises to Tenant other than Lincoln Property Company as agent for Landlord. Tenant hereby agrees to indemnify, protect, defend and hold Landlord and the Indemnitees, harmless from and against any and all liabilities and claims
for commissions and fees arising out of a breach of the foregoing representation. Landlord shall be responsible for the payment of all commissions to the broker, if any, specified in this Article. 

ARTICLE TWENTY-THREE 
 MORTGAGEE PROTECTION 
  

	23.01	 SUBORDINATION AND ATTORNMENT 

 This Lease is and shall be expressly subject and subordinate at all times to (i) any ground or underlying lease of the Real Property, now or hereafter existing, and all amendments, extensions,
renewals and modifications to any such lease, and (ii) the lien of any mortgage or trust deed now or hereafter encumbering fee title to the Real Property and/or the leasehold estate under any such lease, and all amendments, extensions,
renewals, replacements and modifications of such mortgage or trust deed and/or the obligation secured thereby, unless such ground lease or ground lessor, or mortgage, trust deed or Mortgagee, expressly provides or elects that the Lease shall be
superior to such lease or mortgage or trust deed. If any such mortgage or trust deed is foreclosed, (including the sale of the Real Property pursuant to a power of sale), or if any such lease is terminated, upon request of the Mortgagee or ground
lessor, as the case may be, Tenant shall attorn to the purchaser at the foreclosure sale or to the ground lessor under such lease, as the case may be, provided, however, that such purchaser or ground lessor shall not be (i) bound by any payment
of Rent for more than one month in advance except payments in the nature of security for the performance by Tenant of its obligations under this Lease; (ii) subject to any offset, defense or damages arising out of a default of any obligations
of any preceding Landlord; or (iii) bound by any amendment or modification of this Lease made without the written consent of the Mortgagee or ground lessor; or (iv) liable for any security deposits not actually received in cash by such
purchaser or ground lessor. This subordination shall be self-operative and no further certificate or instrument of subordination need be required by any such Mortgagee or ground lessor. In confirmation of such subordination, however, Tenant shall
execute promptly 

  
 Page 29

 
any reasonable certificate or instrument that Landlord, Mortgagee or ground lessor may request. Tenant hereby constitutes Landlord as Tenant’s attorney-in-fact to execute such certificate or
instrument for and on behalf of Tenant upon Tenant’s failure to do so within fifteen (15) days of a request to do so. Upon request by such successor in interest, Tenant shall execute and deliver reasonable instruments confirming the
attornment provided for herein. 
  

	23.02	 MORTGAGEE PROTECTION 

 Tenant agrees to give any Mortgagee or ground lessor, by registered or certified mail, a copy of any notice of default served upon the Landlord by Tenant, provided that prior to such notice Tenant has
received notice (by way of service on Tenant of a copy of an assignment of rents and leases, or otherwise) of the address of such Mortgagee or ground lessor. Tenant further agrees that if Landlord shall have failed to cure such default within the
time provided for in this Lease, then the Mortgagee or ground lessor shall have an additional thirty (30) days after receipt of notice thereof within which to cure such default or if such default cannot be cured within that time, then such
additional notice time as may be necessary, if, within such thirty (30) days, any Mortgagee or ground lessor has commenced and is diligently pursuing the remedies necessary to cure such default, but in no event greater than an additional ninety
(90) days. Such period of time shall be extended by any period within which such Mortgagee or ground lessor is prevented from commencing or pursuing such foreclosure proceedings or other proceedings to acquire possession of the Real Property by
reason of Landlord’s bankruptcy, but in not event will such extension exceed an additional ninety (90) days. Until the time allowed as aforesaid for Mortgagee or ground lessor to cure such defaults has expired without cure, Tenant shall
have no right to, and shall not, terminate this Lease on account of default. This Lease may not be modified or amended so as to reduce the rent or shorten the term, or so as to adversely affect in any other respect to any material extent the rights
of the Landlord, nor shall this Lease be canceled or surrendered, without the prior written consent, in each instance, of the ground lessor or the Mortgagee. 
 ARTICLE TWENTY-FOUR 
 NOTICES 

(a) All notices, demands or requests provided for or permitted to be given pursuant to this Lease must be in writing and
shall be personally delivered, sent by Federal Express or other overnight courier service, or mailed by first class, registered or certified mail, return receipt requested, postage prepaid. 

(b) All notices, demands or requests to be sent pursuant to this Lease shall be deemed to have been properly given or
served by delivering or sending the same in accordance with this Section, addressed to the parties hereto at their respective addresses listed below: 
  

	 	(1)	 Notices to Landlord shall be addressed: 

 Metropolitan Life Insurance Company 
 Attn: Property Manager

 5400 LBJ Freeway, Suite 700 

Dallas, Texas 75240 
 with a copy to the following: 
 Metropolitan Life Insurance Company

 Attn: Assistant Vice-President 

5420 LBJ Freeway, Suite 1310 
 Dallas, Texas 75240 

  
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	 	(2)	 Notices to Tenant shall be addressed: 

			
		
	  
	  	
	  
	  	
	  
	  	
	  
	  	

 (c) If notices, demands or requests are sent by registered or certified mail, said
notices, demands or requests shall be effective upon being deposited in the United States mail. However, the time period in which a response to any such notice, demand or request must be given shall commence to run from the date of receipt on the
return receipt of the notice, demand or request by the addressee thereof. Rejection or other refusal to accept or the inability to deliver because of changed address of which no notice was given shall be deemed to be receipt of notice, demand or
request sent. Notices may also be served by personal service upon any officer, director or partner of Landlord or Tenant or in the case of delivery by Federal Express or other overnight courier service, notices shall be effective upon acceptance of
delivery by an employee, officer, director or partner of Landlord or Tenant. 
 (d) By giving to the other party
at least thirty (30) days written notice thereof, either party shall have the right from time to time during the term of this Lease to change their respective addresses for notices, statements, demands and requests, provided such new address
shall be within the United States of America. 
 ARTICLE TWENTY-FIVE 

MISCELLANEOUS 
  

	25.01	 LATE CHARGES 

 All payments required hereunder (other than the Monthly Base Rent and Rent Adjustments, which shall be due as hereinbefore provided) to Landlord shall be paid within ten (10) days after
Landlord’s demand therefor. All such amounts (including, without limitation Monthly Base Rent and Rent Adjustments not paid when due shall bear interest from the date due until the date paid at the Default Rate in effect on the date such
payment was due. 
  

	25.02	 WAIVER OF JURY TRIAL 

 As a material inducement to Landlord to enter into this Lease, Tenant hereby waives its right to a trial by jury of any issues relating to or arising out of its obligations under this Lease or its
occupancy of the Premises. Tenant acknowledges that it has read and understood the foregoing provision. 
  

	25.03	 DEFAULT UNDER OTHER LEASE 

 It shall be a Default under this Lease if Tenant or any Affiliate holding any other lease with Landlord for premises in the Building defaults under such lease and as a result thereof such lease is
terminated or terminable. 
  

	25.04	 OPTION 

This Lease shall not become effective as a lease or otherwise until executed and delivered by both Landlord and Tenant. The submission of
the Lease to Tenant does not constitute a reservation of or option for the Premises, except that it shall constitute an irrevocable offer on the part of Tenant in effect for fifteen (15) days to lease the Premises on the terms and conditions
herein contained. 

  
 Page 31

	25.05	 TENANT AUTHORITY 

 Tenant represents and warrants to Landlord that it has full authority and power to enter into and perform its obligations under this Lease, that the person executing this Lease is fully empowered to do
so, and that no consent or authorization is necessary from any third party. Landlord may request that Tenant provide Landlord evidence of Tenant’s authority. 
  

	25.06	 ENTIRE AGREEMENT 

 This Lease, the Exhibits attached hereto and the Workletter contain the entire agreement between Landlord and Tenant concerning the Premises and there are no other agreements, either oral or written, and
no other representations or statements, either oral or written, on which Tenant has relied. This Lease shall not be modified except by a writing executed by Landlord and Tenant. 

 

	25.07	 MODIFICATION OF LEASE FOR BENEFIT OF MORTGAGEE 

 If Mortgagee of Landlord requires a modification of this Lease which shall not result in any increased cost or expense to Tenant or in any other substantial and adverse change in the rights and
obligations of Tenant hereunder, then Tenant agrees that the Lease may be so modified. 
  

	25.08	 EXCULPATION 

 Tenant agrees, on its behalf and on behalf of its successors and assigns, that any liability of Landlord with respect to this Lease shall never exceed the amount of Five Million Dollars ($5,000,000) and
Tenant shall not be entitled to any judgment in excess of such amount. 
  

	25.09	 ACCORD AND SATISFACTION 

 No payment by Tenant or receipt by Landlord of a lesser amount than any installment or payment of Rent due shall be deemed to be other than on account of the amount due, and no endorsement or statement on
any check or any letter accompanying any check or payment of Rent shall be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such installment or
payment of Rent or pursue any other remedies available to Landlord. No receipt of money by Landlord from Tenant after the termination of this Lease or Tenant’s right of possession of the Premises shall reinstate, continue or extend the Term.

  

	25.10	 LANDLORD’S OBLIGATIONS ON SALE OF BUILDING 

 In the event of any sale or other transfer of the Building, Landlord shall be entirely freed and relieved of all agreements and obligations of Landlord hereunder accruing or to be performed after the date
of such sale or transfer, provided that all of Landlord’s obligations hereunder are specifically assumed by the buyer or transferee. 
  

	25.11	 BINDING EFFECT 

 This Lease shall be binding upon and inure to the benefit of Landlord and Tenant and their respective heirs, legal representatives, successors and permitted assigns. 

 

	25.12	 CAPTIONS 

The Article and Section captions 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 Articles and Sections. 

  
 Page 32

	25.13	 APPLICABLE LAW 

 This Lease shall be construed in accordance with the laws of the State of Texas. If any term, covenant or condition of this Lease or the application thereof to any person or circumstance shall, to any
extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term, covenant or condition to persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby and
each item, covenant or condition of this Lease shall be valid and be enforced to the fullest extent permitted by law. 
  

	25.14	 ABANDONMENT 

 In the event Tenant vacates or abandons the Premises but is otherwise in compliance with all the terms, covenants and conditions of this Lease, Landlord shall (i) have the right to enter into the
Premises in order to show the space to prospective tenants, (ii) have the right to reduce the services provided to Tenant pursuant to the terms of this Lease to such levels as Landlord reasonably determines to be adequate services for an
unoccupied premises and (iii) during the last six (6) months of the Term, have the right to prepare the Premises for occupancy by another tenant upon the end of the Term. Tenant expressly acknowledges that in the absence of written notice
pursuant to Section 11.02 (a), hereof, none of the foregoing acts of Landlord or any other act of Landlord shall constitute a termination of Tenant’s right to possession or an acceptance of Tenant’s surrender of the Premises, and the
Lease shall continue in effect. 
  

	25.15	 LANDLORD’S RIGHT TO PERFORM TENANT’S DUTIES 

 If Tenant fails timely to perform any of its duties under this Lease or the Workletter, Landlord shall have the right (but not the obligation), to perform such duty on behalf and at the expense of Tenant
without prior notice to Tenant, and all sums expended or expenses incurred by Landlord in performing such duty shall be deemed to be additional Rent under this Lease and shall be due and payable upon demand by Landlord. 

NOTICE OF INDEMNIFICATION: THE PARTIES TO THIS LEASE HEREBY ACKNOWLEDGE AND AGREE THAT THIS LEASE (AND ATTACHED EXHIBITS) CONTAINS
CERTAIN INDEMNIFICATION PROVISIONS. 

  
 Page 33

 IN WITNESS WHEREOF, this Lease has been executed as of the date set forth in
Section 1.01(4) hereof. 
  

											
	 LANDLORD:
	 		 	 TENANT:

			
	 METROPOLITAN LIFE INSURANCE COMPANY
	 		 	 E2OPEN, INC.

						
	 By:
	 	 /s/ Melayne M. Packer
	 		 	 By:
	 		 	 /s/ Greg Clark

		 	 Melayne M. Packer
	 		 	 Name:
	 		 	 Greg Clark

		 	 Director
	 		 	 Title:
	 		 	 President & CEO

					
	 Date:
	 	 4/27/05
	 		 	 Date:
	 	 4/13/05

 12/27/96() kease 10.31c 
 

 
  

  
 Page 34

 EXHIBIT “A” 

TO 
 OFFICE LEASE
AGREEMENT BETWEEN 
 METROPOLITAN LIFE INSURANCE COMPANY, 
 AS LANDLORD, AND 
 E2OPEN, INC., 

AS TENANT 

LEGAL DESCRIPTION 
 Being a tract of land situated in the Isaiah Park Survey, Abstract No. 1144, Dallas County, Texas and being part of the City of Dallas Block 7000, and being more particularly described as
follows: 
 BEGINNING at the intersection of the South line of IH-635 (variable width) and the West line of Noel
Road (60 ft. R.O.W.); Thence along said West line of Noel Road and along a circular curve to the right having a beginning tangent bearing of South 25E 53’ 11” East, a central angle of 25E 57’ 41”, a
radius of 50.00 ft., a tangent length of 11.53 ft. and an arc length of 22.66 ft. to the end of said circular curve to the right; Thence South 00E 04’ 30” West along said West line of Noel Road a distance of
691.65 ft. to the True Point of Beginning; 
 THENCE South 00E 04’ 30” West continuing
along said West line of Noel Road a distance of 235.33 ft. to a point for a corner; 
 THENCE North
89E 55’ 30” West leaving said West line of Noel Road a distance of 241.80 ft. to a point for a corner; 
 THENCE South 00E 04’ 30” West a distance of 15.30 ft. to a point for a corner; 
 THENCE North 89E 55’ 30” West a distance of 36.76 ft. to a point for a corner; 
 THENCE South 00E 04’ 30” West a distance of 38.41 ft. to a point for a corner; 
 THENCE North 89E 55’ 30” West a distance of 57.00 ft. to a point for a corner; 
 THENCE North 00E 04’ 30” East a distance of 6.3 ft. to a point for a corner; 
 THENCE North 89E 55’ 30” West a distance of 28.14 ft. to a point for a corner; 
 THENCE South 0E 04’ 30” West a distance of 7.5 ft. to an iron rod for a corner; 
 THENCE North 89E 55’ 30” West a distance of 16.2 ft. to an iron rod for a corner; 
 THENCE North 0E 04’ 30” East a distance of 7.5 ft. to an iron rod for a corner; 
 THENCE North 89E 55’ 30” West a distance of 191.5 ft. to an iron rod for a corner; 
 THENCE South 00E 04’ 30” West a distance of 18.0 ft. to a point for a corner; 
 THENCE North 89E 55’ 30” West a distance of 82.0 ft. to a point for a corner; 

  
 EXHIBIT “A”
TO THE OFFICE LEASE AGREEMENT 

 THENCE North 00E 04’ 30” East a distance of
24.5 ft. to a point for a corner; 
 THENCE North 89E 55’ 30” West a distance of
32.10 ft. to a point for a corner; 
 THENCE North 00E 04’ 30” East a distance of
31.00 ft. to a point for a corner; 
 THENCE North 89E 55’ 30” West a distance of
157.5 ft. to a point for a corner; 
 THENCE South 0E 04’ 30” West a distance of
13.4 ft. to an iron rod for a corner; 
 THENCE North 89E 55’ 30” West a distance of
27.6 ft. to an iron rod for a corner; 
 THENCE North 0E 04’ 30” East a distance of
13.4 ft. to an iron rod for a corner; 
 THENCE North 89E 55’ 30” West a distance of
100.29 ft. to an iron rod for a corner; 
 THENCE South 00E 04’ 30” West a distance of
135.38 ft. to a point for a corner; 
 THENCE South 73E 05’ 00” West a distance of
86.27 ft. to a point in the East line of a 100 ft. Dallas Power & Light company R.O.W. for a corner; 
 THENCE North 16E 55’ 00” West along said East line of 100 ft. Dallas Power & Light Company R.O.W. a distance of 465.82 ft. to a point for a corner; 

THENCE South 89E 55’ 30” East a distance of 562.31 ft. to a point for a corner; 

THENCE North 30E 04’ 30” East a distance of 57.58 ft. to a point for a corner; 

THENCE South 89E 55’ 30” East a distance of 62.95 ft. to a point for a corner; 

THENCE South 30E 04’ 30” West a distance of 57.58 ft. to a point for a corner; 

THENCE South 89E 55’ 30” East a distance of 294.93 ft. to a point for a corner; 

THENCE South 00E 04’ 30” West a distance of 39.65 ft. to a point for a corner; 

THENCE South 89E 55’ 30” East a distance of 269.33 ft. to the True Point of Beginning and
containing 8.0410 Acres (350,266 sq. ft.) of land. 

  
 EXHIBIT “A”
TO THE OFFICE LEASE AGREEMENT 

 EXHIBIT “B-1” 

TO 
 OFFICE LEASE
AGREEMENT BETWEEN 
 METROPOLITAN LIFE INSURANCE COMPANY, 
 AS LANDLORD, AND 
 E2OPEN, INC., 

AS TENANT 

PLAN OF PREMISES 
 

 
  

  

EXHIBIT “B” TO OFFICE LEASE AGREEMENT 

 EXHIBIT “B-2” 

TO 
 OFFICE LEASE
AGREEMENT BETWEEN 
 METROPOLITAN LIFE INSURANCE COMPANY, 
 AS LANDLORD, AND 
 E2OPEN, INC., 

AS TENANT 

PLAN OF PREMISES 
 

 
  

  

EXHIBIT “B” TO OFFICE LEASE AGREEMENT 

 EXHIBIT “C” 

TO 
 OFFICE LEASE
AGREEMENT BETWEEN 
 METROPOLITAN LIFE INSURANCE COMPANY, 
 AS LANDLORD, AND 
 E2OPEN, INC., 

AS TENANT 

WORKLETTER 
 This Workletter (“Workletter”) describes and specifies the rights and obligations of Landlord and Tenant with respect to certain allowances granted to Tenant hereunder and rights and
responsibilities of Landlord and Tenant with respect to the design, construction and payment for the completion of the Initial Improvements within the Premises. 

1. Definitions. Terms which are defined in the Lease shall have the same meaning in this Workletter. Additionally,
as used in this Workletter, the following terms (when delineated with initial capital letters) shall have the respective meaning indicated for each as follows: 

(a) Basic Construction of the Building shall mean the structure of the Building as built on the
date of this Workletter, the Shell Improvements, and all other improvements, fixtures and facilities constituting a part of the Building and/or Property, as these exist on the date of this Workletter if the Building is complete, or as provided for
in Landlord’s plans and specifications for the Building if prior to completion. 
 (b)
Landlord’s Architect shall mean the architect designated by Landlord as its architect, from time to time, to perform the functions of Landlord’s Architect hereunder. 

(c) Plans and Specifications shall mean collectively, the plans, specifications and other
information prepared or to be prepared by Tenant’s Architect and, where necessary, by Landlord’s electrical, mechanical and structural engineers, all at Tenant’s expense, which shall detail the Work required by Tenant in the Premises
and which shall be approved in writing by both Tenant and Landlord prior to the commencement of such Work. 
 (d) Tenant’s Architect shall mean ENTOS Design, who is an architect licensed to practice in the State of Texas. 

(e) Work shall mean all materials and labor to be added to the Basic Construction of the Building
and the Shell Improvements in order to complete the installation of the Initial Improvements within the Premises for Tenant in accordance with the Plans and Specifications, including, without limitation any modification to Basic Construction of the
Building or to the Shell Improvements, any structural modifications to the Building, any electrical or plumbing work required to meet Tenant’s electrical and plumbing requirements, and any special air conditioning work required to be performed
in the Premises. 
 (f) Cost of the Work shall mean the cost of all materials and labor to
be added to the Basic Construction of the Building and the Shell Improvements in order to complete the installation of the Initial Improvements within the Premises in accordance with the Plans and Specifications. 

(g) Landlord’s Costs shall mean that portion of the Cost of the Work up to, but not in excess
of the aggregate amount of the Allowance described herein as $13.00 times the number of square feet of Rentable Area in the Premises ($158,743.00). In regards to any unused portion of this Allowance, Tenant may use up to

  

EXHIBIT “C” TO OFFICE LEASE AGREEMENT – Page 1

 
$3.00 per square foot of Rentable Area of the Premises ($36,633.00) for additional design fees, furniture, fixtures, telephones, telephone or data cabling, or other costs associated with
relocating to the Premises so long as Tenant utilize any such remaining balance of the Allowance before November 30, 2005. 
 (h) Tenant’s Costs shall mean that portion of the Cost of the Work in excess of Landlord’s Costs. 

(i) Change Costs shall mean all costs or expenses attributable to any change in the Plans and
Specifications which, when added to other costs and expenses incurred in completing the Work, exceed Landlord’s Costs, including, without limitation, (i) any cost caused by direction of Tenant to omit any item of Work contained in the
Plans and Specifications, (ii) any additional architectural or engineering services, (iii) any changes to materials in the process of fabrication, (iv) the cancellation or modification of supply or fabricating contracts, (v) the
removal or alteration of any Work or any plans completed or in process, or (vi) delays affecting the schedule of the Work. 
 (j) Working Days shall mean all days of the week other than Saturday, Sunday, and legal holidays. 
 2. Procedure and Schedules for the Completion of Plans and Specifications. The Plans and Specifications shall be completed in accordance with the following procedure and time schedules: 

(a) Design Drawings. Within ten (10) Working Days from execution of the Lease, Tenant shall
submit to Landlord four (4) sets of prints of design drawings, specifying the intended design, character and finishing of the Initial Improvements within the Premises. Such package shall include separate drawings for signs in accordance with
Landlord’s sign criteria. The design drawings shall set forth the requirements of Tenant with respect to the installation of the Initial Improvements within the Premises, and such drawings shall include, without limiting their scope, a Tenant
approved space plan, architectural design of the space, including office front, plans, elevations, sections, and renderings indicating materials, color selections and finishes. 

(i) After receipt of design drawings, Landlord shall return to Tenant one set of prints of design drawings
with Landlord’s suggested modifications and/or approval. 
 (ii) If design drawings are
returned to Tenant with comments, but not bearing approval of Landlord, the design drawings shall be immediately revised by Tenant and resubmitted to Landlord for approval within ten (10) Working Days of their receipt by Tenant. Unless such
action is taken, Tenant will be deemed to have accepted and approved all of Landlord’s comments on the design drawings. 
 (b) Completion of Plans and Specifications. All Plans and Specifications shall be prepared in strict compliance with applicable Building standards and requirements as set forth in the Lease, this
Workletter and otherwise, and shall also adhere to the design drawings approved by Landlord. In order to assure the compatibility of Tenant’s electrical and mechanical systems and the compatibility of Tenant’s structural requirements with
the existing Building and in order to expedite the preparation of Tenant’s electrical, mechanical and structural drawings, Tenant or Tenant’s Architect shall deliver to Landlord’s Architect, not later than ten (10) Working Days
from the date of Landlord’s approval of design drawings, a detailed plan setting forth any and all electrical, mechanical and structural requirements, and Landlord’s Architect shall retain, at Tenant’s expense, Landlord’s
electrical, mechanical and structural engineers to prepare all necessary electrical, mechanical and structural construction drawings which shall be included as a part of the Plans and Specifications. All construction documents and calculations
prepared by Tenant’s Architect shall be submitted by Tenant, in the form of four (4) sets of blueline prints, to Landlord for approval within ten (10) Working Days after the date of receipt by Tenant of Landlord’s approval of
design drawings. If the Plans and Specifications are returned to 

  

EXHIBIT “C” TO OFFICE LEASE AGREEMENT – Page 2

 
Tenant with comments, but not bearing approval of Landlord, the Plans and Specifications shall be immediately revised by Tenant and resubmitted to Landlord for approval within ten
(10) Working Days of their receipt by Tenant. 
 (i) The fees for Tenant’s Architect
and any consultants or engineers retained by or on behalf of Tenant or Tenant’s Architect (including, but not limited to, the electrical, mechanical and structural engineers required to be retained under this paragraph) shall be paid by Tenant.
Tenant shall also pay for any preliminary drawings by Landlord’s Architect for review of the design drawings, the Plans and Specifications, and any revisions to such documents, and the fees and expenses of Landlord’s Architect for
inspection of the Work, as required by Landlord. 
 (ii) Tenant shall have the sole
responsibility for compliance of the Plans and Specifications with all applicable statutes, codes, ordinances and other regulations, and the approval of the Plans and Specifications or calculations included therein by Landlord shall not constitute
an indication, representation or certification by Landlord that such Plans and Specifications or calculations are in compliance with said statutes, codes, ordinances and other regulations. In instances where several sets of requirements must be met,
the requirements of Landlord’s insurance underwriter or the strictest applicable requirements shall apply where not prohibited by applicable codes. 

(iii) Upon completion of the Initial Improvements, if so required by Landlord, Tenant shall deliver to
Landlord an “as-built” set of Plans and Specifications for the Premises, together with such other information required by Landlord to place the information from the “as-built” Plans and Specifications on to Landlord’s data
base; the cost of providing the “as-built” Plans and Specifications and other information, together with Landlord’s cost to place the information on to Landlord’s data base, shall be borne solely by Tenant. 

3. Pricing. On or before the date which is ten (10) Working Days after finalization of the Plans and
Specifications, as evidenced by Landlord’s written approval thereof, Landlord shall notify Tenant in writing of the Cost of the Work. Within ten (10) Working Days after its receipt of Landlord’s written notice identifying the Cost of
the Work, Tenant shall either approve such Cost of the Work in writing or cause the Plans and Specifications to be revised and resubmitted to Landlord for Approval. On or before the date which is ten (10) Working Days from Landlord’s
receipt of such revised Plans and Specifications, Landlord shall either approve the revised Plans and Specifications and give to Tenant a revised Cost of the Work or give to Tenant Landlord’s comments on such revised Plans and Specifications.
If for any reason Landlord and Tenant have not agreed in writing upon final Plans and Specifications and/or the Tenant has not approved in writing the Cost of the Work on or before the date which is ten (10) Working Days from the date hereof,
then Landlord shall have the right to terminate the Lease and this Workletter, without further obligation. 
 4.
Payments. Tenant may use up to that part of the Allowance up to an amount equal to Three Dollars ($3.00) per square foot of Rentable Area of the Premises, for the payment of fees and expenses payable by Tenant under the terms of
Paragraph 2(b)(i) of this Workletter. Tenant shall pay the aggregate amount of Tenant’s Costs to Landlord upon demand. Landlord shall determine the percentage of the Cost of the Work which is allocable to Landlord and the percentage of the
Cost of the Work which is allocable to Tenant. Landlord shall also revise its determination of such percentages based on any changes in the Cost of the Work due to change orders affecting the Plans and Specifications. Within ten (10) days after
Tenant’s receipt of an invoice from Landlord which identifies that portion of the Cost of the Work to be incurred, respectively, by Landlord and Tenant, Tenant shall pay to Landlord the percentage of the Cost of the Work allocable to Tenant, as
Tenant’s Costs, as determined by Landlord from time to time. Landlord’s obligation for payment with respect to the Work shall not exceed the aggregate amount of Landlord’s Costs; and after Landlord has paid Landlord’s Costs,
Tenant shall thereafter pay all Cost of the Work as and when invoiced to Tenant by Landlord, including, without limitation, any Change Costs. The amounts payable to Landlord hereunder shall constitute Rent due pursuant to the Lease, and failure to
make any such payment when due shall constitute a default under the Lease, entitling Landlord to exercise any or all of its remedies hereunder, as well as all remedies otherwise available to 

  

EXHIBIT “C” TO OFFICE LEASE AGREEMENT – Page 3

 
Landlord. Any cost savings achieved after completion of the Work shall be solely the property of Landlord, not Tenant. Notwithstanding the foregoing, Tenant must use any remaining balance of the
Allowance before November 30, 2005. 
 5. Performance of Work and Delays. Landlord shall cause the
Contractor to perform the Work in substantial accordance with the Plans and Specifications. In that regard, Landlord shall perform as construction manager for the construction of the Initial Improvements in accordance with the Plans and
Specifications; and the Cost of the Work shall include a management fee payable to Landlord in the amount of two percent (2%) of the cost of the materials and labor constituting the Work. If a delay shall occur in the completion of the Work by
Landlord as the probable result of (i) any failure to furnish when due Tenant’s design drawings, Tenant’s electrical, mechanical and/or structural requirements, Tenant’s Plans and Specifications or any revision to any such
documents, (ii) any change by Tenant in any of the Plans and Specifications, (iii) any state of facts which gives rise to a change referred to in the definition of Change Costs or any changes resulting in a Change Cost, (iv) the fact
that materials to be incorporated into the Work which are non-Building Grade require a lead time (not due to Landlord default or error) to obtain or construction time to perform, in excess of that required for Work which is Building Grade, as
determined by Landlord, or (v) any other act or omission of Tenant, its agents or employees, including any violation of the provisions of the Lease or any delay in giving authorizations or approvals pursuant to this Workletter, then any such
delay shall not justify any extension of the Commencement Date of the Lease. 
 6. Change Orders. All
changes and modifications in the Work from that contemplated in the Plans and Specifications, whether or not such change or modification gives rise to a Change Cost, must be evidenced by a written Change Order executed by both Landlord and Tenant.
In that regard, Tenant shall submit to Landlord such information as Landlord shall require with respect to any Change Order requested by Tenant. After receipt of requested Change Order, together with such information as Landlord shall require with
respect thereto, Landlord shall return to Tenant either the executed Change Order, which will evidence Landlord’s approval thereof, or the Plans and Specifications with respect thereto with Landlord’s suggested modification. 

7. Punchlist. Within thirty (30) days after the Commencement Date, Tenant shall give Landlord written notice
specifying any details of construction, decoration or mechanical adjustment which remain to be performed by Landlord with respect to any Work; and except for the details contained in such written notice from Tenant, all obligations of Landlord in
regard to the Work shall be deemed to have been satisfied. Landlord shall have the right to enter the Premises to complete any such unfmished details, and entry by Landlord, its agents, servants, employees or contractors for such purpose shall not
relieve Tenant of any of its obligations under the Lease or impose any liability on Landlord or its agents, servants, employees or contractors. 
 8. Whole Agreement; No Oral Modification. This Workletter embodies all representations, warranties and agreements of Landlord and Tenant with respect to the matter described herein, and this
Workletter may not be altered or modified except by an agreement in writing signed by the parties. 
 9.
Paragraph Headings. The paragraph headings contained in this Workletter are for convenient reference only and shall not in any way affect the meaning or interpretation of such paragraphs. 

10. Notices. All notices required or contemplated hereunder shall be given to the parties in the manner specified
for giving notices under the Lease. 
 11. Binding Effect. This Workletter shall be construed under the
laws of the State of Texas and shall be binding upon and shall inure to the benefit of the parties hereto and their respective permitted successors and assigns. 

12. Conflict. In the event of conflict between this Workletter and any other exhibits or addenda to this Lease,
this Workletter shall prevail. 

  

EXHIBIT “C” TO OFFICE LEASE AGREEMENT – Page 4

 EXHIBIT “D” 

TO 
 OFFICE LEASE
AGREEMENT BETWEEN 
 METROPOLITAN LIFE INSURANCE COMPANY, 
 AS LANDLORD, AND 
 E2OPEN, INC., 

AS TENANT 

RULES AND REGULATIONS 
 1. Sidewalks, doorways, vestibules, halls, stairways, and similar areas shall not be obstructed nor shall refuse, furniture, boxes or other items be placed therein by Tenant or its officers, agents,
servants, and employees, or used for any purpose other than ingress and egress to and from the leased premises, or for going from one part of the Building to another part of the Building. Canvassing, soliciting and peddling in the Building are
prohibited. 
 2. Plumbing fixtures and appliances shall be used only for the purposes for which constructed,
and no unsuitable material shall be placed therein. 
 3. No signs, directories, posters, advertisements, or
notices shall be painted or affixed on or to any of the windows or doors, or in corridors or other parts of the Building, except in such color, size, and style, and in such places, as shall be first approved in writing by Landlord in its discretion.
Building standard suite identification signs will be prepared by Landlord at Tenant’s expense. Landlord shall have the right to remove all unapproved signs without notice to Tenant, at the expense of Tenant 

4. Tenants shall not do, or permit anything to be done in or about the Building, or bring or keep anything therein, that
will in any way increase the rate of fire or other insurance on the Building, or on property kept therein or otherwise increase the possibility of fire or other casualty. 

5. Landlord shall have the power to prescribe the weight and position of heavy equipment or objects which may overstress
any portion of the floor. All damage done to the Building by the improper placing of such heavy items will be repaired at the sole expense of the responsible Tenant. 

6. A Tenant shall notify the Building manager when safes or other heavy equipment are to be taken in or out of the
Building, and the moving shall be done after written permission is obtained from Landlord on such conditions as Landlord shall require. 
 7. Corridor doors, when not in use, shall be kept closed. 
 8. All
deliveries must be made via the service entrance and service elevator, when provided, during normal working hours. Landlord’s written approval must be obtained for any delivery after normal working hours. 

9. Each Tenant shall cooperate with Landlord’s employees in keeping their leased premises neat and clean.

 10. Tenants shall not cause or permit any improper noises in the Building, or allow any unpleasant odors to
emanate from the leased premises, or otherwise interfere, injure or annoy in any way other tenants, or persons having business with them. 

  

EXHIBIT “D” TO OFFICE LEASE AGREEMENT – Page 1

 11. No animals shall be brought into or kept in or about the Building,
except guide dogs or similar support animals accompanying persons who are physically disabled. 
 12. When
conditions are such that Tenant must dispose of crates, boxes, etc., it will be the responsibility of Tenant to dispose of same prior to, or after the hours of 7:30 a.m. and 5:30 p.m., respectively. 

13. No machinery of any kind, other than ordinary office machines such as typewriters and calculators, shall be operated
on the leased premises without the prior written consent of Landlord, nor shall a tenant use or keep in the Building any inflammable or explosive fluid or substance (including Christmas trees and ornaments), or any illuminating materials, except
candles. No space heaters or fans shall be operated in the Building. 
 14. No bicycles, motorcycles or similar
vehicles will be allowed in the Building. 
 15. No nails, hooks, or screws shall be driven into or inserted in
any part of the Building except as approved by Landlord. 
 16. Landlord has the right to evacuate the Building
in the event of an emergency or catastrophe. 
 17. No food and/or beverages shall be distributed from
Tenant’s office without the prior written approval of the Building Manager. 
 18. No additional locks
shall be placed upon any doors without the prior written consent of Landlord. All necessary keys shall be furnished by Landlord, and the same shall be surrendered upon termination of this lease, and Tenant shall then give Landlord or his agent an
explanation of the combination of all locks on the doors or vaults. Tenant shall initially be given two (2) keys to the leased premises by Landlord. No duplicates of such keys shall be made by Tenants. Additional keys shall be obtained only
from Landlord, at a fee to be determined by Landlord. 
 19. Tenants will not locate furnishings or cabinets
adjacent to mechanical or electrical access panels or over air conditioning outlets so as to prevent operating personnel from servicing such units as routine or emergency access may require. Cost of moving such furnishings for Landlord’s access
will be for Tenant’s account. The lighting and air conditioning equipment of the Building will remain the exclusive charge of the Building designated personnel. 

20. Tenant shall comply with parking rules and regulations as may be posted or distributed from time to time. 

21. No portion of the Building shall be used for the purpose of lodging rooms. 

22. Vending machines or dispensing machines of any kind will not be placed in the leased premises by a Tenant.

 23. Prior written approval, which shall be at Landlord’s sole discretion, must be obtained for
installation of window shades, blinds, drapes or any other window treatment of any kind whatsoever. Landlord will control all internal lighting that may be visible from the exterior of the Building and shall have the right to change any unapproved
lighting, without notice to Tenant, at Tenant’s expense. 
 24. No Tenant shall make any changes or
alterations to any portion of the Building without Landlord’s prior written approval, which may be given on such conditions as Landlord may elect. All such work shall be done by Landlord or by contractors and/or workmen approved by Landlord,
working under Landlord’s supervision. 

  

EXHIBIT “D” TO OFFICE LEASE AGREEMENT – Page 2

 25. Tenants shall provide plexiglass or other pads for all chairs mounted on
rollers or casters. 
 26. Landlord reserves the right to rescind any of these rules and make such other and
further rules and regulations as in its judgment shall from time to time be necessary or advisable for the operation of the Building, which rules shall be binding upon each Tenant upon delivery to such Tenant of notice thereof in writing.

 INTERPRETATION OF SPECIFIC RULES AND REGULATIONS 
 With respect to Rule No. 15 of Exhibit “D”, Landlord shall not unreasonably withhold its consent to the use of hardware typical used to hang bulletin boards, works of art,
framed diplomas and certificates and similar furnishings, provided that such hardware does not affect the mechanical, electrical or plumbing systems or the structural integrity of the Building. 

  

EXHIBIT “D” TO OFFICE LEASE AGREEMENT – Page 3

 EXHIBIT “E” 

TO 
 OFFICE LEASE
AGREEMENT BETWEEN 
 METROPOLITAN LIFE INSURANCE COMPANY, 
 AS LANDLORD, AND 
 E2OPEN, INC., 

AS TENANT 

PARKING 
 This Exhibit “E” (“Parking Exhibit”) describes and specifies Tenant’s parking rights. During the Lease Term, Tenant shall have the non-exclusive right to use
thirty-one (31) unreserved parking spaces (“Spaces”) in a parking garage located in or about the Centre (“Parking Garage”). Initially, the Spaces shall be located on the levels of the Parking Garage as designated on Schedule
1 attached to this Parking Exhibit and incorporated herein by reference. Provided, however, Landlord reserves the unconditional right, in its absolute discretion, to relocate the Spaces to any levels within another Parking Garage in or about the
Centre at an time and from time to time. 
 1. Definitions. The terms which are defined in the Lease
shall have the same meaning in this Parking Exhibit. 
 2. Grant and Rental Fee. Provided no event of
default has occurred and is continuing under the Lease, Tenant shall be permitted the use of the Spaces during the Term at no charge, subject to such terms, conditions, and regulations as are, from time to time, promulgated by Landlord or the
manager of the Parking Garage, or applicable to patrons of the Parking Garage for spaces similarly situated therein, and subject to the Spaces being relocated as provided above. In the event the Premises are increased or decreased during the Term,
the number of Spaces available to Tenant shall likewise be increased or decreased so that the aggregate number of Spaces to which Tenant is entitled shall equal one (1) Space for each three hundred ninety (390) square feet of Rentable Area
within the Premises. 
 3. Tenant’s Failure to Use Spaces. In the event that Tenant (after the
Commencement Date and at any time during the Term) fails to utilize all or any of the Spaces for sixty (60) consecutive business days, and such failure continues for ten (10) day following written notice to Tenant, Landlord shall make any
unused spaces available to other tenants in the Building on a temporary basis. Notwithstanding the foregoing, however, Landlord shall restore any withdrawn Spaces originally granted to Tenant within ten (10) days following Tenant’s written
request to Landlord. 
 4. Risk. All motor vehicles (including all contents thereof) shall be parked in
the Spaces at the sole risk of Tenant, its employees, agents, invitees and licensees, it being expressly agreed and understood that Landlord has no duty to insure any of said motor vehicles (including the contents thereof), and that Landlord is not
responsible for the protection and security of such vehicles. Landlord shall have no liability whatsoever for any property damage and/or personal injury which might occur as a result of or in connection with the parking of said motor vehicles in any
of the Spaces, and Tenant hereby agrees to indemnify and hold Landlord harmless from and against any and all costs, claims, expenses, and/or causes of action which Landlord may incur in connection with or arising out of Tenant’s use of the
Spaces pursuant to this Agreement. 
 5. No Bailment. It is further agreed that this Parking Exhibit
shall not be deemed to create a bailment between the parties hereto, it being expressly agreed and understood that the only relationship created between Landlord and Tenant hereby is that of licensor and licensee, respectively. 

6. Rules and Regulations. In its use of the Spaces, Tenant shall follow all of the Rules and Regulations of the
Building (attached to the Lease as Exhibit “D”) applicable thereto, any rules and regulations promulgated by 

  

EXHIBIT “E” TO OFFICE LEASE AGREEMENT – Page 1

 
Landlord or the manager of the Parking Garage, as the same may be amended from time to time. Upon the occurrence of any breach of such rules, or default by Tenant under the Lease, Landlord shall
be entitled to terminate this Parking Exhibit, in which event Tenant’s right to utilize the Spaces shall thereupon automatically cease. 
 7. Access. Landlord shall be entitled to utilize whatever access device Landlord deems necessary (including but not limited to the issuance of parking stickers or access cards), to assure that only
those persons who have contracted to use spaces in the Parking Garage are using the parking spaces therein. Landlord currently limits access to the Parking Garage through the use of a parking entry card system, the cards for which shall be provided
by Landlord. These cards are different from and do not, without a specific request from Tenant, entitle the holder thereof to an after-hours entry card to the Building (pursuant to the terms of Section 7.04). Landlord agrees to provide to
Tenant thirty-one (31) parking entry cards for a non-refundable deposit of $10.00 per card. Tenant further agrees to surrender all parking entry cards in its possession upon the expiration or earlier termination of this Lease. Landlord shall be
entitled to cancel any lost or stolen cards of which it becomes aware. Tenant shall promptly notify Landlord of any lost or stolen cards. Tenant shall pay Landlord for each additional card(s) or for each replacement card(s) for any card(s) lost by
or stolen from Tenant, in such amount as Landlord shall, from time to time determine, the present charge for such lost or stolen cards being $50.00 per card. Tenant acknowledges that the parking entry card may also be the same as the master entry
card used for access to the Building during other than normal business hours, and to the extent the cards are the same, agrees that the provisions of Section 7.04 of the Lease shall also be applicable and in the event of a conflict with the
provisions of this Parking Exhibit, the provisions of Section 7.04 shall control. In the event Tenant, its agents or employees wrongfully park in any of the Parking Garage’s spaces, Landlord shall be entitled and is hereby authorized to
have any such vehicle towed away, at Tenant’s sole risk and expense, and Landlord is further authorized to impose upon Tenant a penalty of $25.00 for each such occurrence. Tenant hereby agrees to pay all amounts falling due hereunder upon
demand therefor, and the failure to pay any such amount shall additionally be deemed an event of default hereunder and under the Lease, entitling Landlord to all of its rights and remedies hereunder and thereunder. 

8. Notwithstanding anything seemingly to the contrary herein, Tenant and its employees, agents, suppliers, customers and
invitees shall have a non-exclusive right to use, during the Lease Tenn at no charge, up to six (6) parking spaces on the surface parking lots of the Building on a first come, first served basis. Landlord reserves the unconditional right, in
its absolute discretion, to reduce the amount of surface parking at any time and from time to time. 

  

EXHIBIT “E” TO OFFICE LEASE AGREEMENT – Page 2

 SCHEDULE “E-1” 

TO 
 OFFICE LEASE
AGREEMENT BETWEEN 
 METROPOLITAN LIFE INSURANCE COMPANY, 
 AS LANDLORD, AND 
 E2OPEN, INC., 

AS TENANT 

EAST GARAGE 
  

					
	LEVEL	  	PERMIT COLOR	  	NUMBER OF SPACES
			
	 1
	  	 RED
	  	 0

			
	 2
	  	 YELLOW
	  	 0

			
	 3
	  	 GREEN
	  	 7

			
	 4
	  	 BROWN
	  	 7

			
	 5
	  	 BLUE
	  	 7

			
	 6
	  	 ORANGE
	  	 0

			
		  	 TOTAL
	  	 21

 WEST GARAGE 
  

					
	LEVEL	  	PERMIT COLOR	  	NUMBER OF SPACES
			
	 1
	  	 WHITE
	  	 3

			
	 2
	  	 BLACK
	  	 3

			
	 3
	  	 RED
	  	 4

			
		  	 TOTAL
	  	 10

 WEST SURFACE PARKING 
 EMPLOYEE PARKING (Permit Required) 
  

					
	LEVEL	  	PERMIT COLOR	  	NUMBER OF SPACES
			
	 Surface
	  	 NEON ORANGE
	  	 Six (6)

  

EXHIBIT “E-1” TO OFFICE LEASE AGREEMENT – Page Solo

 EXHIBIT “F” 

TO 
 OFFICE LEASE
AGREEMENT BETWEEN 
 METROPOLITAN LIFE INSURANCE COMPANY, 
 AS LANDLORD, AND 
 E2OPEN, INC., 

AS TENANT 

RENEWAL OPTION 
 This Exhibit “F” (“Renewal Exhibit”) describes and specifies the option, granted by Landlord to Tenant to extend and renew this Lease. Provided that, at the time in
question, this Lease is then in full force and effect and there is no uncured event of default under this Lease, Tenant shall have the option (“Option”) to renew this Lease as follows: 

1. Defined Terms. For purposes of this Renewal Exhibit, all terms defined in the Lease will be utilized herein
without further definition. Terms specifically applicable to this Renewal Exhibit shall have the meaning specified in this Renewal Exhibit and shall be delineated by initial capital letters. 

2. Exercise of Option. Tenant may, by notifying Landlord of its election in writing not less than six
(6) months prior to the end of the Term, renew this Lease for an additional term (“Second Term”) beginning on the date next following the expiration date of the Term and continuing for sixty (60) months thereafter. The renewal of
this Lease will be upon the same terms, covenants, and conditions applicable during the Term, as provided in the Lease, except that (a) the Base Rent payable during the Second Term shall be an amount equal to the existing “market rental
rate” (as defined below) as of the date on which the Second Term commences, (b) the defined term “Term” shall be deemed to include the “Second Term”, (c) no free rent, allowances, option, parking concessions,
construction obligations or special rent concession, if any, which was applicable to the original Term apply during the Second Term and (d) no further renewal option shall apply to the Second Term. In addition, Base Rent shall continue to be
adjusted as provided in Article Four of the Lease. As used herein, the phrase “market rental rate” shall mean the rate of base rental being charged by Landlord to new tenants having a fmancial condition comparable to that of Tenant for
comparable space within the Building for a term comparable to the Second Term. 
 3. Termination of
Option. The failure of Tenant to exercise the Option herein granted within the time period set forth herein shall constitute a waiver and termination of such Option. In addition, any termination of this Lease during the Term or any assignment,
subletting, or other transfer by Tenant, whether or not with the approval of Landlord, shall terminate the Option contained in this Renewal Exhibit. 

  

EXHIBIT “F” TO OFFICE LEASE AGREEMENT – Page Solo 

 EXHIBIT “G” 

TO 
 OFFICE LEASE
AGREEMENT BETWEEN 
 METROPOLITAN LIFE INSURANCE COMPANY, 
 AS LANDLORD, AND 
 E2OPEN, INC., 

AS TENANT 

RIGHT OF FIRST REFUSAL 
 This Exhibit “G” (“Refusal Exhibit”) describes and specifies the right of first refusal hereby granted by Landlord to Tenant with respect to the space within the Building
described below, which right of first refusal is being granted upon the following terms and conditions: 
 1.
Defined Terms. For purposes of this Refusal Exhibit, all terms defined in the Lease will be utilized herein without further definition. Terms specifically applicable to this Refusal Exhibit shall have the meanings specified in this Refusal
Exhibit and shall be delineated by initial capital letters. 
 2. Grant of Right of First Refusal.
Landlord hereby grants to Tenant a right of first refusal (“Refusal Right”) with respect to approximately 6,262 square feet of Rentable Area located on the seventh (7th) floor of the Building, which is described on
Schedule “G-1” attached hereto and incorporated herein by reference for all purposes (“Refusal Space”). 
 3. Conditions. Notwithstanding any other provisions herein seemingly to the contrary Tenant’s Refusal Right is subject to and/or conditioned upon the following: 

 

	 	(a)	 the existing rights of any other tenants presently occupying space in the Building under their existing leases; 

 

	 	(b)	 the unconditioned right of Landlord to extend or renew the lease of any current tenant occupying the Refusal space, regardless of whether or not
such tenants have any current rghts to extend or renew; 

  

	 	(c)	 the Refusal Space must be vacant and unoccupied or it is anticipated such Refusal Space will be vacant and unoccupied at the time specified in the
bona fide offer (provided, however, notwithstanding the aforesaid, if any tenant occupying part of the Refusal Space at the time of the bona fide offer fails to vacate and/or discontinue its occupancy of the same, then Tenant’s right hereunder
to occupy space shall not arise until such date as such other tenant has vacated and no longeroccupies such space; and 

  

	 	(d)	 the Refusal Right shall not be applicable during any time when there is an uncured event of default under the Lease. 

4. Exercise of Refusal Right. In the event the Refusal Space in the Building becomes available, availability, for
purposes hereof, to be at the sole determination of Landlord, as Landlord receives a bona fide offer from a third party to lease all or a part of the Refusal Space which Landlord desires to accept, Landlord shall so notify Tenant and shall include
in such notice the rental rate for the subject Refusal Space, expense stop and any lease concessions (including Brokerage fees) to be granted by Landlord to such bona fide 3u1 party offeror. Tenant shall have ten (10) days from the receipt of
such notice to notify Landlord in writing of the exercise by Tenant of Tenant’s Refusal Right with respect to the subject Refusal Space, which shall be on the same terms and with respect to the entire space specified in Landlord’s notice.
In the event that Tenant fails to so notify Landlord within such ten (10) day period, Tenant shall be deemed to have irrevocably waived its Refusal Right with respect to the subject Refusal Space; and Landlord shall have

  

EXHIBIT “G” TO OFFICE LEASE AGREEMENT – Page 1

 
the right to enter into a Lease with such third party with respect to that Refusal Space. In the event that Landlord and such third party fail to agree upon such a lease then Tenant’s
Refusal Right shall be reinstated. In the event the Tenant elects to exercise such a Refusal Right with respect to the subject Refusal Space and does in fact exercise such Refusal Right in the manner and within the time period specified herein,
Landlord and Tenant shall, within thirty (30) days after Tenant delivers to Landlord notice of its election, enter into a written amendment modifying and supplementing the Lease and containing such other terms and provisions as may be
appropriate. Nothing herein should be construed to permit Tenant to lease some but not all of the Refusal Space if Landlord has received from or provided to a third party a non-binding proposal with respect to all of such space. In the event that
Tenant fails to enter into said amendment solely because of tenant delays within such thirty (30) day period, Tenant shall be deemed to have irrevocably waived its Refusal Right with respect to the subject Refusal Space; and Landlord shall have
the right to enter into a lease with any party with respect to that Refusal Space. Except as may be specifically modified in such amendment and except with respect to the Base Rent, the expense stop, and lease concessions applicable to the subject
Refusal Space, as herein specified, the terms and provisions of the Lease, shall, on the day of delivery of the subject Refusal Space to Tenant, automatically apply and become applicable to the subject Refusal Space; and the subject Refusal Space,
as of the date of such delivery, shall automatically and without the necessity of further documentation, become and be deemed to be a part of the Premises. Effective as of the date of delivery of the subject Refusal Space to Tenant, the Net Rentable
Area within the subject Refusal Space shall be included with the determination of Rent Adjustments and Tenant’s pro rata share of Electrical Costs, as provided in Article Four of this Lease. 

Notwithstanding anything herein seemingly to the contrary, if Tenant fails to exercise its refusal rights and a third party enters into a
lease with Landlord, Landlord shall have the right to enter into renewals and extensions of such lease on such terms as may be acceptable to Landlord and such third party without triggering Tenant’s Refusal Right. 

5. Delivery of Refusal Space. Any Refusal Space shall be delivered to Tenant vacant and unoccupied and “as
is” without benefit of improvements (except Shell Improvements, if any ) unless the refusal notice specifies that an allowance is to be granted for the improvement or refurbishment of the subject Refusal Space, in which event Tenant will
receive the allowance specified in Landlord’s notice. Notwithstanding the aforesaid, Landlord’s allowance in connection with the Refusal Space shall be decreased on a pro rata basis based upon the length of the remainder of the Lease Term
from and after the effective date. In the event that any improvements or restoration work is to be incorporated into the Refusal Space, the amendment shall contain provisions reflecting the agreement of Landlord and Tenant with respect thereto.
Landlord shall use reasonable diligence to deliver the subject Refusal Space on the date specified in Landlord’s notice of its availability, but in no event shall Landlord have any liability for the failure to deliver the subject Refusal Space
to Tenant on such date, nor shall any such failure impair the validity of the Lease, extend the Lease Term (it being understood that the Lease Term with respect to the Refusal Space shall be coterminous with the Lease Term for the Premises), or
impair any obligations of Tenant under the Lease, it being understood that the Rent applicable to the subject Refusal Space shall be abated until possession is delivered to Tenant in full settlement of all claims that Tenant might otherwise have
against Landlord by reason of the failure to deliver possession of the subject Refusal Space to Tenant. 
 6.
Termination of Refusal Right. The Refusal Right shall automatically terminate upon (a) the end of the lease Term or earlier termination of the lease Term, whether by Landlord upon the occurrence of an Event of Default or otherwise,
(b) the failure of Tenant to exercise the Refusal Right with respect to any Refusal Space as and within the time period specified in Paragraph 4 above, but only with respect to the subject Refusal Space and the offer in question, unless
reinstated as provided above, and (c) upon the assignment, subletting, or other transfer by Tenant other than to a related entity, whether or not with the approval of Landlord. 

  

EXHIBIT “G” TO OFFICE LEASE AGREEMENT – Page 2

 SCHEDULE “G-1” 

TO 
 OFFICE LEASE
AGREEMENT BETWEEN 
 METROPOLITAN LIFE INSURANCE COMPANY, 
 AS LANDLORD, AND 
 E2OPEN, INC., 

AS TENANT 

RIGHT OF FIRST REFUSAL 
 

 

  

EXHIBIT “G-1” TO OFFICE LEASE AGREEMENT – Page Solo 

 EXHIBIT “H” 

TO 
 OFFICE LEASE
AGREEMENT BETWEEN 
 METROPOLITAN LIFE INSURANCE COMPANY, 
 AS LANDLORD, AND 
 E2OPEN, INC., 

AS TENANT 

CLUB MEMBERSHIP(S) 
 Upon Tenant’s written notice to Landlord within six months from Tenant’s Commencement Date and subject to availability, Landlord agrees to pay, on Tenant’s behalf, the initial membership
fee for up to five (5) full privilege membership(s) (the “Membership(s)”), in Tenant’s corporate name, to that certain club commonly known as “Lincoln Centre Fitness Club” (the “Club”) located in the Centre.
Tenant shall be responsible for all fixed and/or periodic monthly dues during the period the Membership(s) are effective and all other fees and/or expenses arising in connection with the Membership(s). Landlord shall not be liable to Tenant for any
failure by the Club to perform under the terms of the Membership(s) nor shall Landlord be liable to Tenant for any credit or other consideration in respect of the Membership(s) not utilized by Tenant or for any forfeiture of the Membership(s) by
reason of the default of Tenant or any of its employees. 

  

EXHIBIT “H” TO OFFICE LEASE AGREEMENT – Page Solo 

 EXHIBIT “I” 

TO 
 OFFICE LEASE
AGREEMENT BETWEEN 
 METROPOLITAN LIFE INSURANCE COMPANY, 
 AS LANDLORD, AND 
 E2OPEN, INC., 

AS TENANT 

STANDARD CABLE EXHIBIT 
 1. Cable Television Services. Landlord agrees to provide Tenant with access to the “standard building package” of cable television stations. As of the date of this Lease, those stations
are reflected on Schedule “I-1” attached hereto. Tenant understands that the standard building package may vary from time to time. Landlord shall have no liability to Tenant for any damage to the Premises or any of
Tenant’s equipment or personal property as a result of the installation, maintenance, repair or removal of the cable. Tenant shall give Landlord notice in the event that the cable system shall fail to operate properly. In no event shall Tenant
undertake to repair the cable system. Notwithstanding the foregoing, Landlord shall have no liability to Tenant for any failure of the cable system. 
 2. Fees. The initial charge for installing the cable in the Premises shall be paid by Tenant within thirty (30) days of Tenant’s receipt of Landlord’s invoice. Tenant acknowledges
that while no monthly fee for this cable service will be charged at this time, Landlord reserves the right to charge such a fee in the future and, in such event, Tenant shall pay such fee as additional Rent subject to termination in accordance with
Paragraph 3 below. 
 3. Termination of Cable Television Services. Either Landlord or Tenant may
terminate the provision of cable television services upon thirty (30) days notice to the other party with or without cause. In addition, Landlord’s obligation to provide cable television services shall automatically terminate, without
notice and without any liability to Tenant, in the event Landlord should be unable or unwilling to provide them at any time and for any reason. 

  

EXHIBIT “I” TO OFFICE LEASE AGREEMENT – Page Solo 

 SCHEDULE “I-1” 

TO 
 OFFICE LEASE
AGREEMENT BETWEEN 
 METROPOLITAN LIFE INSURANCE COMPANY, 
 AS LANDLORD, AND 
 E2OPEN, INC., 

AS TENANT 
 CABLE
LISTINGS 
 FOR LINCOLN CENTRE CABLE SYSTEM 
 STANDARD CABLE PACKAGE 
  

					
	 CHANNEL 2
	  		  	 NOT USED

	 CHANNEL 3
	  		  	 KDAF (FOX)-LOCAL CHANNEL 33

	 CHANNEL 4
	  		  	 KDFW (CBS)-LOCAL CHANNEL 4

	 CHANNEL 5
	  		  	 KXAS (NBC)-LOCAL CHANNEL 5

	 CHANNEL 6
	  		  	 CNBC (FINANCIAL NEWS NETWORK)

	 CHANNEL 7
	  		  	 CNN-HEADLINE NEWS

	 CHANNEL 8
	  		  	 WFAA (ABC)-LOCAL CHANNEL 8

	 CHANNEL 9
	  		  	 THE WEATHER CHANNEL

	 CHANNEL 10
	  		  	 CSPAN

	 CHANNEL 11
	  		  	 ESPN

	 CHANNEL 12
	  		  	 LINCOLN CENTRE INTERNAL CHANNEL

  

EXHIBIT “I-1” TO OFFICE LEASE AGREEMENT – Page Solo 

 EXHIBIT “J” 

TO THE 
 OFFICE
LEASE AGREEMENT BETWEEN 
 METROPOLITAN LIFE INSURANCE COMPANY, 

AS LANDLORD, AND 

E2OPEN, INC., 
 AS
TENANT 
 FORM OF LETTER OF CREDIT 
  

									
		  	 FOR INTERNAL IDENTIFICATION PURPOSES ONLY

				
		  	 Our No.
                    
	  	 Other                     
	  	
			
		  	 Applicant
                                        

	  	

  

			
	TO:	  	 Metropolitan Life Insurance Company

		  	[Address]
		  	Attention: Officer in Charge

 IRREVOCABLE LETTER OF CREDIT NO.
                     
 We hereby establish this irrevocable Letter of Credit in favor of the aforesaid addressee (“Beneficiary”) for drawings up to United States $186,523.00 effective immediately. This Letter of
Credit is issued, presentable and payable at our office at [ issuing Bank ] expires with our close of business on May 31, 2007. 
 The term “Beneficiary” includes any successor by operation of law of the named Beneficiary including, without limitation, any liquidator, rehabilitator, receiver or conservator. 

We hereby undertake to promptly honor your sight draft(s) drawn on us, indicating our Credit No.
                    , for all or any part of this Credit if presented at our office specified in paragraph one on or before the expiry date or
any automatically extended expiry date. 
 Except as expressly stated herein, this undertaking is not subject to
any agreement, condition or qualification. The obligation of [Issuing bank] under this Letter of Credit is the individual obligation of [issuing bank], and is in no way contingent upon reimbursement with respect thereto. 

It is a condition of this Letter of Credit that it is deemed to be automatically extended without amendment for one year
from the expiry date hereof, or any future expiration date, unless thirty (30) days prior to an expiration date we notify you by registered mail that we elect not to consider this Letter of Credit renewed for any such additional period.

 This Letter of Credit is transferable by the Beneficiary at no charge or cost to Beneficiary or any
transferee of the Beneficiary. Transfer of this Letter of Credit is subject to receipt of Beneficiary’s instructions in the form attached hereto as Schedule 1 accompanied by the original Letter of Credit and amendments(s) if any.

 This Letter of Credit is subject to and governed by the Laws of the State of New York and the 1993 revision
of the Uniform Customs and Practice for Documentary Credits of the International Chamber of Commerce (Publication 500) and, in the event of any conflict, the Laws of the State of New York will control. If this Credit expires

  

EXHIBIT “J” TO OFFICE LEASE AGREEMENT 

 
during an interruption of business as described in article 17 of said Publication 500, the bank hereby specifically agrees to effect payment if this Credit is drawn against within
30 days after the resumption of business. 
  

	
	 Very truly yours,

	
	  

	 [issuing bank]

  

EXHIBIT “J” TO OFFICE LEASE AGREEMENT – Page 2

 Schedule 1 to Letter of Credit 

 

							
	 [Bank]
	 	
	c/o	 	  
	 	
	  
	 	
	  
	 	
	Attention:	 	  
	 	

 Re: Irrevocable Letter of Credit No. 

Ladies & Gentlemen: 
 The undersigned acknowledges receipt of your advice No.                  of a credit issued in our favor, the terms
of which are satisfactory. We now irrevocably transfer the said credit and all amendments and extensions thereof, if any, to: 
  

									
		 		 	  
	 		 	
		 	 [Name of Transferee]
	 	
					
		 		 	  
	 		 	
		 	 [Address]
	 	

 You are to inform the transferee of this transfer and such transferee shall have sole
rights as beneficiary under the credit, including any amendments, extension or increases thereof, without notice to or further assent from us. 
 This transfer is at no charge or cost to Beneficiary or the transferee. 
  

					
		  	 Yours very truly,

		
		  	 Beneficiary

			
		  	 By:
	  	  

			
	 Acknowledged and agreed by Bank:
	  		  	
		
		  	  

		  		  	 (Bank)

  

EXHIBIT “J” TO OFFICE LEASE AGREEMENT – Page 3

 EXHIBIT “K” 

TO THE 
 OFFICE
LEASE AGREEMENT BETWEEN 
 METROPOLITAN LIFE INSURANCE COMPANY, 

AS LANDLORD, AND 

E2OPEN, INC., 
 AS
TENANT 
 TEMPORARY SPACE 
 The provisions of this Exhibit “K” (“Temporary Space” Exhibit) are subject to the conditions precedent that (i) Tenant shall not have any uncured event of Default to
any provision of the Lease, and, (ii) the Premises are not Substantially Complete by the Projected Commencement Date. 
 If applicable,
Tenant shall be permitted to occupy on an as-is basis, Suite 1550 in the Building which consists of approximately 10,700 square feet of Rentable Area, commencing May 1, 2005, ( “Temporary Space Commencement Date”), and continuing
through the period which shall end immediately uponthe Substantial Completion of the Premises. Tenant shall pay Landlord Base Rent, on a pro-rated basis for every day Tenant occupies the Temporary Space commencing with the Temporary Space
Commencement Date at the same monthly Base Rent amount ($21,369.25) as provided in Section 1.01(8) herein, except that the rental rate for the Temporary Space shall be at the rate of $23.97 per square foot of Rentable Area of the Temporary
Space. 
 Unless otherwise agreed to in writing, Tenant’s right to occupy the Temporary Space shall not exceed a maximum of forty five
(45) days from the Temporary Space Commencement Date, and Tenant shall cease to occupy the Temporary Space immediately upon the Substantial Completion of the Premises. 
 

 

  

EXHIBIT “K” TO OFFICE LEASE AGREEMENT 

 FIRST AMENDMENT TO OFFICE LEASE AGREEMENT 

This FIRST AMENDMENT TO OFFICE LEASE AGREEMENT (this Amendment) is made and entered into as of June 19, 2008,
between TEACHERS INSURANCE AND ANNUITY ASSOCIATION OF AMERICA, a New York corporation, for the benefit of its Real Estate Account (Landlord), and E2OPEN, INC., a Delaware corporation (Tenant). 

BACKGROUND: 
  

	A.	 On April 27, 2005, Metropolitan Life Insurance Company (Met), predecessor in interest to Landlord, and Tenant entered into an Office
Lease Agreement (the Lease) for approximately 12,211 rentable square feet (the Premises) in Two Lincoln Centre (the Building), being a part of the office complex commonly known as Lincoln Centre (the Centre).

  

	B.	 Landlord purchased the Building and succeeded to the interest of Met under the Lease. 

 

	C.	 Landlord and Tenant desire to amend the Lease to, among other things, extend the Term. 

AGREEMENT: 
 NOW, THEREFORE, in consideration of the foregoing, and for other good and valuable consideration, the receipt and sufficiency of which are acknowledged, the parties agree as follows: 

 

	1.	 Capitalized Terms. All capitalized terms which are not otherwise defined herein shall have the meaning set forth in the Lease, as amended
hereby. Additionally, the following terms shall have the following meanings when used in this Amendment: 

  

	 	a.	 Landlord Parties means Landlord, the property manager, Landlord’s mortgagee(s) and any affiliates or subsidiaries of the foregoing, and
all of their respective officers, directors, employees, shareholders, members, partners, agents and contractors; and 

  

	 	b.	 Tenant Parties means Tenant and its shareholders, members, managers, partners, directors, officers, employees, agents, contractors,
sublessees, licensees and invitee. 

  

	2.	 Renewal. The Term is extended to expire on May 31, 2011 (the Expiration Date). 

 

	3.	 Base Rent. From June 1, 2008 (the Effective Date) through the Expiration Date, the Base Rent payable under the terms and
conditions of the Lease is as follows: 

  

									
	 Period
	 	Base Rent/SF	 	 	Monthly Base Rent	 
			
	6/1/08 – 5/31/09	 	$	22.50	  	 	$	22,895.63 (plus electricity)	  
			
	6/1/09 – 5/31/10	 	$	23.50	  	 	$	23,913.21 (plus electricity)	  

  

			
	FIRST AMENDMENT TO OFFICE LEASE AGREEMENT	  	PAGE 1

									
			
	6/1/10 – 5/31/11	 	$	24.50	  	 	$	24,930.79 	(plus electricity) 

 All other terms of the Lease regarding the payment of Base Rent remain unchanged. Tenant
shall continue to pay all other amounts payable under the Lease. 
  

	4.	 Acceptance of Premises. Tenant accepts the Premises in their “AS-IS” condition and Landlord shall have no obligation to improve,
repair, restore or refurbish the Premises except as otherwise specifically provided in this Amendment. Tenant acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty, except as otherwise expressly
provided in this Amendment, with respect to the Premises or any other portion of the Centre including, without limitation, any representation or warranty with respect to the suitability or fitness of the Premises or any other portion of the Centre
for the conduct of Tenant’s business. 

  

	5.	 Expense Stop. Upon the Effective Date, the Expense Stop for the Premises will be calendar year 2008. 

 

	6.	 Payment of Excess Operating Expenses. Upon the Effective Date, Section 1.03 of the Lease is amended to delete from the definition of
Operating Expenses all electrical costs. 

  

	7.	 Procedure. Upon the Effective Date, Section 4.02 of the Lease is deleted and the following substituted therefor:

 The following additional provisions shall apply to Rent Adjustments per Sections 4.01 and
4.05: 
  

	 	a.	 By April 1 of each calendar year during Tenant’s occupancy, or as soon thereafter as practical, Landlord shall furnish to Tenant a
statement (Landlord’s Statement) of Landlord’s Operating Expenses and Electrical Costs (hereinafter defined) for the previous calendar year. If for any calendar year additional Base Rent was collected for the prior year, as a result
of Landlord’s estimate of Operating Expenses or Electrical Costs, as applicable, in excess of the additional Base Rent due during such prior year, then Landlord shall refund to Tenant any over payment (or at Landlord’s option, apply such
amount against rentals due hereunder). Likewise, Tenant shall pay to Landlord, within thirty (30) days of written demand, any underpayment with respect to the prior year. In no event shall Operating Expenses per square foot of Rentable Area
within the Building be deemed to be less than the Expense Stop, it being the intent of Landlord and Tenant that Tenant shall at all times be responsible for the payment of, and shall pay, not less than the amount of Base Rent for the applicable
period (before adjustment) specified in this Lease. 

  

	 	b.	 In the event that the Term commences on a day other than January 1 or terminates on a day other than December 31, the Excess for that part
of the first (1st) calendar year or last calendar year during the Term shall be determined as follows: 

  

	 	(1)	 The Expense Stop shall be prorated based upon the number of months in such partial calendar year. With respect to any partial calendar month

  

			
	FIRST AMENDMENT TO OFFICE LEASE AGREEMENT	  	PAGE 2

	 	 
occurring during such partial calendar year, the Expense Stop shall also be prorated based upon the number of days in that partial calendar month. 

 

	 	(2)	 The Excess, if any, for the applicable partial calendar year shall then be the amount by which (A) actual Operating Expenses per square foot of
Rentable Area in the Building for such calendar year, prorated based upon the number of months and days in the applicable partial calendar year, exceed (B) the Expense Stop, as prorated pursuant to the provisions of this Subsection 4.02(b).

  

	 	c.	 With respect to a proration for the first (1st) calendar year and in the event that Landlord’s estimate of the Operating Expenses to be
incurred during such partial calendar year exceeds the Expense Stop, as prorated pursuant to the provisions of this Subsection 4.02(b), Landlord may, upon thirty (30) days prior written notice to Tenant, require the Monthly Base Rent occurring
during such partial calendar year to be adjusted in accordance with such estimate. 

  

	8.	 Electrical Costs. Upon the Effective Date, the following is added as Section 4.05 of the Lease: 

Notwithstanding anything contained in the Lease to the contrary, Operating Expenses shall not include the cost of
electricity, but the Base Rent hereunder shall be increased by an amount equal to Tenant’s pro rata share of the cost of electricity to the Building (Electrical Costs), which pro rata share shall be equal to the product of (i) the
Electrical Costs and (ii) the fraction having a numerator equal to the Rentable Area of the Premises and a denominator equal to the Rentable Area in the Building. The Electrical Costs used to calculate Tenant’s pro rata share as heretofore
described shall not include the cost of any extraordinary electrical use by other tenants of the Building, where such costs are charged to such tenants. Landlord may from time to time deliver to Tenant an invoice for such pro rata share of
Electrical Costs and Tenant shall make payment of such amount to Landlord within thirty (30) days of delivery of the invoice. Landlord from time to time shall also have the option to make a good faith estimate of Tenant’s pro rata share of
the Electrical Costs for each upcoming year and, upon thirty (30) days’ written notice to Tenant, may require the monthly payment of Base Rent to be adjusted in accordance with such estimate. Any amounts paid based on such an estimate
shall be subject to adjustment as provided in Section 4.02 (applied to Electrical Costs) when actual Electrical Costs are available for such year. 
  

	9.	 Use of Electrical Services by Tenant. Upon the Effective Date, Section 6.02 of the Lease is deleted and the following substituted
therefor: 

 Tenant’s use of electrical services furnished by Landlord shall be subject to
the following: 
  

	 	a.	 Landlord will provide the necessary facilities to supply (i) three (3) watts per square foot of Rentable Area within the Premises, at 277
volts, for Tenant’s fluorescent lighting and (ii) two (2) watts per square foot of Rentable Area within the Premises, at 120 volts, for Tenant’s receptacle/equipment loads (excluding Tenant’s dedicated circuits).
Collectively, Tenant’s lighting and receptacle/equipment shall not have an electrical design load greater than an average of five (5) watts per square foot of Rentable Area within the Premises

  

			
	FIRST AMENDMENT TO OFFICE LEASE AGREEMENT	  	PAGE 3

	 	 
(Standard Building Capacity). The Electrical Costs component of the Rent Adjustment is calculated on the basis of the Standard Building Capacity. 

 

	 	b.	 The electrical facilities in the Building available for Tenant’s use are (i) 277/480 volts, 3 phase, for large equipment loads and
fluorescent lighting; and (ii) 120/208 volts, 3 phase, for small equipment loads and incandescent lighting. Tenant shall notify Landlord, in writing, of any equipment that has a rated electrical load greater than 500 watts and/or that requires
a service voltage other than 120 volts, and Landlord’s written approval shall be required with respect to the installation of any such high electrical consumption equipment in the Premises. Landlord acknowledges that the office equipment and
lighting (excluding any supplemental HVAC units or dedicated circuits) currently used by Tenant in the Premises do not exceed the specified levels. 

  

	 	c.	 Should Tenant increase its electricity demand requirements, Tenant shall pay for all costs of meters, submeters, wiring, risers, transformers,
electrical panels, air conditioning and other items required by Landlord, reasonably determined in Landlord’s sole discretion, to accommodate Tenant’s design loads and capacities that exceed Standard Building Capacity, including, without
limitation, the installation and maintenance thereof. Notwithstanding the foregoing, Landlord may refuse to install and withhold consent for Tenant’s installation of any wiring, risers, transformers, electrical panels, or air conditioning if,
reasonably determined in Landlord’s sole judgment, the same are not necessary or would cause damage or injury to the Building or the Premises or cause or create a dangerous or hazardous condition or entail excessive or unreasonable alterations
or repairs to the Building or the Premises, or would interfere with or create or constitute a disturbance to other tenants or occupants of the Building. In no event shall Landlord incur any liability for Landlord’s refusal to install, or
withholding of consent for Tenant’s installation of, any such electrical facility or equipment. 

  

	 	d.	 Tenant shall pay to Landlord, within thirty (30) days of written demand, the cost of the consumption of electrical service in excess of the
Standard Building Capacity at rates determined by Landlord which shall not exceed the rates contracted for between Landlord and any electric provider. 

  

	 	e.	 Landlord may, at its option, upon not less than forty-five (45) days’ prior written notice to Tenant, discontinue the availability of such
extraordinary electrical service. If Landlord gives any such notice, Tenant will contract directly with the applicable public utility provider chosen by Landlord for the supplying of such electrical service to the Premises.

  

	10.	 Relocation. Upon the Effective Date, Article 21 of the Lease is hereby deleted in its entirety. 

  

			
	FIRST AMENDMENT TO OFFICE LEASE AGREEMENT	  	PAGE 4

	11.	 Parking. 

  

	 	a.	 Upon the Effective Date, Exhibit “E” to the Lease is amended to provide that Tenant shall have the right to a total of
(i) ten (10) unreserved Spaces in the west Parking Garage at a monthly charge of $35.00 per unreserved Space, (ii) twenty-one (21) unreserved Spaces in the east Parking Garage at no charge, and (iii) six (6) unreserved
surface spaces located in the west surface parking lot at no charge. Such fee shall be paid to Landlord as Rent. 

  

	 	b.	 Notwithstanding the foregoing, so long as a Default has not occurred, the rental for the unreserved Spaces in the west Parking Garage will be abated
during the first twelve (12) calendar months following the Effective Date. If a Default occurs at any time during the first twelve (12) months following the Effective Date, then upon notice by Landlord, rental for the Spaces will commence
effective on the date of the Default, but Tenant’s abatement of rental for the parking access cards will be reinstated effective on the date that Tenant cures the Default. 

 

	 	c.	 Any additional reserved Spaces in the Parking Garage not listed in Section 11.a or 11.b above shall have a monthly charge of $100.00 per month
per reserved Space. 

  

	12.	 Renewal Option. Exhibit “F” to the Lease is hereby deleted in its entirety and replaced with the following:

 Provided that the Lease is then in full force and effect and there is no uncured event of
default under the Lease, Tenant shall have the option (Option) to renew the Lease as follows: 
  

	 	a.	 Exercise of Option. Tenant may, by notifying Landlord of its election in writing not less than nine (9) months nor more than twelve
(12) months prior to the end of the Term, renew the Lease for an additional term (Renewal Term) beginning on the date next following the expiration date of the Term and continuing for thirty-six (36) months thereafter. The renewal
of the Lease will be upon the same terms, covenants, and conditions applicable during the Term, as provided in the Lease, except that (a) the Base Rent payable during the Renewal Term shall be an amount equal to the existing market rental rate
(as defined below) as of the date on which the Renewal Term commences and the Base Year shall be re-set to the first year of the Renewal Term, (b) the defined term Term shall be deemed to include the Renewal Term, (c) no free
rent, allowances, option, parking concessions, construction obligations or special rent concession, if any, which was applicable to the original Term apply during the Renewal Term and (d) no further renewal option shall apply to the Renewal
Term. In addition, Base Rent shall continue to be adjusted as provided in the Lease. As used herein, the phrase market rental rate shall mean the rate of base rental being charged for comparable space in Class A office buildings in the
Far North Dallas submarket for a term comparable to the Renewal Term (but not less than the Base Rent payable with respect to the final year of the Term). 

 

	 	b.	 Termination of Option. The failure of Tenant to exercise the Option herein granted within the time period set forth herein shall constitute a
waiver and termination of such Option. In addition, any termination of the Lease during the 

  

			
	FIRST AMENDMENT TO OFFICE LEASE AGREEMENT	  	PAGE 5

	 	 
Term or any assignment, subletting, or other transfer by Tenant, whether or not with the approval of Landlord, shall terminate the Option contained in this Section. 

 

	13.	 Right of First Notice. Exhibit “G” to the Lease is hereby deleted in its entirety and replace with the following:

  

	 	a.	 If during the Term any space contiguous to the Premises (the First Notice Space) is available for lease, and Landlord receives an expression
of interest in all or any portion of the First Notice Space from a third party (other than the tenant then leasing the First Notice Space), then Landlord shall deliver a notice to Tenant offering to lease the First Notice Space to Tenant.
Landlord’s notice must specify the First Notice Rate (defined below). The term available for lease means that the First Notice Space is not then subject to any existing rights of third parties, including, without limitation, rights of
first notice, expansion rights, extension rights, options to lease, or other rights. 

  

	 	b.	 Tenant may elect to lease the First Notice Space by delivering a notice (the Response Notice) to Landlord within 5 business days after the
date of Landlord’s notice specifying that Tenant elects either (1) to lease all, but not less than all, of the First Notice Space or (2) to decline to lease the First Notice Space. Landlord is not obligated to offer the First Notice
Space to Tenant, and Tenant may not exercise its option to lease the First Notice Space, if Tenant is in default under the Lease at the time Landlord would otherwise be obligated to give the notice to Tenant under this Section.

  

	 	c.	 If (1) Landlord does not receive the Response Notice within the 5 business day period or (2) in the Response Notice Tenant does not elect
to lease all of the First Notice Space, then Tenant is deemed to waive its right to lease the First Notice Space and Tenant has no further rights under this Section. 

 

	 	d.	 If Tenant timely delivers a Response Notice electing to lease all of the First Notice Space, then Tenant’s lease of the First Notice Space
commences 30 days after Landlord’s receipt of the Response Notice and is on the same terms as the Lease except that the Rent and other applicable terms for the First Notice Space adjust based on the First Notice Rate. Landlord shall prepare,
and Landlord and Tenant shall execute and deliver, an amendment to the Lease to reflect the addition of the First Notice Space to the Premises upon the terms specified in this Section. 

 

	 	e.	 The term First Notice Rate means the monthly base rent, parking provisions, leasehold improvements, and other applicable terms, as reasonably
determined by Landlord in its sole discretion, for a lease term substantially the same as the remainder of the Term; except that the Rent components of the First Notice Rate will not be less than the Rent then being paid under the Lease.

  

			
	FIRST AMENDMENT TO OFFICE LEASE AGREEMENT	  	PAGE 6

	14.	 Brokerage; Mutual Indemnities. 

  

	 	a.	 Tenant warrants that it has had no dealings with any broker or agent in connection with the negotiation or execution of this Amendment other than
Cousins Properties Services, LLC and CB Richard Ellis, Inc. (collectively, Broker). Tenant shall indemnify, defend, and hold Landlord harmless against all costs, expenses, attorneys’ fees, or other liability for commissions or other
compensation or charges claimed by any broker or agent other than Broker claiming by, through, or under Tenant with respect to this Amendment. 

  

	 	b.	 Landlord warrants that it has had no dealings with any broker or agent in connection with the negotiation or execution of this Amendment other than
Broker. Landlord shall indemnify, defend, and hold Tenant harmless against all costs, expenses, attorneys’ fees, or other liability for commissions or other compensation or charges claimed by any broker or agent, including Broker, claiming by,
through or under Landlord with respect to this Amendment. 

  

	 	c.	 Any brokerage commissions payable to Broker are payable by Landlord pursuant to the terms of separate agreements between Landlord and Broker.

  

	15.	 No Offsets. Tenant hereby represents to Landlord that to the best of Tenant’s knowledge, as of the date of this Amendment, Tenant has no
defenses to or offsets against the full and timely payment and performance of each and every covenant and obligation required to be performed by Tenant under the terms of the Lease. 

 

	16.	 Conflicts. The terms of this Amendment prevail if there is a conflict with the terms of the Lease. 

 

	17.	 Headings. The headings or captions of the paragraphs in this Amendment are for convenience only and shall not act and shall not be implied to
act to limit or expand the construction and intent of the contents of the respective paragraph. 

  

	18.	 Binding Effect. This Amendment is binding upon and shall inure to the benefit of the parties and their respective successors and assigns (but
this reference to assigns shall not be deemed to act as a consent to an assignment by Tenant). 

  

	19.	 Ratification. The Lease, as amended and modified hereby, is ratified and confirmed by the parties as being in full force and effect.

 [Remainder of page intentionally left blank.] 

  

			
	FIRST AMENDMENT TO OFFICE LEASE AGREEMENT	  	PAGE 7

 EXECUTED as of the date first above written. 

 

			
	 LANDLORD:

	
	 TEACHERS INSURANCE AND ANNUITY ASSOCIATION OF AMERICA, a New York corporation, for the benefit of its Real Estate Account

		
	 By:
	 	 /s/ Leonard Balducci

	 Name:
	 	 LEONARD BALDUCCI

	 Title:
	 	 DIRECTOR

	
	 TENANT:

	
	 E2OPEN, INC.,

	 a Delaware corporation

		
	 By:
	 	 /s/ Peter Maloney

	 Name:
	 	 Peter Maloney

	 Title:
	 	 CFO

  

			
	FIRST AMENDMENT TO OFFICE LEASE AGREEMENT	  	PAGE 8

 SECOND AMENDMENT TO OFFICE LEASE AGREEMENT 

This SECOND AMENDMENT TO OFFICE LEASE AGREEMENT (this Amendment) is made and entered into as of March 14, 2011, by
and between TEACHERS INSURANCE AND ANNUITY ASSOCIATION OF AMERICA, a New York corporation, for the benefit of its Real Estate Account (Landlord), and E2OPEN, INC., a Delaware corporation (Tenant). 

BACKGROUND: 
  

	A.	 On April 27, 2005, Metropolitan Life Insurance Company (Met), predecessor in interest to Landlord, and Tenant entered into an Office
Lease Agreement (the Original Lease) for approximately 12,211 square feet of Rentable Area (the Premises) in Two Lincoln Centre (the Building), being a part of the office complex commonly known as Lincoln Centre (the
Centre). 

  

	B.	 Landlord purchased the Building and succeeded to the interest of Met under the Original Lease. 

 

	C.	 On June 19, 2008, Landlord and Tenant entered into a First Amendment to Office Lease Agreement (the First Amendment). The Original
Lease, as amended by the First Amendment, is referred to herein as the Lease. 

  

	D.	 Landlord and Tenant desire to amend the Lease to, among other things, extend the Term. 

AGREEMENT: 
 NOW, THEREFORE, in consideration of the foregoing, and for other good and valuable consideration, the receipt and sufficiency of which are acknowledged, the parties agree as follows: 

 

	1.	 Capitalized Terms. All capitalized terms which are not otherwise defined herein shall have the meaning set forth in the Lease, as amended
hereby. 

  

	2.	 Definitions. As of the date of this Amendment, the terms specified below shall have the following meanings: 

 

	 	a.	 Indemnitees means Landlord, the property manager, Landlord’s mortgagee(s) and any affiliates or subsidiaries of the foregoing,
and all of their respective officers, directors, employees, shareholders, members, partners, agents and contractors. 

  

	 	b.	 Tenant Parties means Tenant and its shareholders, members, managers, partners, directors, officers, employees, agents, contractors,
sublessees, licensees and invitees. 

  

	 	c.	 Claims means all foreseeable and unforeseeable damages (including actual, consequential, and punitive), losses, injuries, penalties,
disbursements, costs, charges, assessments, expenses (including attorneys’ fees and court costs), demands, litigation, settlement payments, causes of action (whether in tort,

  

PAGE 1 

	 	 
contract, or under a theory of strict liability, or whether in law, equity, statutory or otherwise) or judgments. 

 

	 	3.	 Renewal. The Term is extended to expire on August 31, 2014 (the Expiration Date). 

 

	 	4.	 Base Rent. From May 1, 2011 (the Effective Date) through the Expiration Date, the Base Rent payable under the terms and
conditions of the Lease is as follows: 

  

									
	 Period
	  	BaseRent/SF	 	  	Monthly Base Rent	 
			
	 5/1/11 — 8/31/11
	  	$	0.00	  	  	$	0.00 (plus electricity)	  
			
	 9/1/11 — 4/30/12
	  	$	20.50	  	  	$	20,860.46 (plus electricity)	  
			
	 5/1/12 — 4/30/13
	  	$	21.50	  	  	$	21,878.04 (plus electricity)	  
			
	 5/1/13 — 8/31/14
	  	$	22.50	  	  	$	22,895.63 (plus electricity)	  

 All other terms of the Lease regarding the payment of Base Rent remain unchanged. Tenant
shall continue to pay all other amounts payable under the Lease. 
  

	5.	 Acceptance of Premises. Tenant accepts the Premises in their “AS-IS” condition, and Landlord shall have no obligation to improve,
repair, restore or refurbish the Premises except as otherwise specifically provided in this Amendment. Tenant acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty, except as otherwise expressly
provided in this Amendment, with respect to the Premises or any other portion of the Centre, including any representation or warranty with respect to the suitability or fitness of the Premises or any other portion of the Centre for the conduct of
Tenant’s business. 

  

	6.	 Expense Stop. Upon the Effective Date, the Expense Stop will be calendar year 2011. 

 

	7.	 Tenant’s Insurance. 

  

	 	a.	 Section 16.01 of the Lease is amended by adding the following as Section 16.01(e): 

 

	 	“(e)	 excess/umbrella liability insurance, applying on at least a “following form” (or primary) basis, in excess of commercial general
liability, employers liability, and business automobile liability, with a minimum limit of $5,000,000 each occurrence and aggregate, where applicable.” 

 

	 	b.	 Section 16.02 of the Lease is hereby deleted in its entirety and the following substituted therefor: 

  

PAGE 2 

 Each policy referred to in 16.01 shall satisfy the following requirements:
(i) be issued by carriers having a Best’s Rating of A- or better, and a Best’s Financial Size Category of Class IX, or better, and admitted to engage in the business in the State of Texas; (ii) be endorsed to be primary,
with the policies of all Indemnitees being excess, secondary and noncontributing; (iii) be endorsed to provide a waiver of subrogation in favor of the Indemnitees; (iv) with respect to all liability policies except workers’
compensation/employer’s liability, be endorsed to include the Indemnitees as “additional insureds” on a form which does not exclude the contributory negligence of the Indemnitees; and (v) contain a provision for
30 days’ prior written notice by insurance carrier to Landlord of cancellation, nonrenewal, or substantial modification. Tenant shall deliver to Landlord, certificates of insurance and at Landlord’s request, copies of all policies and
renewals thereof to be maintained by Tenant hereunder, not less than ten (10) days prior to the Commencement Date and not less than ten (10) days prior to the expiration date of each policy. 

 

	8.	 Waiver of Subrogation. Section 16.04 is amended to add the following as subsection (e): 

The releases in this section will apply even if the damage or loss is caused or alleged to be caused in whole or in
part by the negligence or strict liability of the released party but will not apply to the extent the damage or loss is caused by the gross negligence or willful misconduct of the released party. The phrase “released party” in the
preceding sentence will include with respect to Landlord, the Indemnitees, and with respect to Tenant, the Tenant Parties. 
  

	9.	 Waiver of Claims. Section 17.01 of the Lease is amended by deleting the first sentence and substituting the following therefor:

 To the extent permitted by Law, Tenant releases the Indemnitees from, and waives all claims
for, damage to person or property sustained by the Tenant or any occupant of the Premises or the Property resulting directly or indirectly from any existing or future condition, defect, matter or thing in and about the Premises or the Property or
any part of either or any equipment or appurtenance therein, or resulting from any accident in or about the Premises or the Property or resulting directly or indirectly from any act or neglect of any tenant or occupant of the Property or of any
other person including Landlord’s agents and servants. The waiver set forth in this Section 17.01 will be enforced except to the extent of the percentage of the applicable claim, demand, liability, cost and/or expense that a
final judgment of a court of competent jurisdiction establishes, under the comparative negligence principles of the State of Texas, was the proximate result of the negligence or willful misconduct of the applicable released party but will remain
valid for all other Indemnitees. 
  

	10.	 Indemnity by Tenant. Section 17.02 of the Lease is amended by adding the following: 

The indemnity set forth in this Section 17.02 will be enforced except to the extent of the percentage of
the applicable claim, demand, liability, cost and/or 

  

PAGE 3 

 
expense that a final judgment of a court of competent jurisdiction establishes, under the comparative negligence principles of the State of Texas, was the proximate result of the negligence or
willful misconduct of an Indemnitee but will remain valid for all other Indemnitees. 
  

	11.	 Parking. 

  

	 	a.	 Upon the Effective Date, Exhibit “E” to the Lease is amended to provide that Tenant shall have the right to a total of
(i) ten (10) unreserved Spaces in the west Parking Garage at a monthly charge of $35.00 per unreserved Space, (ii) twenty-one (21) unreserved Spaces in the east Parking Garage at a monthly charge of $35.00 per unreserved Space,
and (iii) six (6) unreserved surface spaces located in the west surface parking lot at no charge. Such fees shall be paid to Landlord as Rent. 

 

	 	b.	 Notwithstanding the foregoing, so long as a Default has not occurred, the rental for the unreserved Spaces will be abated from the Effective Date
until August 31, 2014 (the Parking Abatement Period). If a Default occurs during the Parking Abatement Period, then upon notice by Landlord, rental for the unreserved Spaces will commence effective on the date of the Default, but
Tenant’s abatement of Rent for the unreserved Spaces will be reinstated effective on the date that Tenant cures the Default. 

  

	 	c.	 Any additional reserved Spaces in the Parking Garage not listed in Section 11(a) or 11(b) above shall have a monthly charge of $100.00 per
month per reserved Space. 

  

	12.	 Renewal Option. 

  

	 	a.	 Exhibit “F” to the Lease and Section 12 of the First Amendment are deleted in their entirety.

  

	 	b.	 Provided that the Lease is then in full force and effect and there is no uncured event of default under the Lease, Tenant shall have the option
(Option) to renew the Lease as follows: 

  

	 	(1)	 Tenant may, by notifying Landlord of its election in writing not less than nine (9) months nor more than twelve (12) months prior to the
end of the Term, renew the Lease for an additional term (Renewal Term) beginning on the date next following the expiration date of the Term and continuing for thirty-six (36) months thereafter. The renewal of the Lease will be upon the
same terms, covenants, and conditions applicable during the Term, as provided in the Lease, except that (a) the Base Rent payable during the Renewal Term shall be an amount equal to the existing market rental rate (as defined below) as of the
date on which the Renewal Term commences, (b) the defined term “Term” shall be deemed to include the Renewal Term, (c) no free rent, allowances, option, parking concessions, construction obligations or special rent
concession, if any, which was applicable to the original Term apply during the Renewal Term and (d) no further 

  

PAGE 4 

	 	 
renewal option shall apply to the Renewal Term. In addition, Base Rent shall continue to be adjusted as provided in the Lease. As used herein, the phrase market rental rate shall mean the
rate of base rental being charged for comparable space in Class A office buildings in the North Dallas/Galleria submarket for a term comparable to the Renewal Term (but not less than the Base Rent payable with respect to the final year of the
Term). 

  

	 	(2)	 The failure of Tenant to exercise the Option herein granted within the time period set forth herein shall constitute a waiver and termination of
such Option. In addition, any termination of the Lease during the Term or any assignment, subletting, or other transfer by Tenant, whether or not with the approval of Landlord, shall terminate the Option contained in this Section.

  

	13.	 Right of First Notice. Exhibit “G” to the Lease, as amended by Section 13 of the First Amendment, remains if full
force and effect. 

  

	14.	 Brokerage; Mutual Indemnities. 

  

	 	a.	 Tenant warrants that it has had no dealings with any broker or agent in connection with the negotiation or execution of this Amendment other than
Cousins Properties Services LLC and CB Richard Ellis, Inc. (collectively, Broker). Tenant shall indemnify, defend, and hold Landlord harmless against all costs, expenses, attorneys’ fees, or other liability for commissions or other compensation
or charges claimed by any broker or agent other than Broker claiming by, through, or under Tenant with respect to this Amendment. 

  

	 	b.	 Landlord warrants that it has had no dealings with any broker or agent in connection with the negotiation or execution of this Amendment other than
Broker. Landlord shall indemnify, defend, and hold Tenant harmless against all costs, expenses, attorneys’ fees, or other liability for commissions or other compensation or charges claimed by any broker or agent, including Broker, claiming by,
through or under Landlord with respect to this Amendment. 

  

	 	c.	 Any brokerage commissions payable to Broker are payable by Landlord pursuant to the terms of separate agreements between Landlord and Broker.

  

	15.	 No Offsets. Tenant hereby represents to Landlord that to the best of Tenant’s knowledge, as of the date of this Amendment, Tenant has no
defenses to or offsets against the full and timely payment and performance of each and every covenant and obligation required to be performed by Tenant under the terms of the Lease. 

 

	16.	 Conflicts. The terms of this Amendment prevail if there is a conflict with the terms of the Lease. 

 

	17.	 Headings. The headings or captions of the paragraphs in this Amendment are for convenience only and shall not act and shall not be implied to
act to limit or expand the construction and intent of the contents of the respective paragraph. 

  

PAGE 5 

	18.	 Binding Effect. This Amendment is binding upon and shall inure to the benefit of the parties and their respective successors and assigns (but
this reference to assigns shall not be deemed to act as a consent to an assignment by Tenant). 

  

	19.	 Ratification. The Lease, as amended and modified hereby, is ratified and confirmed by the parties as being in full force and effect.

 [Remainder of page intentionally left blank.] 

  

PAGE 6 

 EXECUTED as of the date first above written. 

 

			
	 LANDLORD:

	
	 TEACHERS INSURANCE AND ANNUITY ASSOCIATION OF AMERICA, a New York corporation, for the benefit of its Real Estate Account

		
	 By:
	 	 /s/ Duane C Hale

	 Name:
	 	 Duane C Hale

	 Title:
	 	 Director

	
	 TENANT:

	
	 E2OPEN, INC.,

	
	 a Delaware corporation

		
	 By:
	 	 /s/ Peter Maloney

	 Name:
	 	 Peter Maloney

	 Title:
	 	 CFO

  
 

 

  

PAGE 7 

 

 
 March 9, 2011 
 E2Open, Inc 
 Attn: Scott Jung 

4100 East Third Avenue 
 Suite 400 
 Foster City, CA 94404 

Re: Second Amendment to Office Lease Agreement by and between Teachers Insurance and Annuity Association of America, for the benefit of
Its Real Estate Account, as Landlord, and E2Open, LLC, as Tenant, for Suite 700 in Two Lincoln Centre, Dallas, Texas. 
 Dear
Mr. Jung: 
 Please find enclosed your fully executed Second Amendment referenced above for E2Open to extend its lease term
in Two Lincoln Centre. We are certainly looking forward to having E2Open here in Lincoln Centre for the next three (3) years, and will do everything in our power to exceed your service expectations during this time. 

Thank you for your assistance during this transaction. 
  

	
	 Sincerely,

	
	 /s/ Meredith Durham

	 Meredith Durham

	 Leasing Associate

  
 5420 LBJ
Freeway — Suite 350 — Dallas, Texas 75240 — Main: (972) 980-9700 — Fax (972) 770-2441 

 THIRD AMENDMENT TO OFFICE LEASE AGREEMENT 

This THIRD AMENDMENT TO OFFICE LEASE AGREEMENT (this Amendment) is made and entered into as of March 6, 2012, by
and between TEACHERS INSURANCE AND ANNUITY ASSOCIATION OF AMERICA, a New York corporation, for the benefit of its Real Estate Account (Landlord), and E2OPEN, INC., a Delaware corporation (Tenant). 

BACKGROUND: 
  

	A.	 On April 27, 2005, Metropolitan Life Insurance Company (Met), predecessor in interest to Landlord, and Tenant entered into an Office
Lease Agreement (the Original Lease) for approximately 12,211 square feet of Rentable Area (the Premises) in Two Lincoln Centre (the Building), being a part of the office complex commonly known as Lincoln Centre (the
Centre). 

  

	B.	 Landlord purchased the Building and succeeded to the interest of Met under the Original Lease. 

 

	C.	 On June 19, 2008, Landlord and Tenant entered into a First Amendment to Office Lease Agreement (the First Amendment). On March 14,
2011, Landlord and Tenant entered into a Second amendment to Office Lease Agreement (the Second Amendment). The Original Lease, as amended by the First Amendment and the Second Amendment, is referred to herein as the Lease.

  

	D.	 Landlord and Tenant desire to amend the Lease to, among other things, expand the Premises. 

AGREEMENT: 
 NOW, THEREFORE, in consideration of the foregoing, and for other good and valuable consideration, the receipt and sufficiency of which are acknowledged, the parties agree as follows: 

 

	1.	 Capitalized Terms. All capitalized terms which are not otherwise defined herein shall have the meaning set forth in the Lease, as amended
hereby. 

  

	2.	 Expansion. 

  

	 	a.	 The Lease is amended to provide that as of the Effective Date (hereafter defined), the Premises are expanded to include the crosshatched area on
Attachment A attached hereto (the Expansion Space), thereby enlarging the Premises by approximately 2,568 square feet of Rentable Area, that is, from approximately 12,211 square feet of Rentable Area to
approximately 14,779 square feet of Rentable Area. Landlord and Tenant agree that as of the Effective Date, the Premises will contain approximately 14,779 square feet of Rentable Area. On the Effective Date, all references to the Premises
in the Lease shall thereafter refer to the Premises as expanded hereby, and Exhibit “B” to the Lease is amended to include the Expansion Space as described on Attachment A hereto.

  

PAGE 1 

	 	b.	 The Effective Date is the earlier to occur of: (1) the date Tenant occupies any part of the Expansion Space or (2) April 1,
2012. 

  

	3.	 Term. The Term for the Expansion Space is coterminous with the Term for the Premises. The Expiration Date of the Lease is August 31,
2014 (the Expiration Date). 

  

	4.	 Base Rent. From the Effective Date through the Expiration Date, the Base Rent payable under the terms and conditions of the Lease for the
Expansion space only is as follows: 

  

									
	 Period
	  	BaseRent/SF	 	  	Monthly Base Rent	 
			
	 4/1/12 — 6/30/12
	  	$	0.00	  	  	$	0.00 (plus electricity)	  
			
	 7/1/12 — 6/30/13
	  	$	21.50	  	  	$	4,601.00 (plus electricity)	  
			
	 7/1/13 — 8/31/14
	  	$	22.50	  	  	$	4,815.00 (plus electricity)	  

 All other terms of the Lease regarding the payment of Base Rent remain unchanged. Tenant
shall continue to pay all other amounts payable under the Lease. 
  

	5.	 Acceptance of Expansion Space. Tenant’s occupancy of the Expansion Space is conclusive evidence that Tenant: (A) accepts the
Expansion Space as suitable for the purposes for which it is leased; (B) accepts the Expansion Space and the Centre as being in a good and satisfactory condition; (C) waives any defects in the Expansion Space and the Centre; and
(D) agrees that the square feet of Rentable Area numbers specified in Paragraph 2 of this Amendment are binding and conclusive for all purposes under the Lease. 

 

	6.	 Expense Stop. Upon the Effective Date, the Expense Stop for the Expansion Space only will be calendar year 2012.

  

	7.	 Finish-Out of Expansion Space. Landlord agrees to provide Tenant with a finish-out allowance of $25,680.00 for costs incurred in connection
with renovations to the Expansion Space. The Tenant Finish Work will be performed and the allowance applied in accordance with Attachment B attached to this Amendment. 

 

	8.	 Parking. 

  

	 	a.	 On the Effective Date, Exhibit “E” to the Lease is amended to provide that Tenant shall have the right to a total of
(i) thirteen (13) unreserved Spaces in the west Parking Garage at a monthly charge of $35.00 per unreserved Space, (ii) twenty-five (25) unreserved Spaces in the east Parking Garage at a monthly charge of $35.00 per unreserved
Space, and (iii) eleven (11) unreserved surface spaces located in the west surface parking lot at no charge. Such fees shall be paid to Landlord as Rent. 

  

PAGE 2 

	 	b.	 Notwithstanding the foregoing, so long as a Default has not occurred, the rental for the unreserved Spaces will be abated from the Effective Date
until August 31, 2014 (the Parking Abatement Period). If a Default occurs during the Parking Abatement Period, then upon notice by Landlord, rental for the unreserved Spaces will commence effective on the date of the Default, but
Tenant’s abatement of Rent for the unreserved Spaces will be reinstated effective on the date that Tenant cures the Default. 

  

	 	c.	 Any additional reserved Spaces in the Parking Garage not listed in Section 11(a) or 11(b) above shall have a monthly charge of $100.00 per
month per reserved Space. 

  

	9.	 Renewal Option. The Option (as defined in the Second Amendment) set forth in Section 12 of the Second Amendment shall include the
Expansion Space. 

  

	10.	 Right of First Notice. Exhibit “G” to the Lease, as amended by Section 13 of the First Amendment, remains if full
force and effect. 

  

	11.	 OFAC. 

  

	 	a.	 Tenant certifies, represents, warrants and covenants that: 

 

	 	(1)	 It is not acting and will not act, directly or indirectly, for or on behalf of any person, group, entity, or nation named by any Executive Order or
the United States Treasury Department as a terrorist, Specially Designated National and Blocked Person, or other banned or blocked person, entity, nation or transaction pursuant to any law, order, rule, or regulation that is enforced or administered
by the Office of Foreign Assets Control; and 

  

	 	(2)	 It is not engaged in this transaction, directly or indirectly on behalf of, or instigating or facilitating this transaction, directly or indirectly
on behalf of, any such person, group, entity or nation. 

  

	 	b.	 Tenant hereby agrees to defend (with counsel reasonably acceptable to Landlord), indemnify and hold harmless the Indemnitees from and against any
and all Claims arising from or related to any such breach of the foregoing certifications, representations, warranties and covenants. 

  

	12.	 Brokerage; Mutual Indemnities. 

  

	 	a.	 Tenant warrants that it has had no dealings with any broker or agent in connection with the negotiation or execution of this Amendment other than
Cousins Properties Services LLC and CBRE, Inc. (collectively, Broker). Tenant shall indemnify, defend, and hold Landlord harmless against all costs, expenses, attorneys’ fees, or other liability for commissions or other compensation or
charges claimed by any broker or agent other than Broker claiming by, through, or under Tenant with respect to this Amendment. 

  

PAGE 3 

	 	b.	 Landlord warrants that it has had no dealings with any broker or agent in connection with the negotiation or execution of this Amendment other than
Broker. Landlord shall indemnify, defend, and hold Tenant harmless against all costs, expenses, attorneys’ fees, or other liability for commissions or other compensation or charges claimed by any broker or agent, including Broker, claiming by,
through or under Landlord with respect to this Amendment. 

  

	 	c.	 Any brokerage commissions payable to Broker are payable by Landlord pursuant to the terms of separate agreements between Landlord and Broker.

  

	13.	 No Offsets. Tenant hereby represents to Landlord that to the best of Tenant’s knowledge, as of the date of this Amendment, Tenant has no
defenses to or offsets against the full and timely payment and performance of each and every covenant and obligation required to be performed by Tenant under the terms of the Lease. 

 

	14.	 Conflicts. The terms of this Amendment prevail if there is a conflict with the terms of the Lease. 

 

	15.	 Headings. The headings or captions of the paragraphs in this Amendment are for convenience only and shall not act and shall not be implied to
act to limit or expand the construction and intent of the contents of the respective paragraph. 

  

	16.	 Binding Effect. This Amendment is binding upon and shall inure to the benefit of the parties and their respective successors and assigns (but
this reference to assigns shall not be deemed to act as a consent to an assignment by Tenant). 

  

	17.	 Ratification. The Lease, as amended and modified hereby, is ratified and confirmed by the parties as being in full force and effect.

 [Remainder of page intentionally left blank.] 

  

PAGE 4 

 EXECUTED as of the date first above written. 

 

			
	 LANDLORD:

	
	 TEACHERS INSURANCE AND ANNUITY ASSOCIATION OF AMERICA, a New York corporation, for the benefit of its Real Estate Account

		
	 By:
	 	 /s/ Duane C Hale

	 Name:
	 	 Duane C Hale

	 Title:
	 	 Director

	
	 TENANT:

	
	 E2OPEN, INC.,

	
	 a Delaware corporation

		
	 By:
	 	 /s/ Peter Maloney

	 Name:
	 	 Peter Maloney

	 Title:
	 	 CFO

  
 

 

  

PAGE 5 

 ATTACHMENT A 

to Third Amendment to Office Lease Agreement by and between 
 Teachers Insurance and Annuity Association of America, as Landlord, 
 and

 E2Open, Inc., as Tenant 
 FLOOR PLAN OF THE EXPANSION SPACE 
  
 

 

  

PAGE 1 

 ATTACHMENT B 

to Third Amendment to Office Lease Agreement by and between 
 Teachers Insurance and Annuity Association of America, as Landlord, 
 and

 E2Open, Inc., as Tenant 
 TENANT FINISH CONSTRUCTION 
  

	A.	 PLANS AND SPECIFICATIONS. Tenant shall submit to Landlord within 10 days after the date of this Amendment space plan(s) and other
information (collectively, the Space Plan) necessary or required by Landlord to complete the initial plans and specifications (the Initial Construction Documents) for the construction of the tenant finish in the Expansion Space.
Landlord shall prepare and submit the Initial Construction Documents to Tenant for Tenant’s approval as soon as practical after receiving the Space Plan. 

Within 10 days after receipt of the Initial Construction Documents, Tenant shall deliver to Landlord a notice either
approving or disapproving them. Any disapproval must specify in reasonable detail the reasons for the disapproval. If Tenant requests any changes in the Initial Construction Documents that vary from the Space Plan, any redrawing is at Tenant’s
expense. If Landlord does not receive a notice from Tenant disapproving the Initial Construction Documents within the 10-day period, Tenant is deemed to approve the Initial Construction Documents. Any redrawing of or changes in the Initial
Construction Documents requested by Tenant after Tenant’s initial approval is at Tenant’s expense. 

The approved Initial Construction Documents are referred to as the Construction Documents, and all work to be
performed by Landlord pursuant to the Construction Documents is referred to as the Tenant Finish Work. Landlord shall not be deemed to represent and warrant that the Construction Documents comply with applicable Laws, and Tenant, at its sole
cost and expense, is responsible for the Construction Documents and Tenant’s business operations at the Premises (as expanded hereby) complying with applicable Laws. 

 

	B.	 TENANT FINISH WORK. Landlord shall construct or cause to be constructed the Tenant Finish Work in substantial accordance with the
Construction Documents, subject to the Building Service Fee specified below. Tenant shall pay the Actual Cost (defined below) of all Tenant Finish Work in excess of $25,680.00 (the Work Allowance). The Work Allowance includes the cost of
preparing the Construction Documents. Tenant may use up to $10,272.00 of the Work Allowance for reimbursement of costs incurred for voice and data cabling, security, consultant fees, infrastructure costs, and moving expenses, provided that Tenant
submits to Landlord actual “paid” invoices and other information reasonably required by Landlord, substantiating such charges. The Work Allowance is available for Tenant’s use from

  

PAGE 1 

 
the date of this Amendment through February 28, 2013, after which Tenant’s right to same will expire and be of no further force and effect. 

The term Actual Cost means the cost of all labor and materials and all hard and soft costs, together with the
Building Service Fee of 5% of all hard costs, incurred by Landlord in performing the Tenant Finish Work or the Additional Work (defined below), as applicable. 
 If prior to commencement of the Tenant Finish Work Landlord determines, based on construction bids received by Landlord, that the Actual Cost of the Tenant Finish Work will exceed the Work Allowance,
Tenant shall pay the excess to Landlord. Landlord is not obligated to commence the Tenant Finish Work until it receives the excess payment from Tenant. 
 If during construction the Actual Cost of the Tenant Finish Work exceeds the Work Allowance and all amounts previously paid by Tenant to Landlord prior to the commencement of construction, Landlord shall
submit interim statements covering any excess costs incurred by Landlord under this Paragraph and Tenant shall pay the amount of the excess costs to Landlord. 
  

	C.	 ADDITIONAL WORK. If Landlord performs, at Tenant’s request and upon submission by Tenant and approval by Landlord of necessary plans and
specifications (as approved, the Additional Work Plans), any work over and above the Tenant Finish Work (Additional Work), including any Additional Work approved by change order or work order, the Additional Work is at Tenant’s
expense, regardless of any remaining balance of the Work Allowance. Landlord is not obligated to perform any Additional Work until Tenant pays Landlord the Actual Cost of the Additional Work, as estimated by Landlord. If the Actual Cost of the
Additional Work exceeds the estimated amount paid by Tenant, Tenant shall pay the excess to Landlord. 

  

	D.	 CENTRE ENGINEER. Tenant must use the fire alarm, mechanical, electrical, and plumbing engineer(s) of record for the Centre in connection with
any Tenant Finish Work or Additional Work affecting the Building’s fire alarm, mechanical, electrical, or plumbing systems. Landlord shall designate from time to time (i) the mechanical, electrical and plumbing engineer of record for the
Centre and (ii) the fire alarm contractor of record for the Centre. 

  

	E.	 PAYMENTS BY TENANT. All amounts payable by Tenant under this Attachment B are payable to Landlord as additional Rent
within 10 days after Tenant’s receipt of Landlord’s demand. 

  

	F.	 PUNCHLIST. When Landlord determines that it has substantially completed the Tenant Finish Work and any Additional Work, Landlord shall notify
Tenant. Within 3 business days after the date of Landlord’s notice to Tenant, Landlord and Tenant shall meet and inspect the Expansion Space. Tenant shall reasonably specify any part of the Tenant Finish Work or the Additional Work that is not
in substantial compliance with the Construction Documents by delivering a punchlist to Landlord on the next business day after the date of the inspection. Landlord shall correct the items shown on the punchlist that are not in substantial compliance
with the 

  

PAGE 2 

	 	 
Construction Documents with reasonable due diligence and will have access to the Expansion Space to do so. 

  

PAGE 3

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