Document:

exhibit101subleaseagreem

                                                               HPF Form (2018)                                    SUBLEASE AGREEMENT               This Sublease Agreement (the “Sublease Agreement” or “Sublease”) is made this  ___3rd    day of ______,June  2019 (the “Sublease Effective Date”), by and between Home Point Financial   Corporation, a New Jersey corporation, as successor-in-interest to Stonegate Mortgage   Corporation, an Ohio corporation (“Sublessor”) and eHealthinsurance Services, Inc., a Delaware   corporation (“Sublessee”).                                       RECITALS        WHEREAS, Sublessor currently leases office space located at 9190 Priority Way W Dr,   Indianapolis, IN 46240 consisting of approximately 77,431 rentable square of the building  commonly known as Building 74 (the “Building”) of the Precedent Office Park (as more  particularly described in the Primary Lease, as such term is subsequently defined herein, the  “Premises”);            WHEREAS, Sublessor intends to  retain a portion of the Premises consisting of   approximately 21,155 rentable square feet and referred to as 9190 Priority Way W Dr, Suites   100, 120 and 130 (the “Home Point Premises”);              WHEREAS, Sublessor intends to sublet to Sublessee a portion of the Premises consisting of   approximately 56,276 rentable square feet and referred to as 9190 Priority Way West Drive,   Suites 200 and 300 (the “Sublease Premises”), as shown on Exhibit “B” attached hereto and   made a part hereof; and        WHEREAS, Sublessee desires to sublease the Sublease Premises from Sublessor pursuant to   the terms hereof.        NOW THEREFORE, in consideration of good and valuable consideration, including the  promises and agreements hereafter set forth, the parties agree as follows:      1.    Primary Lease.        (a)  Sublessor  (as  lessee)  and  Precedent  Lakeside  Acquisitions,  LLC  (the  “Landlord”)      (successor in interest to Precedent Co-Investor, LLC, a Delaware limited liability company,      itself  successor  in  interest  to  PP  Indianapolis  IV Project  Corporation),  are  parties  to  that     certain Lease Agreement dated May 24, 2011 (the “Original Lease”), as amended by that      certain  Lease  Addendum  dated  May  21,  2012 (the “First  Addendum”),  that  certain  Lease      Addendum II dated July 2, 2012 (the “Second Addendum”), that certain Lease Addendum III      dated March 1, 2013 (the “Third Addendum”), that certain Lease Addendum IV dated March      1,  2013  (the  “Fourth  Addendum”)  and  that  certain  Fifth  Amendment  to  Lease  dated  

 

                                                                       September 7, 2016 (the “Fifth Addendum”), and together with the Original Lease, the First  Addendum, the Second Addendum the Third Addendum, the Fourth Addendum and the Fifth  Addendum, the “Primary Lease”), a copy of which is attached hereto as Exhibit “A” and by  reference  made  a  part  herein,  including  any  and  all  amendments,  assignments  and  modifications thereto.  There have been no further amendments and/or other modifications to  the Primary Lease other than as set forth in Exhibit “A.”   Sublessee desires to sublease the  Sublease Premises on the terms and conditions set forth in this Sublease Agreement, subject  to the terms and conditions of the Primary Lease.  Notwithstanding anything contained in the  Primary Lease to the contrary and except as stated herein,  Sublessee  shall  have  the  same  obligations, rights, and remedies under the Primary Lease, as incorporated herein, as to the  Sublease Premises, of Sublessor, as if Sublessee was a “lessee” or “tenant” under the Primary  Lease and Sublessee agrees perform faithfully and be bound by all of the terms, covenants,  conditions,  provisions  and  agreements  of  the  Primary  Lease,  as  incorporated  herein,  applicable to the Sublease Premises, other than the Excluded Obligations (as defined below).    (b) The terms, conditions and respective obligations of Sublessor and Sublessee to each other  under this Sublease shall be the terms and conditions of the Primary Lease, as incorporated  herein, except for (i) the Excluded Obligations (as defined below)) and (ii) those provisions  of the Primary Lease which are directly contradicted by this Sublease in which event the  terms of this Sublease shall control over the Primary Lease.  Therefore, for the purposes of  this Sublease and except as expressly provided herein, wherever in the Primary Lease the  word “Lessor” is used, it shall be deemed to mean the Sublessor herein; and wherever in the  Primary Lease the word “Lessee” is used, it shall be deemed to mean the Sublessee herein;  and wherever the word “Demised Premises” is used, it shall be deemed to mean the Sublease  Premises herein. For purposes of this Sublease, the “Excluded Obligations” shall mean and  include (i) any duties and obligations of Sublessor arising under the Primary Lease prior to  the Sublease Commencement Date, (ii) any duties and  obligations  of  Sublessor  under  the  Primary Lease relating to the Sublessor's use and possession of the Home Point Premises,  and (iii) the exclusions set forth in Section 1(c) below.     (c) Sublessee shall have no obligation to Sublessor or the Landlord to (i) cure any default of  Sublessor under the Primary Lease, (ii) repair any damage to the Sublease Premises caused  by  the  Sublessor,  (iii)  remove  any  alterations  or  additions  installed  within  the  Sublease  Premises by Sublessor or otherwise existing as of the Sublease Commencement Date, (iv)  indemnify  Sublessor  or Landlord  with  respect  to  any  negligence  or  willful  misconduct  of  Sublessor, or any of its officers, directors, employees, agents, representatives or invitees, or  Sublessor’s breach of this Sublease, or (v) discharge any liens on the Sublease Premises that  arise  out  of  any  work  performed  or  claimed  to  be  performed,  by  or  at  the  direction  of  Sublessor.  Except as set forth below and provided in Section 1(b) above, this Sublease, the  terms and conditions of this Sublease shall include all of the terms of the Primary Lease and  such terms are incorporated into this Sublease as if fully set forth herein, except that: (a) the                                                             Page 2 of 14                

 

                                                                             following provisions shall not be included: Sections 1.3, 1.4, 2.1, 2.2, 2.3, 2.4, 2.5, 2.6, 2.7,     2.8, 2.9, 3.1, 3.2, 3.4, 7.1 (second paragraph only), 19.1; 24.13, 24.16, 24.25, 24.26, 24.27,     24.28, 24.29, 24.30, 24.31 (first sentence only), Exhibit A, Exhibit B, Exhibit C, Exhibit D,     Exhibit  E,  Exhibit E-1,  Exhibit  G,  Exhibit  H,  Exhibit  H-1,  First  Addendum,  Second     Addendum,  Third  Addendum  and  Fourth  Addendum,  (b)  references  in  the  following     provisions to "Lessor" shall mean "Landlord" rather than Sublessor: Sections 4.2, 6.1, 6.2,     6.3, 8.1, 10.1, 10.2, 11.1 (first sentence only), 21.1, 23.1, 23.2, 23.3, 23.4, 23.5, 23.6, 24.3,     24.4 and Exhibit F; and (c) wherever there is a requirement to pay the costs and expenses of     "Lessor," Sublessee shall only be obligated to pay Landlord’s  costs and  expenses and  not     both Sublessor’s and Landlord’s costs and expenses.               (d) During the term of this Sublease, Sublessee does hereby expressly assume and agree to     perform  and  comply  with,  for  the  benefit  of  Sublessor  and  Landlord,  each  and  every     obligation  of  Sublessor  under  the  Primary  Lease,  as  incorporated  herein,  that  is  not  an     Excluded Obligation (collectively, the “Sublessee’s Assumed Obligations”).      2.    Sublease Term and Termination.         (a)  This Sublease shall commence on the later of (a) June 1, 2019 or (b) the date on which        the Landlord provides consent pursuant to Section 7 hereto and Sublessor delivers        possession of either Suite 300 or the entire Sublease Premises to Sublessee in the required        condition described below (the “Sublease Commencement Date”) and shall terminate on        October 31, 2022 (the “Sublease Termination Date”).  If Sublessor will not be able to        deliver Suite 200 on the Sublease Commencement Date, (i) Sublessor shall provide        Sublessee with 15 days prior written notice of such inability, (ii) Rent shall be prorated        accordingly based on the actual space occupied by Sublessee until Suite 200 is turned        over to Sublessee in the required condition and (iii) the Sublease Commencement Date        shall occur as to Suite 200 on the date Sublessor delivers Suite 200 to Sublessee in the        required condition.  Sublessor shall use commercially reasonable efforts to deliver Suite        300 to Sublessee in the required condition no later than June 1, 2019 and to deliver Suite        200 to Sublessee in the required condition not later than July 1, 2019.  Notwithstanding        anything to the contrary herein, (i) if Sublessor fails to deliver Suite 300 to Sublessee in        the required condition by June 1, 2019, then the date Sublessee is otherwise obliged to        commence payment of Rent as to Suite 300 shall be delayed by one day for each day that        the Sublease Commencement Date as to Suite 300 is delayed beyond such date and (ii) if        Sublessor fails to deliver Suite 200 to Sublessee in the required condition by July 1, 2019,        then the date Sublessee is otherwise obliged to commence payment of Rent as to Suite        200 shall be delayed by one day for each day that the Sublease Commencement Date as        to Suite 200 is delayed beyond such date.  Sublessor will deliver possession of the        Sublease Premises to Sublessee in good, vacant (other than FF&E remaining in                                                                 Page 3 of 14     

 

                                                                                accordance with Section 4(d), below), clean and otherwise  in the condition as of the date        hereof.         (b)  Sublessee shall be responsible for any costs, expenses, losses, penalties and damages in        amounts equal to those stated in the Primary Lease, as incorporated herein, and        indemnify and hold Sublessor harmless from the same, should it retain possession of the        Sublease Premises or otherwise holdover beyond the expiration of the Sublease or upon        earlier termination as provided herein or in the Primary Lease, as incorporated herein. If        Sublessee enters into a direct follow on lease with Landlord for the Home Point Premises,        Sublessor shall vacate and deliver the Home Point Premises to Landlord in the condition        required by the Primary Lease on or before October 31, 2022.          (c)  At the conclusion of the Sublease term, Sublessee shall not be required to remove any        improvements made to the Sublease Premises (unless such improvements were installed        by Sublessee and not expressly approved by Sublessor or Landlord) including, but not        limited to, cables, wiring or conduits.  Without limiting  the  foregoing, Sublessee shall        have no obligation to remove any alterations or improvements existing in the Sublease        Premises as of the Sublease Commencement Date.          Notwithstanding anything to the contrary herein or in the Primary Lease, upon the occurrence of  the Sublease Termination Date, Sublessee will be fully released and discharged from any further  obligation under this Sublease, except those obligations intended to survive the expiration or  earlier termination of this Sublease.    3.  Sublease Rent and Other Charges.  Sublessee agrees during the term of this Sublease to  pay the Rent (defined below) for the Sublease Premises.       (a)  Rent.  Sublessee shall pay to Sublessor as Rent for the Sublease Premises equal monthly        payments in advance, for the period starting on the Sublease Commencement Date and        then  on  the  first  day  of  each  month  thereafter  until  and  including  the  Sublease        Termination Date, as follows:                          Time Period*           Monthly Rent                June 1 - August 31, 2019 $0.00                September 1, 2019- May $71,986.38                31, 2020                June 1, 2020 – May 31, $74,145.97                2021                June 1, 2021 – May 31, $76,370.35                2022                June 1, 2022 – October 31, $78,661.46                2022                                                                  Page 4 of 14     

 

                                                                                  * If the Sublease Commencement Date occurs on a date later than June 1,              2019, the above schedule shall be adjusted to provide for three (3) full              calendar months of abated Rent from and after the Commencement Date              and three percent (3%) Rent adjustments on each anniversary  of the              Sublease Commencement Date.      Sublessee shall remit Rent payments in the monthly sums stated on or before the first day     of each month.      Rent Defined.  All monetary obligations of Sublessee to Sublessor under the terms of this     Sublease Agreement are deemed to be rent (“Rent”).  Rent shall be payable in lawful     money of the United States to Sublessor at the address  stated  herein  or  to  such  other     persons or at such other places as Sublessor may designate in writing.    (b)  Additional Rent. During the term of this Sublease, the Sublessee shall not be responsible     for the payment of any Additional Rent (as defined in Section 3.2 the Primary Lease).      Such  Additional  Rent  shall  remain  the  obligation  of  the  Sublessor.   Notwithstanding     anything to the contrary herein, Sublessor acknowledges and agrees that this Sublease is     intended to be a “full service” sublease and, except as expressly provided in this Section     3, Sublessee shall in no event have any obligation to perform or to pay directly, or to     reimburse Sublessor for, all or any portion of any premiums, claims, losses, fees, charges,     costs  and  expenses  for  taxes,  insurance  premiums,  operating  expenses,  common  area     charges, utilities or any other expenses for the operation, management, maintenance and     repair  (other  than  costs  for  repairs  related  to  damages  caused  by  Sublessee)  of  the     Premises or the Building.    (c)  Security Deposit.  Concurrently with Sublessee’s execution of this Sublease, Sublessee     shall  deposit  with  Sublessor  a  cash  sum  in  the  amount  of $71,986.38   (the  “Security     Deposit”).  Sublessor shall hold the Security Deposit as security for the performance of     Sublessee’s obligations under this Sublease and under the Primary Lease.  If Sublessee     defaults beyond applicable notice and cure periods on any provision of this Sublease or of     the  Primary  Lease,  Sublessor  may,  without  prejudice  to  any  other  available  remedy,     apply all or part of the Security Deposit to any rental or other sums in default; to any     amount Sublessor may spend or be obligated to spend exercising or protecting its rights     under the Sublease or the Primary Lease; or to any expense, loss or damage Sublessor     may suffer because of Sublessee’s default.  In the event Sublessor is required to apply     any  portion  of  the  Security  Deposit,  Sublessee  shall,  within  five  (5)  days  following     written notice thereof from Sublessor, replenish the Security Deposit by the amount so     applied by Sublessor.  Sublessor shall have no obligation to hold the Security Deposit in     an interest bearing account and Sublessee shall have no right to any interest that may be     earned on such funds.  The Security Deposit (less any amounts necessary to cure any then     existing  defaults  or  to  make  any  necessary  repairs that  are  Sublessee’s  obligation     hereunder) shall be returned to Sublessee within thirty (30) days after the expiration or     other termination of the Sublease.                                                                                                                 Page 5 of 14                

 

                                                                          4.    Use and Quiet Enjoyment of Sublease Premises.               (a)  Agreed Use.  The Sublease Premises shall be used and occupied by Sublessee only for     General Office use and such other uses as are permitted in the Landlord Consent (as defined     below) and for no other purpose.  Sublessee shall keep and maintain the Sublease Premises in     good  order  and  condition  in  accordance  with  the  Primary  Lease,  as  incorporated  herein,     including but not limited to Section 8.2.  Sublessee shall comply with all applicable rules and     regulations specified in the Primary Lease, including but not limited to Exhibit F thereto.      Notwithstanding anything in the Primary Lease or herein to the contrary, any invoices related     to  any  additional  services  and  materials  for  the  Sublease  Premises  requested  from  the     Landlord by Sublessee but presented to the Sublessor shall be promptly paid by Sublessee     when presented by Sublessor. Under no circumstances shall Sublessee request any additional     services or materials in violation of the Primary Lease.      (b)  Quiet  Enjoyment.  Upon  the  Sublease  Commencement  Date,  Sublessee  may  take     immediate possession of the Sublease Premises and retain use and possession thereof until     the  Sublease  Termination  Date  or  earlier  termination  of  this  Sublease.   Upon  request  by     Sublessee and without any cost or expense to Sublessee, Sublessor will use its best efforts to     cause  Landlord  to  perform  its  obligation  under  the Primary  Lease  for  the  benefit  of     Sublessee.  Sublessor agrees not to violate any of the terms and conditions of the Primary     Lease or cause the terms and conditions thereof to be violated.  Sublessor shall not cause or     permit  any  conditions,  act,  or  omission  that  would,  whether  or  not  with  notice  of  with     passage of time, constitute default under the Primary Lease.  Sublessor shall fully perform all     of its obligations under the Primary Lease to the extent Sublessee has not expressly agreed to     perform  such  obligations  under  this  Sublease.   Sublessor  shall  not  terminate  or  take  any     actions  giving  rise  to  a  termination  right  under  the  Primary  Lease,  amend  or  waive  any     provisions  under  the  Primary  Lease  with  respect  to the  Sublease  Premises  or  make  any     elections, exercise any right or remedy or give any consent or approval under the Primary     Lease  with  respect  to  the  Sublease  Premises  without,  in  each  instance,  Sublessee's  prior     written consent.           (c)  [Intentionally Deleted]          (d)  Furniture, Fixtures, and Equipment.  Sublessee shall have the right to utilize all existing     furniture, fixtures, and equipment in the Sublease Premises as of the Sublease     Commencement Date (the “FF&E”) for the duration of the Sublease and as of the Sublease     Termination Date or earlier termination or expiration of this Sublease , the ownership of all     furniture, fixtures, and equipment shall pass to the Sublessee at no cost.                                                                     Page 6 of 14     

 

                                                                             (e)  Parking.  Sublessee shall have the use of not less than 281 of the general parking spaces     specified in the Primary Lease during the term of the Sublease at no additional cost to     Sublessee.        (f)  Signage.  Sublessor and Sublessee acknowledge that the exterior building signage     described in Section 7.1 of the Primary Lease is not transferable per the terms of the Primary     Lease.  However, if Sublessee is successful in negotiating a direct lease with Landlord for the     Sublease Premises commencing on the expiration or earlier termination of this Sublease that     includes rights to the Highway 465 facing-exterior building signage (the “Hwy 465     Signage”), then, upon execution of such lease, Sublessee shall have the right to remove     Sublessor’s existing Hwy 465 Signage and replace such signage with Sublessee’s building     signage. All costs associated with removing any existing Sublessor signs and installing new     building signage shall be at Sublessee’s sole expense.  Notwithstanding the foregoing,     Sublessee shall be entitled to “Standard Signage” described in the first paragraph of Section     7.1 of the Primary Lease, at the sole cost of Sublessee.           (g)  AS-IS  Condition.  The  Sublease  Premises  shall  be  subleased  hereunder on  an  “as  is”     basis.  Sublessee accepts the Sublease Premises in its current, "as-is" condition. Other than as     described in Section 4(d) above, Sublessor shall have no obligation to furnish or supply any     other work, services, furniture, fixtures, equipment, or decorations. On or before the Sublease     Termination  Date  or  earlier  termination  or  expiration  of  this  Sublease,  Sublessee  shall     surrender  the  Sublease  Premises  in  broom  clean  condition.  The  obligations  of  Sublessee     hereunder  shall  survive  the  expiration  or  earlier  termination  of  this  Sublease.      Notwithstanding anything to the contrary herein, if Sublessee enters into a direct lease for the     Sublease  Premises  for  a  period  commencing  concurrently  with  the  expiration  date  of  this     Sublease, then Sublessee shall not be required to surrender the Sublease Premises as provided     in this Sublease and any continued occupancy of the Sublease Premises by Sublessee after     the  Sublease  Termination  Date  shall  be  pursuant  to such  direct  lease  rather  than  this     Sublease.       5.    Ind emnity       (a)    Sublessor.  Sublessor shall indemnify and hold harmless Sublessee and its officers,     employees  and  affiliates,  agents,  and  representatives  (collectively,  “Sublessee’s     Representatives”) from and against any and all actions or claims asserted against Sublessee     or Sublessee’s Representatives and shall reimburse Sublessee for any and all actual costs,     losses, liabilities, damages, charges, liens, deficiencies or expenses of any nature (including,     without limitation reasonable attorney’s fees and court costs) incurred by or assessed against     Sublessee or Sublessee’s Representatives, arising out of or resulting from any acts, errors, or     omissions of Sublessor or any agent, representative, or invitee of Sublessor, with respect to                                                                 Page 7 of 14     

 

                                                                             the Sublease Premises or in connection with the Primary Lease or this Sublease, including,     without limitation, any liability arising from Sublessor’s default thereof.             (b) Sublessee.   Sublessee  shall  indemnify  and  hold harmless  Sublessor  and  its  officers,     employees  and  affiliates,  agents,  and  representatives  (collectively,  “Sublessor’s     Representatives”) from and against any and all actions or claims asserted against Sublessor     or Sublessor’s Representatives and shall reimburse Sublessor from and against any and all     actions or claims asserted against Sublessor and shall reimburse Sublessor for any and all     actual costs, losses liabilities, damages, charges, liens, deficiencies or expenses of any nature     (including,  without  limitation,  reasonable  attorney’s  fees  and  court  costs)  incurred  by  or     assessed against Sublessor or Sublessor’s Representatives arising out of or resulting from any     acts, errors, or omissions of Sublessee in connection with this Sublease or Sublessee’s use of     the Sublease Premises, including any failure to comply with or perform Sublessee’s Assumed     Obligations or any breach of this Sublease.          6.    Sublessor’s Estoppel Certifications .  Sublessor  hereby  acknowledges  and  certifies  to  Sublessee that as of the Sublease Effective Date: (a) neither Sublessor nor Landlord is in default  under the Primary Lease and each has fully performed all of its obligations and responsibilities  thereof; (b) other than this Sublease, there is no existing sublease of the Premises or any part  thereof  and Sublessor  has  not  assigned  to any third-party  the  Primary  Lease  or  any  rights  or  interests therein, either directly or indirectly; (c) the Primary Lease is valid, in effect and has not  been amended (except as disclosed in Exhibit “A”) and the copy of the Primary Lease attached  hereto  as  Exhibit  A  is  a  true,  correct  and  complete  copy  of  the  Primary  Lease  and  (d)  to  Sublessor’s actual knowledge, the electrical, plumbing, life safety, heating, ventilating and air  conditioning systems serving the Sublease Premises are in good, working order and repair.    7.    Landlord Consent .  This  Sublease  is  expressly  conditioned  on  obtaining  the  written  consent  of  Landlord  in  a  form  reasonably  acceptable  to  Sublessor  and  Sublessee  (“Landlord  Consent”),  which  Landlord  Consent  shall  contain,  unless  waived  by  Sublessee,  Landlord’s  agreement that (i) Sublessee may use the Sublease Premises for General Office use and (ii) the  waiver  of  subrogation  set  forth  in  Section  14.1  of the  Primary  Lease  shall  apply  as  between  Landlord and Sublessee. Any fees and expenses incurred by the Landlord in connection with  requesting and obtaining such Landlord Consent shall be paid by Sublessor.   If Sublessor fails to  obtain Landlord’s consent as aforesaid within thirty (30) days after execution of this Sublease by  Sublessee,  then  Sublessee  may  terminate  this  Sublease  by  giving  Sublessor  written  notice  thereof, and Sublessor shall promptly return the Security Deposit to Sublessee.    8.    Renewal and Extension of Primary Lease.     Sublessor  shall  have  no  obligation,  and  Sublessee shall have no right or power, to exercise any option to renew or extend the term of the  Primary Lease or to exercise any expansion option, termination option, right of first refusal or  right of first offer under the Primary Lease.                                                                Page 8 of 14     

 

                                                                            9.  Miscellaneous.       (a) Amendment.  This Sublease Agreement may not be amended except by an instrument in     writing signed on behalf of each of the parties hereto.          (b) Counterparts.  This Sublease Agreement may be executed in multiple counterparts, each     of  which  shall  constitute  an  original,  but  all  of  which  shall  constitute  one  and  the  same     agreement.  Execution and delivery of this Sublease Agreement by facsimile transmission or     electronic mail (.pdf file) is binding the same as if original signed copies had been exchanged     by the parties hereto.           (c) Entire Agreement.  This Sublease Agreement contains the entire agreement between the     parties and supersedes all prior agreements, arrangements, and understandings relating to the     subject  matter  hereof.   There  are  no  written  or  oral  agreements,  understandings,     representations, or warranties between the parties other than those set forth in this Sublease     Agreement.          (d) Rights  Cumulative;  Waivers.   The  rights  of  each  of  the  parties  under  this  Sublease     Agreement are cumulative, may be exercised as often as any party considers appropriate, and     are in addition to each such party’s rights, except as otherwise modified herein, or by the     applicable law.  The rights of each of the parties hereunder shall not be capable of being     waived or varied otherwise than by an express waiver or variation in writing.  Any failure to     exercise  or  any  delay  in  exercising  any  of  such  rights  shall  not  operate  as  a  waiver  or     variation of that or any other such right.           (e) Notices.  All notices and other communications under this Sublease Agreement shall be     in writing and shall be deemed to have been duly given if delivered by hand, by overnight     courier, by registered mail, return receipt requested, postage repaid, or e-mail addressed to     the parties at the following address (or at such other addresses as shall be specified by like     notice):                    If to Sublessor, to:   Home Point Financial Corporation                                                       2211 Old Earhart Road, Suite 250                           Ann Arbor, Michigan 48105                           Attention: Kyle McGuire                           Email: kmcguire@hpfc.com                                                                                         Page 9 of 14     

 

                                                                                             with a copy to:                          Chief Legal Officer                        legal@hpfc.com          If to Sublessee, to:  eHealthInsurance Services, Inc.                        11919 Foundation Place, Suite 100                        Gold River, CA 95670                         Attention:  Kevin Brown                        Email: kevin.brown@ehealth.com                                                with a copy to:                        General Counsel                        legalreview@ehealth.com        (f)  Governing  Law.    This  Sublease  Agreement  shall  be  governed  by  and  construed  in  accordance  with  the  laws  of  the  State  of  Indiana  without  reference  to  the  choice  of  law  principle thereof.         (g) Severability.  In the case any provision in this Sublease Agreement shall be found by a  court of competent jurisdiction to be invalid, illegal, or unenforceable, such provision shall  be construed and enforced as if it had been more narrowly drawn so as not to be invalid,  illegal,  or  unenforceable,  and  the  validity,  legality,  and  enforceability  of  the  remaining  provisions of the Sublease Agreement shall not in any way be affected or impaired thereby.    (h) Successors  and  Assigns.   This  Sublease  Agreement  shall  be  binding  upon  the  parties  hereto and their respective permitted successors and assigns.    (i)  Third Party Beneficiaries.  This Sublease Agreement is intended for the sole benefit of  the parties hereto and their respective successors and permitted assigns, and there shall be no  other third party beneficiaries.    (j)   Default by Sublessee.  If Sublessee defaults in the payment of Rent or breaches any  other  covenant  or  agreement  of  this  Sublease  or  applicable  covenant  or  agreement  of  the  Primary Lease, Sublessor may exercise any remedies available at law or in equity, terminate  this Sublease, and with or without process of law, expel or remove Sublessee or any other  person or persons in occupancy from the Sublease Premises, together with their goods and  chattels, using such force as may be necessary in the judgment of Sublessor or its agent in so  doing, and repossess the Sublease Premises just as if the Sublessee repudiated this Sublease  and thereupon, in addition to Sublessor’s right to exercise any remedies available at law or in  equity.                                                               Page 10  of 14                

 

                                                                       (k) Attorney  Fees,  Costs,  etc.   If  any  action  at  law  or  in  equity,  including  an  action  for  declaratory  relief  is  brought  to  enforce  or  interpret  the  provisions  of  this  Sublease  Agreement,  the  prevailing  party  shall  be  entitled  to  recover  reasonable  attorney  fees  and  court costs from the other party.  Such fees may be set by the court in the trial of such action  or  may  be  enforced  in a  separate  action  brought  for  that  purpose.   Such  fees  shall  be  in  addition to any other relief that may be awarded.    (l)   Brokers.    Each party hereto represents and warrants to the other that it has not dealt  with  any  broker  other  than  Scotland  Wright  &  Associates,  LLC  and  CBRE  Group,  Inc.,  representing  Sublessor  (“Sublessor’s  Brokers”),  and  Newmark  Knight  Frank,  representing  Sublessee (“Sublessee’s Broker”), in connection with this Sublease.  Sublessor is responsible  for  paying  both  Sublessor’s  Brokers  and  Sublessee’s  Broker,  and  shall  pay  Sublessee’s  Broker  the  commission  specified  in  the  letter  of  intent  dated  April  2,  2019.   Each  of  Sublessor and Sublessee agrees to indemnify and hold the  other  harmless  from  all  claims  arising as a result of the indemnifying party’s breach of this Section.  The obligations of  Sublessor and Sublessee under this Section shall survive the expiration or earlier termination  of this Sublease.                                                                              Page 11  of 14                

 

IN WITNESS WHEREOF, the parties have executed this as of the dates set forth below to be  effective as of the Sublease Effective Date.   HOME POINT FINANCIAL CORPORATION             EHEALTHINSURANCE SERVICES, INC.  (Sublesso:                                   (Sublessee)    By:   Matthew Goodman                        By:  Title: Chief Administrative Officer          Title:   Date:           2019                         Date:             ,2019                                                                            Page 12 of 14  

 

IN WITNESS WHEREOF, the parties have executed this as of the dates set forth below to be  effective as of the Sublease Effective Date.   HOME POINT FINANCIAL CORPORATION               EHEALTHINSURANCE SERVICES. INC.  (Sublessor)                                    (Subtessei    By:   Matthew Goodman                          By:   David K. Francis  Title: Chief Administrative Officer            Title: COO                                                      Originally executed on  Date:          , 2019                          Date:   June     3,2019                                                                               Page 12 of 14  

 

                                                                        Exhibit A  Primary Lease                                                                                          Page 13  of 14                

 

                               LEASE AGREEMENT          THIS LEASE   AGREEMENT     (this "Lease") is made and entered into as of the   day of /VWy          , 2011 (the "Effective Date"), by and between PP INDIANAPOLIS IV   PROJECT    CORPORATION,     a  Delaware  corporation ("Lessor"), and STONEGATE   MORTGAGE CORPORATION, an Ohio corporation ("Lessee").                                   WITNESSETH THAT:                                       ARTICLE I                               Lease of the Demised Premises          Section 1.1. The Demised Premises. Lessor hereby leases to Lessee and Lessee hereby   leases from Lessor, upon and subject to the terms and provisions of this Lease, the Demised   Premises (as hereinafter defined) within the Building (as hereinafter defined) and any replacement,   reconstruction or restoration thereof, and any alterations, additions and improvements hereinafter   made to the Demised Premises, together with the nonexclusive right of reasonably adequate   ingress and egress to and from the Demised Premises over the roadways and driveways, as the   same shall be located from time to time, within the office park known as The Precedent Office   Park ("Office Park"). In addition, Lessee and its business invitees, employees and customers shall   have the non-exclusive right to use the Common Area of the Building as provided in Section 4.5   hereof. All of the foregoing shall be subject to the terms, covenants, conditions and provisions of   this Lease, the Rules of the Building (as hereinafter defined), and the Permitted Exceptions (as   hereinafter defined).          Section 1.2. Permitted Exceptions. Lessee's interest in the Demised Premises is and   shall be subject to the following (collectively, "Permitted Exceptions"):                (a)    A certain Second Amended and Restated Declaration of Development         Standards, Covenants and Restrictions for The Precedent, dated January 9, 1998, and         recorded January 12, 1998 (Instrument 98-5001), as amended, in the office of the         Recorder of Marion County, Indiana (collectively, such instrument as now existing and as         hereinafter amended or restated from time to time are referred to herein as the         "Declaration"); and                (b)   Present and future zoning laws, ordinances, resolutions and regulations of         the Consolidated City of Indianapolis, Indiana, and all present and future ordinances, laws,         regulations and orders of all boards, bureaus, commissions and bodies of any municipal,         county, state or federal government now or hereafter having or acquiring jurisdiction of         the Demised Premises or the use and improvement  thereof, as the same may be         supplemented or amended from time to time (collectively, the "Laws").          This Lease is granted and accepted upon and subject to the foregoing and the following   covenants, conditions, and restrictions, and each of the parties hereby expressly agrees to keep,    1/2597618.8 FINAL  

 

 perform and observe all the terms, covenants, conditions, and restrictions herein contained on its   part to be kept, performed and observed.          Section 1.3. Definitions. In addition to the other terms defined herein, the following list   of defined terms shall have the meanings set forth in this Lease as follows:                Building Address: 9190 Priority Way West Drive, Indianapolis, Indiana, 46240   (the "Building"), located in Marion County, Indiana and which is situated on the tract of land   described in Exhibit A attached hereto ("Land").          g     Demised Premises: Suite 300, consisting of the entire third floor of the Building   and containing 28,360 rentable square feet ("RSF") of office space, and depicted and shown on   Exhibit B attached hereto and made a part hereof.          C.    Term: Eleven (11) years          D.    Commencement   Date: Upon Substantial Completion of Lessor's Work as further   defined in Article II          E.    Expiration Date: Eleven years from the Commencement Date                Early Entry Date: Two (2) weeks prior to Substantial Completion          (j    Base Annual Rent:                Period                     PSF              Base Annual Rent #               Month 1 -Month 24:                      (a)               $17.00             $409,802.00*+               plus   (b)               $  1.24            $35,166.40**               Month 25 -Month 36       $18.24             $517,286.40**               Month 37-Month 72        $19.34             $548,482.40**               Month 73-Month 132       $19.99             $566,916.40**               #Annualized               + See Section 3.1 below               *Based on 85% of RSF               **Based on 100% of RSF          H     Monthly Rental Installment:                Period                   Monthly Rental Installment               Month 1 - Month 24                     (a)                $34,150.17*+               plus  (b)                $2,930.53**               Month 25 - Month 36      $43,107.20**               Month 37 - Month 72      $45,706.87**               Month 73 - Month 132     $47,243.03**               + See Section 3.1 below.                                         2  1/2597618.8 FINAL  

 

            * Based on 85% of RSF              **Based on 100% of RSF               Base Year for Real Estate Taxes: 2011               Base Year for Building Operating Expenses: 2011         K     Percentage of Excess Building Operating Expenses: 36.04%               Percentage of Excess Real Estate Taxes: 36.04%         M.    Permitted Use: General office use incident to Lessee's business of mortgage loan  origination and servicing.         N.    Security Deposit: See Section 3.4.         O.    Broker(s): CB  Richard Ellis, Inc./Rick Trimpe ("Lessor's Broker") and CB  Richard Ellis, Inc./John Vandenbark ("Lessee's Broker")         p     Address for payments and notices as follows:               Notices to Lessor:        PP Indianapolis IV Project Corporation                                        c/o HDG Mansur Investment Services, Inc.                                        10 West Market Street                                        Suite 1200                                        Indianapolis, Indiana 46204-2960                                        Attention: Fund Asset Management               With a copy to:           Gail Burlant, Esq.                                        HDG Mansur Investment Services, Inc.                                        780 Third Avenue, 27th Floor                                        New York, NY 10017               Rent Payments to:         by wire transfer to the following account:                                         ABA No.:          026009593                                        Account number:    5801019190                                         or by check to the following address:                                         PP Indianapolis IV Project Corporation                                        2611 Paysphere Circle                                        Chicago, Illinois 60674                                         or by ACH transfer to the following:                                          3  1/2597618.8 FINAL  

 

                                      Bank of America                                        ABA # 071000039                                        PP Indianapolis IV Project Corporation                                        Account # 5801019190               Notices to Lessee:         Prior to Commencement Date:     Stonegate Mortgage Corporation                                        10412 Allisonville Road, Suite 250                                        Fishers, IN 46038                                        Attn: Jim Cutillo, President         On and after Commencement Date: Stonegate Mortgage Corporation                                        9190 Priority Way West Drive, Ste 300                                        Indianapolis, IN 46240                                        Attn: Jim Cutillo, President         Section 1.4. Exhibits. The following Exhibits are attached to and made a part of this  Lease:                      Exhibit A          Legal Description of the Land                     Exhibit B          Final Space Plan                     Exhibit C          Plans                     Exhibit D          Letter of Understanding                     Exhibit E          Letter of Credit Terms and Form                     Exhibit F          Rules of the Building                     Exhibit G          Termination Fee Schedule                     Exhibit H          Form of Memorandum of Lease                     Exhibit H-l        Form of Release of Memorandum of Lease                                      ARTICLE II                                  Term and Possession         Section 2.1. Term.  Subject to and upon the terms and conditions set forth herein,  and/or in any exhibit or addendum hereto, this Lease shall continue in force for the Term  beginning on the Commencement Date and ending on the Expiration Date. The Commencement  Date shall be effective only from the time that Lessor's Work, as defined below, in preparation of  the Demised Premises for occupancy by Lessee has been substantially completed in accordance  with the terms and conditions set forth herein. If, as a result of the Commencement Date being  other than the first day of a month, this Lease would expire on a day other than the last day of a  month, the Term shall be extended through the last day of that month.         Section 2.2. Preparation of Demised Premises. Lessor agrees to perform and complete  the work required of Lessor ("Lessor's Work") for preparation of the Demised Premises for  occupancy by Lessee as a "turn-key" tenant improvement package, said Lessor's Work to be                                         4  1/2597618.8 FINAL  

 

 based on the final space plan attached hereto as Exhibit B (hereafter referred to as the "Space  Plan") and construction drawings to be provided by Lessor and agreed upon by Lessor and Lessee   by separate written agreement, which approved construction drawings shall be attached hereto as   Exhibit C (hereafter referred to as the "Plans"). Except as otherwise provided in the Space Plan   or the Plans, Lessor's Work shall include finish selections chosen from Lessor's building standard.          If Lessee requests any change, addition or alteration ("Additional Work") of the Space  Plan or to the Plans after the same have been finalized by the parties, including that any finish   selections are made by Lessee that are not included in Lessor's building standard or in the Space  Plan, and Lessor approves of such Additional Work, which approval Lessor agrees shall not be   unreasonably withheld, Lessor shall promptly give Lessee an estimate of (i) the cost of such   changes and (ii) the resulting delay in the delivery of the Demised Premises to Lessee and a   proposed change order for the Additional Work in the standard form then in use by Lessor.   Within five (5) business days after receipt of such estimate and change order, Lessee shall give   Lessor written notice whether Lessee elects to proceed with such Additional Work, and if so   Lessee shall execute and deliver to Lessor such change order and shall pay to Lessor the entire   cost of the Additional Work, as reflected in Lessor's estimate of such cost, and Lessor shall   thereafter undertake such Additional Work. If Lessee fails to execute or deliver such change   order and pay the entire cost of such Additional Work within such 5 business day period, then   Lessor shall not be obligated to do any of the Additional Work and may proceed to do only the   Lessor's Work, as specified in the Plans.          Except for (i) Lessor's Work and any Additional Work, (ii) all other work, upgrades or   improvements that are the obligation of Lessor under this Lease, and (iii) any other provision of   this Lease to the contrary, Lessee accepts the Demised Premises in its "AS-IS" condition.          Section 2.3. Early Entry Date. On or after the Early Entry Date, Lessee shall have the   right and privilege of going onto the Demised Premises to complete interior decoration work and   otherwise complete preparation of the Demised Premises for Lessee's occupancy; provided,   however, that Lessee shall be responsible for the cost of any repairs to the Demised Premises   necessitated by damage caused by its occupancy of the Demised Premises for the performance of   the work described herein. Lessee's schedule for such work shall be communicated with Lessor in   advance, who shall then have the right to reschedule such work to avoid interference with   Lessor's Work. Occupancy by Lessee prior to the Commencement Date shall be subject to all the   terms and provisions of this Lease other than payment of Rent.          Section 2.4. Lessee's Acceptance of the  Demised  Premises. Upon   substantial  completion of Lessor's Work as herein provided, Lessee shall execute a letter of understanding,  substantially in the form attached hereto as Exhibit D. acknowledging (a) the Commencement  Date and Expiration Date of this Lease, and (b) that Lessee has accepted the Demised Premises   for occupancy and that the condition of the Demised Premises, including the Lessor's Work and   Additional Work, if applicable, constructed thereon, was at the time satisfactory and in conformity   with the provisions of this Lease and the Plans in all respects, except for any defects or omissions  as may be listed in any final inspection "punch-list". The "punch-list" shall be created during a   final inspection at which Lessee or its designated representative is present. Lessor shall thereafter  correct all such defects or omissions within thirty (30) days after execution of the letter of                                         5  1/2597618.8 FINAL  

 

understanding; provided, however, that if any item on the "punch-list" is not capable of being  cured or repaired within such thirty (30) day period, Lessor shall have such additional time as is  necessary to complete the fix or repair provided Lessor is proceeding with reasonable diligence.  Such letter of understanding shall become a part of this Lease. For purposes of this Lease, the  terms "substantial completion," "substantially complete" and any logical derivations thereof with  respect to Lessor's Work shall mean completion of Lessor's Work in substantial compliance with  the Plans, to the extent necessary in order for Lessee to comfortably occupy and conduct normal  business operations in the Demised Premises (except for minor finish-out and "punch-list" items).  If Lessee disagrees with Lessor's notice that indicates that Lessor's Work has been substantially  completed (except for minor finish-out and "punch-list" items), Lessee shall notify Lessor in  writing of such disagreement within seven (7) days of receipt of such notice. If Lessee fails to  dispute substantial completion and fails to execute the letter of understanding within seven (7)  days of being notified by Lessor of substantial completion of Lessor's Work, Lessee shall be  deemed to have accepted the Demised Premises in the manner described in this Section, even  though the letter of understanding provided for herein may not have been executed by Lessee. If  Lessee timely notifies Lessor of its disagreement with substantial completion, Lessor and Lessee,  or their designated representatives, shall meet within seven (7) days in an attempt to resolve the  disagreement. If Lessor and Lessee cannot agree upon a resolution, they shall select a mutually  agreeable, licensed architect to determine whether or not substantial completion of Lessor's Work  has occurred, which determination shall be final. If the parties cannot agree upon an architect,  they shall each select one, and the two selected architects will then select a third architect who  shall make the determination. The fees of any mutually agreed upon architect, or if applicable, the  third architect, shall be shared equally by Lessor and Lessee. The fees of each party's respective  architect, if applicable, shall be borne by that party.         Section 2.5. Option to Extend. Lessee shall have one (1) option to extend the Term of  this Lease for a period of five (5) consecutive years (referred to herein as the "Extension Option")  upon and subject to the following terms and conditions:               (a)    If Lessee wishes to exercise the Extension Option, Lessee must notify        Lessor, in writing, at least nine (9) months prior to the expiration of the initial eleven (11)        year term (the "Initial Term") (such notice from Lessee being referred to herein as the        "Extension Notice"), of Lessee's election to exercise the Extension Option. If Lessee        timely and properly exercises the Extension Option, the five (5) year extension period (the        "Extended Term"; and, together with the Initial Term, the "Term") shall commence on the        day immediately following the expiration of the Initial Term and shall expire on the day        before the fifth anniversary of the commencement of the Extended Term.               (b)    Lessee's lease of the Demised Premises during the Extended Term shall be        upon and subject to the terms and conditions of this Lease as in effect at such time, except        that the Base Annual Rent for the Demised Premises during the Extended Term shall be at        the Market Rental Rate (as defined in subsection (g) below).               (c)    Lessee's Extension Notice shall specify whether Lessee is exercising the        Extension Option for (i) the entirety of the Demised Premises being leased by Lessee at        the time of the Extension Notice or (ii) less than all of the Demised Premises being leased                                         6  1/2597618.8 FINAL  

 

      by Lessee at the time of the Extension Notice (but not less than 75% of the total rentable        square footage being leased by Lessee at the time of such Extension Notice) (the        "Reduced Demised Premises"); provided that the portion of the Demised Premises that        would  not be leased during the Extension Term (the "Terminated Space") must be        acceptable to Lessor in terms of Lessor's ability to demise the Terminated Space to a new        lessee. If Lessee exercises the Extension Option for a Reduced Demised Premises        according to the terms and conditions of this Section, Lessee shall surrender full and        complete possession of the Terminated Space to Lessor on or before the expiration of the        Initial Term, broom-clean, in good order, condition and repair (reasonable wear and tear        excepted), and otherwise in accordance with the requirements of this Lease. If Lessee        timely and properly exercises the Extension Option for a Reduced Demised Premises,        Lessor and Lessee acknowledge and agree that Lessor's demising of the Terminated        Space shall be completed while Lessee is in possession of the Demised Premises. Lessee        agrees to cooperate with Lessor to avoid any unnecessary interference with Lessor's        demising of the Terminated Space, and Lessor agrees to use commercially reasonable        efforts to avoid any unnecessary interference with the conduct of Lessee's business in the        remainder of the Demised Premises.               (d)    Upon Lessor's or Lessee's request. Lessee and Lessor shall execute a        written addendum to this Lease confirming Lessee's exercise of the Extension Option, the        commencement and expiration dates of the Extended Term, the Base Annual Rent (which        shall be equal to the Market Rental Rate) and Monthly Rental Installments for the        Extended Term, the size and floor plan of the Demised Premises during the Extension        Term (if Lessee exercise the Extension Option pursuant to subsection (c)(ii) above), and        such other matters as Lessor or Lessee shall reasonably request.               (e)    Notwithstanding the foregoing, the Extension Option shall be void and        ineffective if: (i) either at the time that Lessee provides the Extension Notice or at the time        the Extended Term is to commence, (A) Lessee is not in possession of the entire Demised        Premises being leased by Lessee at such time or (B) any default by Lessee exists with        respect to this Lease; (ii) this Lease has been terminated either prior to the time that        Lessee provides its Extension Notice or prior to the time the Extended Term is to        commence;  or (iii) Lessee does not timely exercise the Extension Option as provided        above.               (f)    The Extension Option granted to Lessee under this Section 2.5 is personal        to Stonegate Mortgage Corporation and may not be assigned or transferred by Stonegate        Mortgage  Corporation to any person or entity without the prior written consent of        Lessor, which consent may be withheld or granted in Lessor's sole and absolute discretion.         Any  attempted assignment or transfer by Stonegate Mortgage Corporation of its        Extension Option to any person or entity shall be void and ineffective.               (g)    As used in this Lease, the term "Market Rental Rate" means, as to any        space subject to this Lease for which it is being determined (the "Subject Premises"), the        annual amount of base rent that a willing tenant would pay and a willing landlord would        accept in an arm's length, bona fide negotiation for lease of the Subject Premises to be                                         7  1/2597618.8 FINAL  

 

      executed at the time of determination and to commence on the commencement of the        Extended Term, based upon other lease transactions made for other comparable office        buildings in the North Suburban Indianapolis office market, taking into consideration all        relevant terms and conditions of any comparable leasing transactions, including, without        limitation: (i) location, quality and age of the Building (taking into consideration        renovations); (ii) use and size of the space in question; (iii) location and/or floor level        within the building; (iv) extent of leasehold improvement allowances; (v) the amount of        any abatement of rental or other charges; (vi) parking charges or inclusion of same in        rental; (vii) refurbishment and repainting allowances; (viii) any and all other concessions        or inducements; (ix) extent of services to be provided; (x) distinction between "gross" and        "net" lease; (xi) base year or dollar amount for escalation purposes (both operating costs        and ad  valorem/real estate taxes); (xii) any other adjustments (including by way of        indexes) to base rental; (xiii) credit standing and financial stature of the tenant; and (xiv)        length of term. In the event that Lessor and Lessee are unable to agree on the Market        Rental Rate, as defined hereinabove, by the date which is eight (8) months prior to the        commencement of the Extended Term (the "Trigger Date"), then the Market Rental Rate        shall be determined in accordance with the terms of subsection (h) below.               (h)    If Lessor and Lessee are unable to reach agreement on the Market Rental        Rate by the Trigger Date, then within five (5) days thereafter, Lessor and Lessee shall        each simultaneously submit to the other in a sealed envelope its good faith estimate of the        Market Rental Rate for the Extended Term (each a "Market Rental Rate Proposal"). If        either Lessor or Lessee fails to propose a Market Rental Rate at such time, then the        Market Rental Rate for the Extended Term proposed by the other party shall prevail. If        the higher of such proposals is not more than one hundred five percent (105%) of the        lower, then the Market Rental Rate shall be the average of the two. Otherwise, the        dispute shall be resolved in accordance with the remainder of this subsection (h). Within        ten (10) days after the expiration of the foregoing five (5) day period, Lessor and Lessee        shall each appoint one (1) Appraiser (as hereinafter defined). If either party fails to timely        select an Appraiser, then the other party may appoint a second Appraiser within five (5)        days after expiration of the initial ten (10) day selection period. The two Appraisers shall        then have fifteen (15) days after the appointment of the second Appraiser in which to        determine whether the Lessor's or the Lessee's Market Rental Rate Proposal should be        utilized. In the event that the two Appraisers are unable to agree on either the Lessor's or        the Lessee's Market Rental Rate Proposal with such fifteen (15) day period, then the two        Appraisers shall pick a third Appraiser within five (5) days after the expiration of such        fifteen (15) day period. If the three (3) Appraisers, with fifteen (15) days thereafter,        cannot unanimously agree upon either the Lessor's or the Lessee's proposed Market        Rental Rate, then each of the three Appraisers shall immediately select one of the two        proposals, and the selection of either the Lessor's or the Lessee's Market Rental Rate        Proposal by any two (2) of the three (3) Appraisers shall be final and conclusive for all        purposes in determining Market Rental Rate. The parties understand, stipulate and agree        that there will be no compromise, modification or averaging of the Lessor's and Lessee's        Market Rental Rate Proposals, and the Appraisers must select one or the other, and that        the proposed Market Rental Rate selected by the foregoing arbitration procedure shall be                                        8  1/2597618.8 FINAL  

 

      final, binding, conclusive and effective on Lessor and Lessee for purposes under this        Lease, and same shall not be subject to judicial review, mediation or any other legal        proceeding. Notwithstanding anything to the contrary in this subsection, within five (5)        days after determination of the Market Rental Rate by the Appraiser or Appraisers, as and        if applicable, but in any event no later than the date which is six (6) months prior to the        commencement  of the Extended Term, either Lessor or Lessee shall have the right to        reject the selected Market Rental Rate (if the Appraiser-selected Market Rental Rate is        not such party's Market Rental Rate Proposal) by written notice to the other party, in        which case Lessee's Extension Notice shall be deemed revoked and Lessee's Extension        Option shall automatically terminate and be of no further force or effect. As used herein,        the term "Appraiser" shall mean an Indiana licensed real estate broker or appraiser with at        least ten (10) years experience in office leasing transactions in North Suburban        Indianapolis office market. The fees of the third Appraiser, if applicable, shall be shared        equally by Lessor and Lessee. The fees of each party's respective Appraiser, if applicable,        shall be borne by that party.                                      ARTICLE III                                          Rent         Section 3.1. Base Annual Rent. Lessee hereby covenants and agrees to pay the Base  Annual Rent by paying Lessor during the Term of this Lease the Monthly Rental Installments and  further covenants and agrees to pay the Additional Rent herein reserved (collectively, the "Rent"),  all of which shall be payable in lawful money of the United States, without any setoff or deduction  whatsoever, except as may be expressly provided in this Lease, and without relief from valuation  and appraisement laws and with costs of collection and reasonable attorneys' fees. The Monthly  Rental Installments shall be payable to Lessor, in advance, in consecutive monthly payments on  the first day of each calendar month during the Term of this Lease. Payments are to be made to  Lessor at the address specified in Section 1.3 P. hereof, or to such other person or entity or to  such other address as Lessor may designate in writing from time to time. If the Commencement  Date shall occur upon a day other than the first day of the calendar month, then Lessee shall pay,  upon the Commencement  Date the sum of (x) that portion of the Monthly Rental Installment  prorated on a per diem basis (calculated based on the number of days of the month) with respect  to the fractional calendar month preceding the first full calendar month and (y) the Monthly Rental  Installment for the first full calendar month. Lessee's obligation to pay all Rent due under this  Lease shall survive the expiration or earlier termination of this Lease.         Notwithstanding the provisions of Section 1.3(G) and Section 1.3(H) of this Lease to the  contrary, so long as Lessee is not in default under this Lease, Lessee shall be entitled to a partial  abatement of Monthly Rental Installments, in the amount of Thirty-Four Thousand One Hundred  Fifty and 17/100 Dollars ($34,150.17) per month for twelve (12) consecutive full calendar months  of the Term, beginning with the first full calendar month of the Term (the "Base Rent Abatement  Period"). The total amount of Monthly Rental Installments abated during the Base Rent  Abatement Period shall equal Four Hundred Nine Thousand Eight Hundred Two and 04/100  Dollars ($409,802.04) (the "Abated Base Rent"). If Lessee defaults at any time during the Term  and fails to cure such default within any applicable cure period under this Lease, all Abated Base                                         9  1/2597618.8 FINAL  

 

Rent shall immediately become due and payable. The payment by Lessee of the Abated Base Rent  in the event of a default shall not limit or affect any of Lessor's other rights or remedies pursuant  to this Lease or at law or in equity. During the Base Rent Abatement Period, only that portion of  Monthly Rental Installments as indicated above shall be abated, and all other portions of the  Monthly Rental Installments, and all Additional Rent and other costs and charges specified in this  Lease shall remain as due and payable pursuant to the provisions of this Lease.         Section 3.2. Additional Rent. All sums hereinafter designated Additional Rent, and all  other sums provided in this Lease to be paid by Lessee, including, but not limited to, those  specifically indicated in Sections 2.2, 3.3, 6.2 and 8.2 hereof, if any, and all damages, costs and  expenses, including reasonable attorneys' fees, which Lessor may incur by reason of any default by  Lessee or failure on Lessee's part to comply with the terms of this Lease, including, without  limitation, amounts due Lessor pursuant to Section 15.3 hereof, shall be deemed to be "Additional  Rent". In the event of nonpayment thereof by Lessee, Lessor shall have all of the rights and  remedies with respect thereto as Lessor has for nonpayment of the Rent as hereinafter provided.         In addition to the Base Annual Rent payable by Lessee under the provisions of Section 3.1  hereof, Lessee shall pay to Lessor, as Additional Rent, Lessee's Proportionate Share of Excess  Building Operating Expenses and Proportionate Share of Excess Real Estate Taxes as hereinafter  provided for in this Section. For purposes of this Section, the parties hereto agree upon the  following definitions:         A.    The term "lease year" shall mean each of those calendar years commencing with  and including the year during which the Term of this Lease commences, and ending with the  calendar year during which the Term of this Lease (including any extensions or renewals) expires  or terminates.         B     The  term "Office Park Common  Area" shall mean all of the common area  encumbered by the Declaration and used in common by the various occupants of buildings located  within the Office Park, such as streets, parking areas, the lake, common areas, maintenance office,  etc.               The term "Real Estate Taxes" shall mean and include all personal property taxes  relating to Lessor's personal property located in the Building and used or useful in connection  with the operation and maintenance thereof, real estate taxes, installments of special assessments,  including interest thereon, relating to the Land and the Building and all other governmental  charges, general and special, ordinary and extraordinary, foreseen as well as unforeseen, of every  kind and nature whatsoever, or other tax, however described, which is levied or assessed by the  United States of America or the State of Indiana or any political subdivision thereof, relating to  the Building and/or the Land and payable during the respective lease year. Real Estate Taxes shall  not include any income tax, estate tax, or inheritance tax and shall not include any transfer taxes  associated with the sale or transfer of the ownership of the Building.         D.    The term "Excess Real Estate Taxes" for an applicable lease year shall mean the  amount of Real Estate Taxes payable during such applicable lease year for the Building (and the                                         10  1/2597618.8 FINAL  

 

 Land of which it is a part) in excess of the amount of Real Estate Taxes for the Building and Land   payable for the Base Year for Real Estate Taxes.          E.    The term "Office Park Common Area Expenses" shall mean and include all actual   expenses incurred with respect to maintaining the Office Park Common Area, as determined by an   owners' association that has been established, in part, to oversee the maintenance of the Office   Park. Such Office Park Common  Area Expenses may  include, but shall not be limited to,   insurance premiums, maintenance and repair costs, steam, electricity, water, gas, sewer and other   utility charges, fuel, lighting, trash and rubbish removal, wages paid to employees of the owners'   association or management company, whose duties are connected with the operation and   maintenance of the Office Park Common Area; amounts paid to contractors or subcontractors for   work or services performed in connection with the operation and maintenance of the Office Park   Common Area; all payroll taxes, unemployment insurance costs, vacation allowance and the cost   of providing disability insurance or benefits, pensions, profit sharing benefits, hospitalization,   retirement or other so-called fringe benefits, and any other expense imposed on an owners'   association, its contractors or subcontractors pursuant to law or pursuant to any collective   bargaining agreement covering such employees, all service supplies, repairs, replacement or other   expenses for maintaining and operating the Office Park Common Area, reasonable attorneys' fees   and all other costs in connection with the appeal or contest of real estate or other taxes or levies,   snow removal, real estate taxes for the Office Park Common Area, including without limitation,   installments of special assessments including interest thereon, relating to the Office Park Common   Area and all other governmental charges general and special, ordinary and extraordinary, foreseen   as well as unforeseen of any kind and nature whatsoever or other tax however described which is   levied or assessed by the United States of America or the State of Indiana, or any political   subdivision thereof against an owners' association as a result of its ownership of the Office Park   Common  Area and payable during the respective lease year, and such other expenses as may be   ordinarily incurred in the operation and maintenance of the Office Park Common Area and not   specifically set out herein, including reasonable management fees.          The term "Office Park Common Area Expenses" shall not include expenses incurred in   enlarging the Office Park Common Area, interest or principal payments on any mortgage or other   indebtedness, depreciation allowance or expenses, any income taxes or inheritance taxes, expenses   that are reimbursed through other sources such as insurance proceeds, or construction of capital   improvements within the Office Park Common Area, unless such capital improvements are   deemed necessary and appropriate by the Office Park owner's association for the preservation or   maintenance of the Office Park Common Area, in which case the amortized costs for such capital   improvements shall be included in Office Park Common Area Expenses.                The  term "Building Operating Expenses" shall mean and include all expenses   incurred with respect to the maintenance and operation of the Building and the Land as   determined by Lessor's accountants in accordance with generally accepted accounting principles   consistently followed, including, but not limited to insurance premiums, maintenance and repair   costs, steam, electricity, water, sewer, gas and other utility charges, fuel, lighting, window   washing, janitorial service, trash and rubbish removal, security system repair and monitoring,   wages payable to employees of Lessor or the property management company, whose duties are   connected with the operation and maintenance of the Building and Land; amounts paid to                                         11  1/2597618.8 FINAL  

 

contractors or subcontractors for work or services performed in connection with the operation  and maintenance of the Building and the Land; all payroll taxes, unemployment insurance costs,  vacation allowances and the cost of providing disability insurance or benefits, pensions, profit  sharing benefits, hospitalization, retirement or other so-called fringe benefits, and any other  expenses imposed on Lessor, its contractors or subcontractors pursuant to law or pursuant to any  collective bargaining agreement covering such employees, all services, supplies, repairs,  replacements, or other expenses for maintaining and operating the Building and the Land,  reasonable attorneys' fees and costs in connection with the appeal or contest of real estate or other  taxes or levies and such other expenses as may be ordinarily incurred in the operation and  maintenance of the Building and the Land and not specifically set out herein, including reasonable  management fees not to exceed the average cost of management fees that are then being charged,  from time to time, for the management by third party (non owner) management companies of  comparable office buildings in the North Suburban Indianapolis office market, priced on an  individual building basis rather than on a portfolio basis. Building Operating Expenses shall also  include the Building weighted pro rata share of the Office Park Common Area Expenses as  determined by Lessor pursuant to E. above. An affiliate of Lessor may provide services, the cost  of which would be includable as Building Operating Expenses, only to the extent that not less than  two additional bids for such services have been obtained from independent vendors, contractors  or suppliers, and the cost payable to the affiliate for the work does not exceed the lesser of (i) one  hundred five percent (105%) of the lowest bid, or (ii) the average of the two independent bids.         The term "Building Operating Expenses" shall not include expenses incurred at the specific  request of a specific lessee which benefits only that lessee for services or operations of a nature  not generally available to or provided for other lessees in the Building; any capital improvements  to the Building other than replacements required for normal maintenance and repair, nor shall it  include repairs, restoration or other work occasioned by fire, windstorm or other insured casualty,  expenses incurred in leasing or procuring lessees, leasing commissions, advertising expenses,  expenses for renovating space for new lessees, legal expenses incident to enforcement by Lessor  of the terms of any lease, interest or principal payments on any mortgage or other indebtedness,  depreciation allowance or expense. Notwithstanding the foregoing, in the event Lessor installs  equipment in or makes improvements or alterations to the Building, which reduce energy costs,  maintenance costs or other operating expenses or which are required under any governmental law,  regulation or ordinance, which were not required at the Commencement Date of this Lease,  Lessor may include in Building Operating Expenses reasonable charges for interest on such  investment and reasonable charges for depreciation on the same so as to amortize such investment  over the reasonable life of such equipment, improvement or alteration on a straight line basis;  provided, however, in no event shall the annual amount of all sums for improvements installed for  the purpose of reducing energy costs, maintenance costs or other operating expenses exceed  Lessor's reasonable estimate of the annual savings in operating expenses arising out of the  installation of such equipment, improvement or alteration.               The  term "Excess Building Operating Expenses" shall mean the amount of  Building Operating Expenses in excess of the actual Building Operating Expenses for the Base  Year for Building Operating Expenses, which includes the Building Operating Expenses adjusted  to one hundred percent (100%) occupancy for the Base Year.                                        12  1/2597618.8 FINAL  

 

      Notwithstanding anything to the contrary herein, so long as there has been no Event of  Default under this Lease during the Term and so long as no default by Lessee then exists under  this Lease, Building Operating Expenses shall not increase by more than five percent (5%) per  lease year on a cumulative basis, during the Term hereof, with respect to Controllable Building  Operating Expenses. "Controllable Building Operating Expenses" mean those Building Operating  Expenses consisting of janitorial costs, landscaping (other than snow and ice removal) and  management fees; provided, however, that Lessor and Lessee agree that in the event that the  company  that provides the janitorial services to the Demised Premises becomes unionized,  janitorial costs will be deemed removed from the definition of Controllable Building Operating  Expenses. No other Building Operating Expenses shall be subject to the annual cap on increases.         H     Anything herein to the contrary notwithstanding, it is agreed that in the event the  Puilding is not fully occupied during any lease year, a reasonable and equitable adjustment shall be  made by Lessor in computing the Building Operating Expenses for such year so that the Building  Operating Expenses shall be adjusted to the amount that would have been incurred had the  Building been fully occupied during such year.               The term "Lessee's Proportionate Share of Excess Real Estate Taxes" shall mean  the amount equal to the product of Lessee's Percentage of Excess Real Estate Taxes times the  Excess Real Estate Taxes.               The term "Lessee's Proportionate Share of Excess Building Operating Expenses"  shall mean an amount equal to the product of Lessee's Percentage of Excess Building Operating  Expenses times the Excess Building Operating Expenses.         K     As  to the lease year during which the Term of this Lease commences, Lessor's  estimated amount of the Lessee's Proportionate Share of Excess Real Estate Taxes and Lessor's  estimated amount of Lessee's Proportionate Share of Excess Building Operating Expenses  prorated based upon the estimated number of months of the Term within such initial lease year  shall be the following sums:         Lessee's Proportionate Share of Excess Real Estate Taxes:      [-0-]        Lessee's Proportionate Share of Excess Building Operating Expenses: [-0-]         Commencing   on January 1  of the lease year following the lease year for the  Commencement Date, and continuing on the first day of every January thereafter during the Term  of this Lease, Lessor shall estimate for each such year (i) the total amount of Excess Real Estate  Taxes, (ii) the total amount of Excess Building Operating Expenses, (iii) Lessee's Proportionate  Share of Excess Real Estate Taxes, (iv) Lessee's Proportionate Share of Excess Building  Operating Expenses, and (v) the computation of the annual and monthly Additional Rent payable  during such lease year as a result of increases or decreases in Lessee's Proportionate Share of  Excess Real Estate Taxes and Lessee's Proportionate Share of Excess Building Operating  Expenses. Said estimates shall be in writing and shall be delivered or mailed to Lessee at the  Demised Premises.                                          13  1/2597618.8 FINAL  

 

      Lessee shall pay as Additional Rent, the amount of Lessee's Proportionate Share of Excess  Real Estate Taxes for each lease year and Lessee's Proportionate Share of Excess Building  Operating Expenses for each lease year so estimated in equal monthly installments in advance on  the first day of each month during each applicable lease year. In the event that said estimate is  delivered to Lessee after the first day of January of the applicable lease year, said amounts so  estimated shall be payable as Additional Rent in equal monthly installments in advance on the first  day of each month over the balance of such lease year with the number of installments being equal  to the number of full calendar months remaining in such lease year.         From time to time during any applicable lease year, Lessor may re-estimate the amount of  Excess Real Estate Taxes and Excess Building Operating Expenses and Lessee's Proportionate  Share thereof and in such event, Lessor shall notify Lessee in writing of such re-estimate in the  manner set forth above and fixed monthly installments for the then remaining balance of such lease  year in an amount sufficient to pay the re-estimated amount over the balance of such lease year  after giving credit for payment made by Lessee on the previous estimate. Lessor may not re- estimate after the initial estimate for a lease year, unless under the re-estimate Lessee's  Proportionate Share of Excess Building Operating Expenses or Lessee's Proportionate Share of  Real Estate Taxes, respectively, is at least five percent (5%) higher than under the initial estimate.         Upon  completion of each lease year, Lessor shall cause its accountants to determine the  actual amount of Excess Real Estate Taxes and Excess Building Operating Expenses for such  lease year and Lessee's Proportionate Share thereof and deliver a written certification of the  amount thereof to Lessee after the end of each lease year. If Lessee has paid less than Lessee's  Proportionate Share of Excess Real Estate Taxes or Lessee's Proportionate Share of Excess  Building Operating Expenses for any lease year, Lessee shall pay the balance of its pro rata share  of the same within thirty (30) days after receipt of such statement. If Lessee has paid more than  Lessee's Proportionate Share of Excess Real Estate Taxes or Lessee's Proportionate Share of  Excess Building Operating Expenses for any lease year, Lessor shall at Lessor's option either (i)  refund such excesses or (ii) credit such excesses against the most current monthly installment or  installments due Lessor for its estimate of Lessee's Proportionate Share of Excess Real Estate  Taxes and Lessee's Proportionate Share of Excess Building Operating Expenses for the next  following year. A proportionate adjustment shall be made for a fractional lease year occurring  during the Term of this Lease or any renewal or extension thereof, based upon the number of days  of the Term of this Lease during said lease year as compared to three hundred sixty-five (365)  days and all additional sums payable by Lessee or credits due Lessee as a result of the provisions  of this section shall be adjusted accordingly.         Further, Lessee shall pay, also as Additional Rent, any tax or excise on Rents, gross  receipts tax or other tax, however described, which is levied or assessed by the United States of  America or the State of Indiana or any political subdivision thereof against Lessor in respect to  the Rent or other charges reserved under this Lease or as a result of Lessor's receipt of such Rent  or other charges accruing under this Lease; provided however, Lessee shall have no obligation to  pay net income taxes of Lessor.         L.  Upon not less than fifteen (15) days' prior written notice to Lessor by Lessee (the  "Audit Notice"), and subject to the following terms and conditions, Lessee shall have the right to                                         14  1/2597618.8 FINAL  

 

audit (the "Audit") Lessor's books, accounts and records relating to Building Operating Expenses  and Real Estate Taxes for a particular calendar year for the sole purpose of verifying Lessor's  calculation of the amount of Excess Real Estate Taxes and Excess Building Operating Expenses  for that calendar year. If Lessee wishes to Audit the Lessor's books, accounts and records relating  to Building Operating Expenses and Real Estate Taxes for a particular calendar year, then Lessee  must, within one hundred fifty (150) days after Lessee's receipt of Lessor's annual statement of  Excess Real Estate Taxes and Excess Building Operating Expenses for that calendar year as  contemplated in Section 3.2(K) of this Lease (the "Statement"), do the following: (i) deliver  Lessee's Audit Notice to Lessor, (ii) complete Lessee's Audit, and (iii) send any written  exceptions to the Statement to Lessor. The Audit must be performed by a qualified consultant  selected by Lessee, which consultant shall be a member of an independent certified public  accounting firm that is recognized to be reputable on a local, regional or national basis and shall  be hired by Lessee on an hourly or fixed fee basis but not on a contingency fee basis. The Audit  shall be performed at reasonable times and in a reasonable manner at a location in Indianapolis,  Indiana, either where Lessor's books and records are kept in the normal course of business or at  such other location in Indianapolis, Indiana, as Lessor may reasonably elect. If Lessee fails to  complete the Audit by the deadline set forth above or fails to follow any of the procedures set  forth herein, Lessee shall be deemed to have approved Lessor's Statement and shall be deemed to  have waived any right to raise a claim or objection to said Statement. The Audit shall be at  Lessee's sole cost and expense, except as hereinafter provided. In the event the Audit reveals an  overpayment by Lessee of Lessee's Proportionate Share of Excess Building Operating Expenses  or Lessee's Proportionate Share of Excess Real Estate Taxes for that calendar year, as  subsequently verified by Lessor or Lessor's independent certified public accountant, Lessor may,  in Lessor's discretion, either directly reimburse Lessee for such overpayment or credit such  overpayment to the next installment of Rent becoming due under the Lease (provided, if the Lease  has expired or terminated, Lessor shall refund to Lessee the amount of the overpayment by direct  reimbursement). Pending the conclusion of the Audit and verification of the results thereof by  Lessor or Lessor's accountant. Lessee shall timely pay to Lessor, within the timeframes set forth  in Section 3.2(K), any and all amounts that are set forth on Lessor's annual statement as being  payable by Lessee. In the event the Audit, as verified by Lessor or Lessor's independent certified  public accountant, reveals an overpayment by Lessee in excess of five percent (5%), Lessor shall  reimburse to Lessee the reasonable and necessary out-of-pocket costs incurred by Lessee  associated with such Audit. Lessee shall, and shall cause its consultants, employees, agents and  representatives to, maintain the confidentiality of any infonnation set forth in the books and  records reviewed in connection with any audit.         Section 3.3. Overdue Amounts. Rent Independent. Any installment of Rent or other  charges to be paid by Lessee accruing under the provisions of this Lease that are not paid when  due will result in a late payment charge to Lessee in an amount equal to five percent (5%) of the  installment of Rent or other charges that are not paid when due. Lessee hereby agrees that the late  payment charge provided for herein is a reasonable estimate of the additional administrative costs  that will be incurred by Lessor as a result of the failure by Lessee to pay Rent or other charges in  a timely manner and shall not be deemed a waiver by Lessor of any other remedies provided in  this Lease. In the event of nonpayment of the late payment charge resulting from overdue Rent or  other late or overdue charges as prescribed in this Section 3.3, Lessor shall have, in addition to all                                        15  1/2597618.8 FINAL  

 

other rights and remedies, the rights and remedies provided in this Lease, and/or those rights and  remedies provided at law and/or in equity, for nonpayment of rent. Lessee's covenant to pay the  Rent and any late or overdue charges are independent of any other covenant, condition, provision  or agreement herein contained.         Section 3.4. Security Deposit:               (a)    Prior to execution of this Lease, Lessee shall provide to Lessor a        certification, accompanied by (i) the Financial Statements (as hereinafter defined) as of the        end of Lessee's most recent fiscal year and as of the end of Lessee's most recent fiscal        quarter, and (ii) a detailed explanation of the minimum net worth requirements of the        United States Department of Housing and Urban Development ("HUD") as the same may        be in effect at such time and as applicable to Lessee (the "Minimum Net Worth        Requirement"), which certification must establish that Lessee's net worth as of such dates        meets the Minimum Net Worth Requirement. Thereafter during the Term of this Lease,        Lessee shall provide Financial Statements to Lessor within one hundred twenty (120) days        after the end of each fiscal year of Lessee (or if required to be submitted to HUD on a        more frequent basis, then on the same schedule that HUD requires from time to time) and,        upon request of Lessor, within sixty (60) days after the end of any fiscal quarter. As used        herein, "Financial Statements" shall mean and include (i) a balance sheet as of the end of        the applicable fiscal period, (ii) a statement of results of operations for the fiscal year or        through the applicable fiscal quarter, as the case may be, each of which shall be prepared        in accordance with generally accepted accounting principles on a consistent basis to fairly        present the financial condition and operations of Lessee and which, in the case of annual        financial statements shall be certified by an independent certified public accountant and, in        the case of quarterly financial statements shall be certified by Lessee's chief financial        officer.               (b)    So long as Lessee shall be in compliance with the Minimum Net Worth        Requirement, as established by the Financial Statements provided to Lessor as required in        subsection (a), Lessee shall not be required to provide a security deposit or letter of credit        for faithful performance and observance by Lessee of all terms, covenants, conditions and        provisions of this Lease; provided, however, that (i) if at any time Lessee's net worth shall        fall below the Minimum Net Worth Requirement, or (ii) upon the occurrence of an Event        of Default by Lessee, then in either event (each a "Security Deposit Event") Lessee shall,        within thirty (30) days after written request from Lessor, provide either (y) a cash security        deposit, or (z) a letter of credit from a financial institution acceptable to Lessor pursuant        to the requirements and in the form set forth in Exhibit E and Exhibit E-l attached hereto        and made a part hereof, respectively, such cash security deposit or letter of credit to be in        an amount as follows (each, the "Security Deposit"):         Security Deposit Event Occurs               Amount of Security Deposit              Months 1-24                                 $750,000.00              Months 25 - 72                              $500,000.00              Months 73-132                               $250,000.00                                         16  1/2597618.8 FINAL  

 

      and the provisions of subsection (c) below shall apply to such Security Deposit.               (c)    The Security Deposit, if applicable, shall be deemed to have been deposited        by Lessee as security for the faithful performance and observance by Lessee of all of the        terms, provisions and conditions of this Lease. At no time is such Security Deposit to be        deemed an advance payment of Rent. In the event Lessee defaults in respect of any of the        terms, provisions or conditions of this Lease, including, but not limited to, the payment of        Rent or any other charge payable by Lessee, Lessor may use, apply or retain the whole or        any part of the Security Deposit to the extent required for the payment of any Rent or        other charge or sum as to which Lessee is in default or for any sum which Lessor may        expend or may be required to expend by reason of Lessee's default in respect of any of the        terms, covenants and conditions of this Lease. In the event that any portion of such        Security Deposit is so expended or applied by Lessor, Lessee shall promptly pay to Lessor        upon demand from Lessor an amount sufficient to restore such Security Deposit to the        original amount thereof. In the event that Lessee shall fully and faithfully comply with the        terms, covenants and conditions of this Lease, the Security Deposit, or so much thereof as        to which Lessee may be entitled, shall be returned to Lessee within thirty (30) days after        the date fixed as the end of the Lease and after delivery of exclusive possession of the        Demised Premises to Lessor in the condition as required herein. In the event of a sale or        leasing of the Building, Lessor shall have the right to transfer the Security Deposit to the        purchaser or lessee and, upon written notification to Lessee of such transfer, Lessor shall        thereupon be released by Lessee from all responsibility or liability for return of such        Security Deposit and Lessee agrees to look to the new party standing in the position of        Lessor for the return of said Security Deposit. Lessee covenants that it will not assign or        encumber the right to the return of the monies deposited herein as security, and that        neither Lessor nor any successor or assignee of Lessor shall be bound by any such        purported assignment or encumbrance.                                      ARTICLE IV                                 Use of Demised Premises         Section 4.1. Use of Demised Premises. Lessee shall use the Demised Premises solely  for the Permitted Use and for no other purpose without the prior written consent of Lessor. No  waste or damage shall be committed upon or to the Demised Premises, and the floors of the  Demised Premises shall not be overloaded. The Demised Premises shall not be used for any  unlawful purpose, and no violations of law shall be committed thereon. Lessee shall at its own  cost and expense promptly observe and keep all Laws, relating to the use of the Demised  Premises or to the condition thereof. Lessee, its employees or agents, shall not mark, paint, drill,  or in any way alter or deface any walls, ceilings, partitions, floors, wood, stone, ironwork or other  improvements in or about the Demised Premises without the written consent of Lessor. Lessee  shall not do or permit anything to be done upon, or bring or keep or permit anything to be  brought or kept into or on, the Demised Premises which shall increase the rate of insurance on the  Building or the Land. Lessee shall conduct its business and control its agents, employees, invitees  and visitors in such manner as not to create any nuisance, or interfere with, annoy or disturb any  other lessee or Lessor in its operation of the Building or the Office Park. Lessee shall permit                                         17  1/2597618.8 FINAL  

 

refuse to be removed from the Demised Premises only during hours and by containers approved  by Lessor.         Section 4.2. Rules of the Building. Lessee shall comply with and follow reasonable  directions of Lessor, including but not limited to the rules of the Building attached hereto as  Exhibit F ("Rules of the Building") as may be modified from time to time by Lessor on reasonable  notice to Lessee. Any modifications of the Rules of the Building shall be equally applicable to all  lessees in the Building and shall not impose any additional affirmative obligations on Lessee or  materially restrict Lessee's use of the Demised Premises unless Lessee's prior written approval  thereof is obtained. Lessor shall not be responsible to Lessee for the nonperformance (a) of any  other tenant or occupant of the Building with respect to the Rules of the Building, or (b) of any  other tenant or occupant of the Office Park with respect to the Declaration. If any of the Rules of  the Building is inconsistent with any express provision of this Lease, the express provision of this  Lease shall prevail and the Rules of the Building shall not be applicable to Lessee to the extent of  the inconsistency.         Section 4.3. Storage of Combustibles. Lessee shall not store, use, release or dispose of  any Hazardous Materials on, at or from the Demised Premises or the Land, except those materials  customarily used in connection with office use, such as copying supplies, cleaning supplies and  like items, and only in compliance with all applicable Laws. In addition, Lessee shall comply with  all applicable federal, state and local environmental laws, regulations and court and administrative  orders, including, but not limited to the Comprehensive Environmental Response Compensation  and Liability Act, as amended ("CERCLA"), the Resource Conservation Recovery Act, as  amended ("RCRA"), the Toxic Substance Control Act ("TSCA"), and any state or federal statute  or municipal ordinance creating liability for the treatment, storage, use, release, disposal, or the  arranging therefor or the existence on property of, Hazardous Materials. If Lessee breaches the  obligations stated in the preceding sentences, or if the presence of Hazardous Materials in or on  the Demised Premises, the Building or the Land, or the release of Hazardous Materials from the  Demised Premises, the Building or the Land, even if with the knowledge or consent of Lessor,  results in contamination of the Demised Premises, the Building, the Land or adjoining property, or  if contamination of the Demised Premises, the Building, the Land or adjoining property by  Hazardous Materials at one time present on the Demised Premises, the Building or the Land or  otherwise occurs, then Lessee shall indemnify, defend and hold harmless Lessor and any  mortgagee of the Demised Premises, the Building, and/or the Land from and against any and all  claims, judgments, damages, penalties, fines, costs, expenses, liabilities or losses (including,  without limitation, diminution in value of the Demised Premises, the Building and/or the Land and  sums paid in settlement of claims, attorneys' fees, consultant fees and expert fees), and including  costs for remediation and monitoring, which arise during or after the Term as a result of such  breach or contamination. This indemnification of Lessor and any mortgagee of the Demised  Premises, the Building and/or the Land by Lessee includes, without limitation, costs incurred by  Lessor and any mortgagee of the Demised Premises, the Building and/or the Land in connection  with the investigation of site conditions or any clean-up, remedial, removal, restoration or  monitoring work performed by any individual or entity, regardless of whether such investigation  or work is required by any federal, state or local governmental agency or political subdivision  because of the Hazardous Materials present in the soil or groundwater or otherwise present on, at  or under the Demised Premises, the Building or the Land, and shall survive the cancellation,                                       18  1/2597618.8 FINAL  

 

termination or expiration of the Term of this Lease, Without limiting the foregoing, if the  presence of any hazardous or toxic substance on or at the Demised Premises, the Building or the  Land caused or permitted by Lessee or any of Lessee's employees, agents or invitees results in any  contamination of the Demised Premises, the Building or the Land, Lessee shall promptly take all  actions at its sole expense as are necessary to return the Demised Premises, the Building and the  Land to the condition existing prior to the introduction of any such Hazardous Materials to the  Demised Premises, the Building or the Land; provided that Lessor's approval of such action shall  first be obtained, which approval shall not be unreasonably withheld so long as such actions would  not potentially have any material adverse long or short term effect on the Demised Premises, the  Building or the Land. The term "Hazardous Materials" includes, without limitation, any material  or substance that is petroleum, asbestos, polychlorinated biphenyl, radioactive material or waste,  or is regulated as to use or designated as a hazardous substance, hazardous waste, toxic  substance, contaminant or any similar substance or material under CERCLA, RCRA, TSCA or  any other federal, state or local statute or ordinance or by any rule or regulation promulgated or  adopted pursuant thereto, whether now existing or hereinafter enacted. The obligations of Lessee  under this Section shall survive the expiration or sooner termination of this Lease.         Section 4.4. Declaration. Lessee hereby acknowledges and agrees that the Demised  Premises are subject to the Declaration described in Section 1.2(a), and that the terms, covenants,  conditions and restrictions set forth therein are binding upon and shall be observed by Lessee as if  fully set forth in this Lease. The provisions of the Declaration shall continue to be a part of this  Lease and enforceable against Lessee, whether or not the same may be enforceable against the  Land. It is further expressly provided and agreed that the interest of any sublessee or mortgagee  of the Demised Premises, or any portion thereof, or any interest therein shall be subject to said  Declaration, and all instruments creating any interest in all or any portion of the Demised Premises  shall contain a clause expressly stating that said interest is subject to the Declaration; provided,  however, that the absence of any such provision in any such instrument shall not avoid or impair  the binding effect of the Declaration.         Section 4.5. Use of Common Area. The "Common Area" shall include any public space  within the Building including, without limitation, the lobby, hallways, stairways, and elevators  within the Building, if any, and the walkways surrounding the Building and the parking lot  servicing the Building and situated on the Land as now configured or as hereinafter reconfigured.  Lessor hereby grants to Lessee, its employees, agents, customers and invitees, the non-exclusive  right to use the Common Area as from time to time constituted, such use to be in common with  Lessor and all lessees of the Building or the Office Park from time to time, its and their  employees, agents, customers and invitees. No portion of the Common Area shall be used by  Lessee for any purpose whatsoever other than, or that would interfere with, pedestrian or  vehicular traffic.         Section 4.6. Exclusive Use. Lessor shall not enter into a lease of space in the Building  with any other tenant that would permit the tenant thereunder to engage in the Restricted Use (as  hereinafter defined), during the Restricted Period (as hereinafter defined), in any or all of the  Restricted Area (as hereinafter defined). "Restricted Use" shall mean the operation of a retail  mortgage business (meaning service of customers at the Building, including on a walk-in basis)  which is a direct competitor of Lessee in the mortgage bankers, brokers and servicers market.                                        19  1/2597618.8 FINAL  

 

"Restricted Period" shall mean the period commencing on the Effective Date and ending on the  earliest of: (i) the end of a period of ninety (90) days in which Lessee has continuously failed to  operate in the Demised Premises for any reason other than a casualty event, condemnation,  reconstruction, alterations, modifications, maintenance, or repair; (ii) the end of the Term, without  regard to any holdover period, or the earlier termination of the Lease; (iii) the occurrence of an  Event of Default; or (iv) a change in Lessee's Permitted Use. "Restricted Area" shall mean any  space in the Building. Lessor shall have the right, but not the obligation, to enforce the foregoing  exclusive use restriction. Lessor shall have no liability for any violation of the Exclusive Use  restriction, except, however, where Lessor has caused and/or knowingly participated in such  violation. Lessor represents to Lessee that the form of lease used by Lessor in the Building  contains the same language that is contained in Section 4.1 of this Lease. Lessor shall have the  right to assign its right to enforce the Exclusive Use restriction to Lessee at any time.  Notwithstanding anything in this Section to the contrary, Lessee acknowledges and agrees that  Lessee's right under this Section is subject to Lessor's obligation under other leases in the Building  to not unreasonably withhold approval for subleases.                                      ARTICLE V                                         Access         Section 5.1. Access within the Office Park. Lessee is hereby granted the nonexclusive  right to use all roads in the Office Park for vehicular ingress and egress to and from the Demised  Premises subject to the Declaration. Lessee agrees on behalf of itself and its employees, agents or  invitees to obey all rules imposed by Lessor of which Lessee has timely notice regarding the use  of the roads, Office Park Common Area and parking generally. Lessor agrees to enforce such  rules in a nondiscriminatory manner.                                      ARTICLE VI                           Utilities and Other Building Services         Section 6.1. Building Services. Lessor agrees to furnish to the Demised Premises  during the Term the following services:               (a)    Water at those points of supply provided for general use of lessees in the        Building and at such other points to which Lessee may have extended the water service        lines;               (b)    Elevator service on a continuous basis, if applicable;               (c)    Janitorial services on a five-day week basis to provide standard evening        cleaning only, such services to be commensurate with those furnished in other similar        office buildings in Indianapolis;               (d)    Central heat and air conditioning from 7:00 a.m. to 6:00 p.m. Monday        through Friday and from 8:00 a.m. to 2:00 p.m. on Saturday, excluding all generally                                         20  1/2597618.8 FINAL  

 

      recognized holidays, sufficient to have the entirety of the Demised Premises maintain a        consistent temperature during such hours between 68 and 73 degrees Fahrenheit, based on        the doors and windows being closed, with blinds down and either open or closed,        depending on the position of the sun;               (e)    Electrical power sufficient for the operation of Building standard lighting,        personal computers, office copying machines and other machines of similar low electrical        consumption, including electricity required for electronic data processing equipment,        special lighting or any other item of electrical equipment which (collectively) do not        consume more than the Building's standard electrical capacity. If the installation of any of        Lessee's equipment, or any special electrical equipment installed by Lessor to service        Lessee's equipment, requires additional electrical service, air conditioning or ventilating        capacity above that provided by the Building's standard systems, then the additional        electrical, air conditioning and/or ventilating equipment shall be provided by Lessee and        the installation and operating costs of such additional equipment will be the obligation of        Lessee;               (f)    Lamps, bulbs, starters and ballasts for Building standard lighting fixtures        used on the Demised Premises; and               (g)    Cleaning and maintenance of the Common Area including landscaping,        grounds maintenance and removal of rubbish and snow.   Lessor may employ an independent power consumption survey expert to render an opinion as to  the quantity of electricity consumed by Lessee. If such survey indicates Lessee's consumption is  in excess of Building standard electrical capacity based on a per hour per month per square foot  of rentable area in the Demised Premises, Lessee shall pay the cost of such survey together with  the cost to Lessor of such excess electrical consumption. Lessor and Lessee agree that the amount  of electricity Lessee may use for standard building lighting and office use shall not exceed five (5)  kilowatts per rentable square foot.         Section 6.2. Additional Services. Heating and air conditioning service will be available  to Lessee at an additional charge at times other than the hours during which such service is to be  provided pursuant to Section 6.1(d). Lessee shall give Lessor eight (8) hours advance notice of  the need for additional service. In the event that Lessee requires after-hours heating, ventilation  and air conditioning service ("After-Hours Service"), the current charge for After-Hours Service  is $30.00 per hour, which amount is subject to increase at any time and from time to time after the  first twelve (12) months of the Term as reasonably determined by Lessor upon prior written  notice to Lessee of such increase. Lessor agrees to provide upon written request a list of such  charges from time to time. Should any of the equipment or machinery utilized in supplying the  services listed herein cease to function properly, Lessor shall use reasonable diligence to repair  same promptly, but Lessee shall have no right to terminate this Lease, and shall have no claim for  rebate of Rent or damages on account of any interruptions in service occasioned thereby or  resulting therefrom. Notwithstanding any other provisions hereof, in the event that any law,  ordinance or other governmental regulation now or hereafter in effect shall impose a limit or  allocation to the Building or any utility or other service, whether or not the same is to be supplied                                        21  1/2597618.8 FINAL  

 

to the Building or the Demised Premises by Lessor pursuant to this Section 6.2, then Lessee shall  not use or cause to be consumed on the Demised Premises, nor shall Lessor be required to  provide to the Demised Premises hereunder, such utility or other service in an amount or in a  manner which would result in the violation by Lessor or Lessee of such law, ordinance or  regulation.         Section 6.3. Suspension of Services. Lessor reserves the right to suspend service of the  heating, elevators, plumbing, electrical, air conditioning or other mechanical systems within the  Building when necessary by reason of governmental regulations, civil commotion, or riot, accident  or emergency, or for repairs, alterations of improvements which are in the reasonable judgment of  Lessor desirable or necessary, or for any other reason beyond the reasonable power of control of  Lessor (including, without limitation, the unavailability of fuel or energy or compliance by Lessor  with any applicable Laws relating thereto), without liability in damages therefor. The exercise of  such right by Lessor shall not constitute an actual or constructive eviction in whole or in part or  entitle Lessee to any abatement or diminution of Rent or relieve Lessee from any of Lessee's  obligations under this Lease or impose any liability upon Lessor or its agents by reason of  inconvenience or annoyance to Lessee or injury to or interruption of Lessee's business or  otherwise. Lessor shall not in any way be liable or responsible to Lessee for any loss, damage or  expense which Lessee may sustain or incur if, during the Term and for reasons beyond the control  of Lessor, either the quality or character of electric current is changed or is no longer available or  suitable for Lessee's requirements.         Section 6.4. Telephone Service. Lessee shall be responsible, at its sole cost and  expense, for the installation, repair, maintenance and use of its own telephone and  telecommunications systems ("T&T Systems"). Lessee's installation, repair and maintenance of its  T&T Systems shall not interfere with or disrupt the activities of any other lessee in the Building.  Lessee shall remove all T & T Systems, including, without limitation, all wiring and cabling, at the  expiration or earlier termination of the Lease and shall repair all damage caused by the installation  or removal of the T & T Systems, all at Lessee's sole cost and expense; provided, however, that at  Lessor's option, Lessor may require Lessee to leave all or portions of the wiring and cabling  installed in connection with such T&T Systems, which wiring and cabling shall become property  of Lessor at the expiration or earlier termination of the Lease. All of Lessee's T&T Systems  requirements, and the installation, repair and maintenance requirements therefor, shall be  submitted in writing to Lessor and are subject to Lessor's prior approval.                                     ARTICLE VII                                         Signs         Section 7.1. Signs and Advertising. Lessor may maintain a Building directory in the  Common Area  of the first floor lobby of the Building. Lessee shall be entitled to identification in  the Building directory, suite entrance identification and signage on the monument signage for the  Building (collectively, the "Standard Signage"), each to include the name of Lessee, and each to  be provided at Lessor's cost. The size, content, format and appearance of all such Standard  Signage shall be as reasonably determined by Lessor, but shall be consistent with similar standard  Building signage that is provided by Lessor in common to other tenants at the Building. Lessee                                        22  1/2597618.8 FINAL  

 

shall be entitled to install, at its expense, interior signage within the Demised Premises subject,  however, to the approval of Lessor, which shall not be unreasonably withheld or delayed. Except  as permitted by this Section, no sign,, advertisement or notice shall be inscribed, painted or affixed  on any part of the inside or outside of the Building unless such color, size and style and in such  place upon or in the Building, as shall be first designated by Lessor, but there shall be no  obligation or duty on Lessor to allow any sign, advertisement or notice to be inscribed, painted or  affixed on any part of the inside or outside of the Building. Lessor shall have the right to remove  all non-permitted signs without notice to Lessee, and at the expense of Lessee. Lessor reserves  the right to allow certain lessees to affix identification signs on the exterior of the Building. Any  such approval shall not result in Lessee acquiring any such right from Lessor to install any form of  sign.         Notwithstanding the foregoing paragraph, from and after the Commencement Date,  Lessee shall have the right to install, at Lessee's cost and expense, two (2) exterior signs showing  the name of Lessee's business (and consisting solely of individual lighted letters), subject to the  following terms and conditions: (a) one sign shall be placed on the side of the Building facing  Interstate 465 and one sign shall be placed on the side of the Building facing Priority Way West  Drive, (b) the size, location, appearance and content of such exterior signage shall be subject to  the prior written approval of Lessor, which shall not be unreasonably withheld or delayed, and of  any property owner's association of which Lessor or the owner of the Building is a member (a  "Property Owner's Association"), (c) Lessee shall be responsible, at its sole cost and expense, for  ensuring that the signage and the installation thereof complies with any and all applicable Laws,  (d) Lessee shall be responsible, at its sole cost and expense, before erecting any such Lessor- opproved exterior signage, for obtaining any and all necessary or appropriate approvals, permits,  consents and licenses from any applicable governmental authorities or other third parties  (including without limitation any Property Owner's Association) with respect to such signage and  shall thereafter, at Lessee's cost and expense, maintain all such approvals, permits, consents and  licenses in full force and effect, and (e) Lessee shall, at Lessee's cost and expense, maintain the  signage in good condition and repair in accordance with the standards set forth in Section 8.2 of  this Lease. In addition to the right to maintain this exterior signage so long as Lessee leases at  least the lesser of (i) 28,360 RSF in the Building, or (ii) the entire third floor of the Building,  Lessor shall not permit any other tenant or occupant of the Building to install exterior signage on  the Building. Lessor's approval of such signage shall not, and shall not be deemed to, constitute a  representation or acknowledgement by Lessor that Lessee's proposed signage and the installation  thereof complies with any Laws, nor shall such approval by Lessor relieve Lessee of any of  Lessee's obligations under subsections (c) or (d) above. Promptly upon the expiration or sooner  termination of this Lease, Lessee shall, at its cost and expense, remove all such exterior signage  and repair and restore the Building to correct any damage caused by the installation or removal of  such exterior signage.                                     ARTICLE VIII                                 Repairs and Alterations         Section 8.1. Lessor's Repairs. Subject to the other terms of this Lease, Lessor shall  keep the foundations, exterior Building walls (including door frames, window frames, doors, and                                         23  1/2597618.8 FINAL  

 

windows), exteriors of Building interior demising walls (including door frames and window  frames, but excluding doors, windows and other glass), the roof, drains, and gutter; and all  structural parts of the Building and the Common Area, including the Building's HVAC and  mechanical, electrical, elevator and plumbing systems, in good order, condition and repair, and in  a clean, sanitary and safe condition in accordance with all applicable Laws of any governmental  authority having jurisdiction, and, if necessary or required by proper governmental authority,  make modifications or replacements thereof, except that Lessor shall not be required to pay for  any such repairs or replacements which (a) become necessary by reason of the sole negligence or  the default of Lessee, its agents, employees, invitees or visitors, or (b) involve any maintenance to  or replacement of any HVAC systems now existing or hereinafter installed (whether by Lessor or  Lessee) serving a computer room or other designated portion of the Demised Premises in order to  provide heating or cooling services for such designated portion of the Demised Premises.         Section 8.2. Lessee's Repairs. All repairs, replacements or maintenance to the Demised  Premises which are not the express obligation of Lessor shall be made by Lessee and the same  shall at all times be kept in good order, condition and repair, by Lessee, and in a clean, sanitary  and safe condition in accordance with all applicable Laws of any governmental authority having  jurisdiction. In addition, Lessee shall pay the cost to repair or replace any damage or injury done  to the Building, or any part thereof, outside of the Demised Premises caused by Lessee or its  agents, employees, invitees or visitors. All repairs or replacements shall be undertaken by Lessee  or by contractors approved by Lessor. If Lessee fails to make such repairs or replacements  promptly after notice, Lessor may, at its option, make such repairs or replacements and Lessee  shall repay the costs thereof, together with five percent (5%) additional overhead charge, to  Lessor upon demand. Lessee shall also be responsible for all carpet and drapery cleaning and  other janitorial services not included within the standard cleaning as set forth in Section 6.1(c),  but Lessee shall obtain prior written approval by Lessor of contractors engaged to perform such  services.         Section 8.3. Additions. Alterations and Improvements. Lessee shall not permit the  Demised Premises to be used for any other purpose than the Permitted Use stated in Section 4.1  hereof, or make or allow to be made any improvements, alterations or physical additions  ("Alterations") in or to the Demised Premises without first obtaining the express written consent  of Lessor. To the extent permitted by law, all contracts for Alterations permitted to be made by  Lessee hereunder shall provide for specific lien waivers from all persons otherwise entitled to a  lien in exchange for each progress payment. All contractors, mechanics or laborers used by  Lessee in performance of any Alterations shall be properly licensed, bonded and insured and  subject to Lessor's prior approval (provided that Lessor may designate specific contractors with  respect to Building systems). Prior to starting work, Lessee shall furnish Lessor with (i) plans and  specifications reasonably acceptable to Lessor, (ii) copies of contracts, necessary permits and  approvals, (iii) evidence of contractor's and subcontractor's insurance in amounts reasonably  required by Lessor, and (iv) any security for performance that is reasonably required by Lessor.  With respect to worker's compensation insurance, Lessee shall provide Lessor with certificate(s)  from the Indiana Workers Compensation Board  stating that Lessee's contractor and any  subcontractors, if applicable, have worker's compensation insurance for their respective  employees as required by statute. Changes to the plans and specifications must also be submitted  to Lessor for approval. Alterations shall be constructed in a good and workmanlike manner using                                        24  1/2597618.8 FINAL  

 

materials of a quality that is at least equal to the quality approved by Lessor. Lessee shall assure  that the Alterations comply with all insurance requirements and all Laws. Lessor's approval of  Alterations shall not be a representation by Lessor that the Alterations comply with applicable  Laws or will be adequate for Lessee's use. Any and all such Alterations when made to the  Demised Premises by Lessee shall at once become the property of Lessor and shall be surrendered  to Lessor upon the termination of this Lease by lapse of time or otherwise unless Lessor, by  notice to Lessee no later than twenty (20) days prior to the date fixed as the expiration of this  Lease, elects to have them removed immediately at Lessee's expense. Lessee shall repair any  damage to the Building caused by installation or removal of any such Alterations or any movable  equipment or furniture of Lessee.         Section 8.4. Liens. Lessee shall keep the Demised Premises free from any liens  including, but not limited to, mechanic's liens. In the event any lien attaches to the Demised  Premises, Lessor may, after thirty (30) days written notice to Lessee, pay the amount of such lien  to cause its release and the payment shall be deemed Additional Rent under Section 3.2.                                     ARTICLE IX                                         Waste         Section 9.1. Waste. Lessee covenants to commit no waste in or about the Demised  Premises and to return the same to Lessor in as good a condition as they were in at the  beginning of this Lease or may be placed during the Term of this Lease, ordinary wear and tear,  damage by fire or other casualty excepted.                                      ARTICLE X                    Damages, Destruction or Taking of Demised Premises         Section 10.1 Damage  by Fire or Other Casualty, In the event of any damage or  destruction to the Demised Premises by fire, the elements or other casualty, then, subject to the  termination rights below, this Lease shall not be terminated nor shall Lessee's liability to pay Rent  cease. If this Lease is not terminated as provided below, in such event, Lessor shall, to the extent  of available insurance proceeds not applied to any financing obtained by Lessor with respect to  the Building, repair and restore the Demised Premises to substantially the same condition existing  immediately preceding to the happening of such damage or destruction, and shall promptly  commence  such work, repair or restoration, and shall prosecute the same with all reasonable  diligence and dispatch, to the end that such work may be completed as speedily as possible. If,  during the period of such repair or restoration, Lessee shall be deprived of the use or occupancy  of all or any part of the Demised Premises, or if the Demised Premises shall not be in a tenantable  condition, a proportionate abatement of Rent, based upon the time of the deprivation of the use of  the Demised Premises rendered unsatisfactory for use, shall be allowed to Lessee; provided,  however, that nothing in this sentence shall be deemed to release, waive, reduce or limit Lessee's  obligations to pay any Rent that has theretofore accrued. In the event of a casualty such that  Lessor reasonably estimates that it will take in excess of nine (9) months to build or restore the  Demised Premises, either Lessor or Lessee may terminate this Lease. In the event of a casualty                                        25  1/2597618.8 FINAL  

 

that results in damage or destruction of the Building to the extent of more than fifty percent  (50%) of its value (as reasonably determined by Lessor) or at a time when there remains fewer  than two (2) years on the existing Term and Lessee has not exercised an option to renew or  extend (if one is available), then Lessor, at Lessor's option, may terminate this Lease. Upon  termination, Lessor or Lessee, as the case may be, shall send written notice of such termination to  the other party and, thereupon, both parties shall be discharged of their obligations thereafter  accruing under this Lease and all Rent shall be adjusted to the date of such casualty, including the  refunding to Lessee of any and all advance Rent payments made by Lessee.         Section 10.2. Condemnation. If the Demised Premises, or any essential part thereof,  shall be taken by condemnation or eminent domain, whether through legal proceedings or by  agreement of the parties involved in such condemnation, then this Lease may be terminated by  Lessor or Lessee by written notice thereof to the other of such termination and cancellation.  Lessee shall pay all Rent due and perform and observe all other covenants hereof up to the time  Lessee vacates the Demised Premises. Lessor shall return to Lessee any advanced Rent  payments; thereafter both parties hereto shall be relieved and released of any further obligation  occurring hereunder. All sums awarded or agreed upon between Lessor and the condemning  authority for the taking of the Demised Premises or any interest of Lessor or Lessee therein,  whether as damages or as compensation, will be the property of Lessor, free of any claim of  Lessee.  Notwithstanding the foregoing, Lessee shall have the right to recover from the  condemning authority, but not from Lessor, such compensation as may be awarded to Lessee on  account of moving and relocation expenses, and depreciation to and removal of Lessee's Property  (defined below), provided such amount does not reduce Lessor's award.                                      ARTICLE XI                               Insurance - Rate and Hazard         Section 11.1. Insurance - Rates. Lessor shall at all times during the Term carry, at its  own expense (subject to reimbursement as a "Building Operating Expense"), a policy of insurance  which insures the Building, including the Demised Premises, against loss or damage by fire or  other casualty. However, Lessor shall not be responsible for, and shall not be obligated to insure  against, any loss of or damage to any personal property of Lessee or which Lessee may have in  the Building or the Demised Premises or any trade fixtures installed by or paid for by Lessee on  the Demised Premises or any additional improvements which Lessee may construct on the  Demised Premises (collectively, "Lessee's Property") and Lessor shall not be responsible for any  loss or damage to such property, regardless of cost, including the negligence of Lessor and its  employees, agents, customers, invitees and any other lessees of the Building. In the event Lessee,  or Lessee's use and occupancy of the Demised Premises, causes, for any reason whatsoever, any  additional charge or increase in the rate of insurance on the Building of which the Demised  Premises are a part, or in the event the rate of insurance on the Building can be decreased by any  act of Lessee, or by Lessee's compliance with the recommendation of Lessor or its agent, or any  duly constituted and authorized body, then and in either of such events Lessee shall from time to  time, immediately upon receipt of notice, do whatever is reasonably deemed necessary, and follow  whatever recommendations may be made, by Lessor, or its agents, or any other duly constituted  and authorized body, in order that such excess charge or increase in rate of insurance on the                                         26  1/2597618.8 FINAL  

 

Building so caused by such tenancy, use or occupancy of the Demised Premises, by Lessee may  be removed, or the lowered rate obtained; or, in the event conditions are such that nothing can be  done, by way of improvements or otherwise, to remove such extra and additional charge or  increased rate of insurance on the Building, or the expense involved is excessive, then Lessee shall  pay Lessor as Additional Rent the increased or additional costs of such insurance on the Building.                                     ARTICLE XII                                    Legal Compliance         Section 12.1. Compliance with Laws. Lessee agrees, at its sole cost and expense, to  promptly obey and comply with all Laws of all duly constituted authorities or agencies of the City,  County, State or Federal governments and of all public utilities, now in force or which may  hereafter be in force, including, without limitation, those which shall impose upon Lessor or  Lessee any duty with respect to or triggered by a change in the use or occupation of, or any  improvement or alteration to, the Demised Premises. By way of example, without otherwise  limiting any other Laws not mentioned, Laws shall include without limitation all provisions of the  Americans with Disabilities Act, the requirements of any board of fire underwriters or other  similar body now or later constituted, any zoning or land use laws, regulations or ordinances, and  any direction or occupancy certificate issued by public officers, insofar as they relate to the  condition, use, or occupancy of the Demised Premises. However, Lessee's compliance is not  required for:               Installation and construction of Lessor's Work, which shall conform to all Laws.         2.    Structural changes or changes to the electrical, mechanical, or plumbing systems of              the Building, to the extent those changes are not necessitated by Lessee's acts or              by finish improvements made for Lessee, other than the Lessee improvements to              be made pursuant to this Lease by Lessor, if any.               Alterations or improvements to the Building as a whole and the Common Area of              the Building that are not by law Lessee's responsibility with which to comply.                                     ARTICLE XIII                                        Liability         Section 13.1. Liability of Lessee. All risks of accident or injury to persons or property is  assumed by Lessee, whether such injury be done to the person or the property of Lessee, or to  any other person or the property of any other person, which may occur on or about the Demised  Premises during the Term hereof, except for injury or damage caused by Lessor's willful  misconduct, and Lessee shall indemnify and hold harmless Lessor from any liability, costs or  expenses, including reasonable attorneys' fees, for the matters assumed hereunder and to protect  such liability with a commercial general liability insurance policy which provides a minimum of  Two Million Dollars ($2,000,000.00) for each occurrence and not less than Three Million Dollars  ($3,000,000.00) in the aggregate, and with deductibles reasonably approved by Lessor, insuring                                         27  1/2597618.8 FINAL  

 

 liability of Lessee, its employees and agents for personal or bodily injury and property damage   through a company reasonably acceptable to Lessor and shall, at Lessor's election, furnish to   Lessor either a certificate (ACORD Form 25) or a copy of the policy issued by the insurance   carrier showing such insurance to be in force and shall name as an additional insured each of the   following: Lessor, PP Indianapolis IV Funding Company, Inc., Cassidy Turley Midwest, Inc., PB   Capital Corporation, and their respective successors. The policies and certificates shall contain a   provision that the insurer will not cancel, non-renew or change in any material way the nature or   extent of the coverage provided by the policy without at least thirty (30) days' prior written notice   to Lessor and any other additional insureds or loss payees. Lessee's insurance required under this   Lease shall be considered primary and not as excess or contributing to any other insurance that   may be available to Lessor. For the purpose of this Section, insurance companies rated A or better   and Class X or higher in A.M. Best's insurance guide shall be deemed acceptable to Lessor.   Should Lessee fail to carry such insurance and furnish Lessor with the required evidence of   insurance within ten (10) days after a request to do so, Lessor shall have the right to obtain such   insurance and collect the cost thereof from Lessee as Additional Rent.                                      ARTICLE XIV                                  Waiver of Subrogation          Section 14.1. Waiver of Subrogation. Lessor and Lessee agree to waive any subrogation   that might arise by virtue of a fire or other casualty in or about the Demised Premises and both   parties agree that the insurance carried by either of them against loss or damage by fire or other   casualty shall contain a clause whereby the insured waives its right of subrogation against the   other party.                                      ARTICLE XV                          Events of Default and Lessor's Remedies          Section 15.1. Events of Default. The happening of any one or more of the following   events shall be deemed to be an "Event of Default":                (a)   The failure of Lessee to pay any installment of Rent within five (5) days         after its due date;                (b)   The failure of Lessee to perform any other of its covenants or obligations         under this Lease within thirty (30) days after written notice or demand therefor is served         upon Lessee by Lessor, unless such failure is not susceptible of cure within such thirty         (30) day period and within such thirty (30) day period Lessee shall have commenced         action reasonably designed to eliminate such failure of performance and diligently,         expeditiously and continuously pursues such action to a successful conclusion; provided in         all events that such curative action is successfully concluded within ninety (90) days after         the initial written notice or demand from Lessor;                                          28  1/2597618.8 FINAL  

 

             (c)    The abandonment by Lessee of the Demised Premises; provided, however,         that Lessee's vacation of the Demised Premises shall not constitute abandonment so long         as Lessee continues to pay Rent and perform its other obligations under this Lease in a         timely manner, gives Lessor at least thirty (30) days' prior written notice of Lessee's intent         to vacate, and is not otherwise in default with respect to any other terms, covenants or         obligations under this Lease;                (d)    The making by Lessee of an assignment for the benefit of its creditors;                (e)    The levying of a writ of execution or attachment on or against the Demised         Premises or Lessee's interest therein as the property of Lessee and the same not being         released or discharged within sixty (60) days thereafter;                (f)    Institution of proceedings in a court of competent jurisdiction for the         reorganization, liquidation or involuntary dissolution of Lessee, or for its adjudication as a         bankrupt or insolvent, or for the appointment of a receiver of the property of Lessee, and         said proceedings are not dismissed, and any receiver, trustee or liquidator appointed         therein discharged, within sixty (60) days after the institution of said proceedings;                (g)    The voluntary filing of any proceeding for liquidation, dissolution or         adjudication of Lessee as a bankrupt;                (h)    A mechanic's lien upon the Demised Premises or the Building is asserted of         record and the same is not released or otherwise provided for by indemnification         reasonably satisfactory to Lessor, or any advance made by Lessor to satisfy or discharge         the lien is not paid upon demand, with applicable overhead charge within forty-five (45)         days after written notice thereof is given to Lessee by Lessor; or                (i)   The  making of any assignment of this Lease or any subletting of the         Demised Premises or some portion thereof in contravention of Section 17.1 hereof or         without the consent of Lessor.          Section 15.2. Remedies. Upon the occurrence of an Event of Default on the part of   Lessee, Lessor may:                       (i).  terminate this Lease and all rights of Lessee hereunder, including               the right to possession, without terminating Lessee's obligations hereunder;                       (ii). reenter the Demised Premises with process of law, using such               means as may be necessary to remove all persons and property therefrom;                       (iii). remove all personal property from the Demised Premises and               dispose of the same immediately, applying the proceeds to the amounts owed to               Lessor; and/or                                          29  1/2597618.8 FINAL  

 

                   (iv). exercise any other right or remedy available to Lessor at law or in               equity in addition to or as an alternative to any of the other rights and remedies of               Lessor herein specified upon the occasion of any such Event of Default.         In the event of Lessor's reentry upon the Demised Premises as a result of the occurrence  of any such Event of Default, Lessor shall use reasonable efforts to re-let the Demised Premises  and to otherwise mitigate its damages resulting from the occurrence of the Event of Default in  conjunction with its efforts to lease other rentable office space within the Building, provided that  Lessor shall have no obligation to let the Demised Premises prior to other vacant space, if any, in  the Building and prior to the re-letting of other vacant space within the Office Park owned by one  or more affiliates of Lessor. In the event that Lessor should re-let the Demised Premises or some  portion thereof during the balance of the Term of this Lease, the proceeds of such re-letting, after  deduction of all reasonable costs in connection with repossession and re-letting of the Demised  Premises (including, without limitation, all attorneys' fees, leasing commissions, remodeling costs  and related expenses) shall be applied to the satisfaction of Lessee's obligations hereunder. Lessor  shall have the right at any time to file suit to recover any sums which have fallen due under this  Lease from time to time on one or more occasions without being obligated to wait until the  expiration of the Term of this Lease, including, but not limited to, past-due Rent, interest, late  payment charges, amounts due Lessor pursuant to Section 15.3 below, and attorneys' fees.  Lessor shall also be entitled to recover immediately as damages from Lessee a sum of money  equal to the total of the cost of recovering possession of the Demised Premises, the unpaid Rent  and other sums owed at the time of such termination or repossession, the balance of the Rent and  other charges reasonably estimated to be due for the remainder of the originally stated Term, less  the fair market value rental of the Demised Premises for such period, and any other sum of money  or damages owed by Lessee to Lessor. The failure or delay of Lessor to take possession of the  Demised Premises or to pursue any remedy granted by the terms of this Lease or to exercise any  such right hereunder at the time of any Event of Default shall not operate as a waiver of any of  the rights of Lessor herein granted and shall not extend any additional rights to Lessee as Lessee,  but Lessor does expressly reserve the right to take any such action for the same or any subsequent  Event of Default at any time thereafter, and Lessee does hereby agree to pay any reasonable  attorneys' fees incurred by Lessor in enforcing any of the terms and conditions of this Lease.         Section 15.3. Cure by Lessor. In the event of any breach of the obligations of Lessee  hereunder, Lessor shall also have the right to cure such breach for the account and at the expense  of Lessee. Any money spent or costs or expenses incurred in curing such a breach or default for  the account of Lessee, together with fifteen percent (15%) additional overhead charge, shall be  reimbursed to Lessor within thirty (30) days of rendition of a bill or statement to Lessee for such  costs and expenses, and Lessor shall have the same remedies for the nonpayment thereof as for  the nonpayment of Rent.         Section 15.4. Fees and Costs. In the event Lessee defaults in the performance of any of  the terms, covenants, agreements or conditions contained in this Lease, or any part thereof, or  Lessor initiates legal action for the collection of any Rent due or to become due hereunder or  recovery of possession of the Demised Premises, Lessee agrees to pay Lessor all reasonable  attorneys' fees, other professional and paraprofessional fees, and other costs incurred by Lessor in  connection therewith, including without limitation title searches and environmental audits. Lessee                                         30  1/2597618.8 FINAL  

 

 agrees that any judgment rendered in favor of Lessor against Lessee in any legal action, whether   commenced by Lessor or by Lessee, shall include additionally a judgment for such fees and costs,   which judgment Lessee hereby agrees to pay. In the event that Lessor is made a party to any   action brought by a third party (including any governmental entity) arising out of Lessee's use or   occupancy of the Demised Premises, Lessee shall indemnify and hold harmless Lessor from any   costs or fees in defending such action and from any judgment rendered against Lessor in such   action, including, without limitation, all reasonable attorneys' fees and other professional and   paraprofessional fees. Lessee's obligations pursuant to this Section shall survive expiration or   early termination of the Lease.          Section 15.5. Bankruptcy or Insolvency. To secure Lessor against loss of the Rent and   other payments herein provided to be made by Lessee, it is agreed as a further condition of this   Lease that the filing of any petition in bankruptcy or insolvency by or against Lessee, or the   adjudication in bankruptcy of Lessee or the appointment of a receiver for Lessee by any Court   shall be deemed to constitute a breach of this Lease, and thereupon without entry or other action   by Lessor, this Lease shall become and be terminated; and, notwithstanding any other provisions   of this Lease, Lessor shall forthwith upon such termination be entitled to recover the Rent   observed in this Lease for the residue of the Term hereof less the fair rental value of the Demised   Premises for the residue of said Term.          Section 15.6. Lessor's Lien and Security Interest. Intentionally Omitted.          Section 15.7. Additional Remedies. In addition to the remedies set forth in this Article   XV, Lessor shall have all other remedies available pursuant to this Lease, at law or in equity.                                      ARTICLE XVI                                  Surrender and Holdover          Section 16.1. Surrender. Upon the expiration or sooner termination of this Lease, Lessee   shall surrender to Lessor the Demised Premises, together with all of the property affixed to the   Demised Premises, broom clean, well maintained and in as good an order and condition as on the   Commencement  Date, except for the effects of ordinary wear, acts of God, casualty or eminent   domain, which Lessee is not required to repair under the terms of this Lease. If Lessee fails to   surrender the Demised Premises in such condition, Lessor may cause such work to be performed   at Lessee's expense and Lessee hereby agrees to pay all actual costs and expenses thereby   incurred, either by deduction from Lessee's Security Deposit, if applicable, or by payment of an   invoice therefor from Lessor. Lessee's obligation to observe or perform this covenant shall   survive the expiration or earlier termination of this Lease. Unless an Event of Default has   occurred and remains uncured, Lessee shall remove all of Lessee's Property, including equipment,   machinery, furniture and business supplies, from the Demised Premises prior to the expiration or   earlier termination of this Lease and failing to do so, Lessor may cause all of said property to be   removed at the expense of Lessee and Lessee hereby agrees to pay all costs and expenses thereby   incurred. Lessee's obligation to observe or perform this covenant shall survive the expiration or   earlier termination of this Lease. Any damage to the Demised Premises caused by such removal   shall be repaired by Lessee. At Lessor's option, if Lessee fails to remove Lessee's Property on or                                         31  1/2597618.8 FINAL  

 

before the expiration or earlier termination of this Lease then any and all of the same may be  deemed the property of Lessor.         Section 16.2. Holdover. If Lessee holds over after the expiration or earlier termination  of this Lease, Lessee shall pay to Lessor, as liquidated damages, Additional Rent plus (i) one  hundred twenty five percent (125%) of the amount of the Base Rent herein specified for the first  two (2) months of any such holdover and (ii) one hundred fifty percent (150%) of the amount of  the Base Rent herein specified for any additional holdover period (each prorated on a per diem  basis ) for the time Lessee holds over. Acceptance by Lessor of such liquidated damages after  expiration or earlier termination shall not result in a renewal of this Lease. Notwithstanding the  foregoing provision, no holding over by Lessee shall operate to extend this Lease, and Lessee  shall vacate and surrender the Demised Premises to Lessor on the date designated in prior written  notice from Lessor to Lessee to vacate. The foregoing provisions of this Section are in addition  to and do not affect Lessor's right of reentry or any other rights of Lessor hereunder or as  otherwise provided by law.                                    ARTICLE XVII                                      Assignment         Section 17.1. Assignment and Subletting. Except as specifically provided for in this  Section 17.1, this Lease shall not be assigned in whole or in part by Lessee, nor shall the Demised  Premises or any portion thereof be sublet by Lessee, or occupied by others, without the prior  written consent of Lessor. If Lessee desires to effect an assignment of all or any portion of this  Lease or a sublease of all or any part of the Demised Premises or otherwise to permit any other  individual or entity to occupy the Demised Premises, Lessee shall: (x) notify Lessor in writing, in  advance, of: (i) the name of the proposed assignee, subtenant or occupant; (ii) the names of the  officers and controlling shareholders, partners or members of the proposed assignee, subtenant or  occupant; and (iii) and the nature of the business of the proposed assignee, subtenant or occupant;  (y) provide Lessor with a copy of the proposed assignment of lease, sublease agreement, or use  agreement evidencing such assignment, sublease or grant of use, which assignment of lease,  sublease agreement or use agreement must be in a form reasonably acceptable to Lessor (with an  executed copy to be furnished to Lessor upon Lessor's request); and (z) provide to Lessor upon  request: (i) current certified financial records of the proposed assignee, subtenant or occupant;  and (ii) any other information that Lessor reasonably may request. If such consent is granted by  Lessor, Lessee shall, nevertheless, remain liable for the performance of the terms and conditions  of this Lease the same as though such assignment, subletting or occupancy had not been made.  Any sums or other economic consideration received by Lessee as a result of any such assignment,  subletting or occupancy, whether denominated rentals under the sublease or otherwise, which  exceed in the aggregate the total sums that Lessee is obligated to pay Lessor under this Lease  (prorated to reflect obligations allocable to that portion of the Demised Premises subject to such  sublease, assignment or occupancy) shall be payable to Lessor as Additional Rent under this Lease  without affecting or reducing any other obligation of Lessee under this Lease.         Section 17.2. Consent Not Required. Notwithstanding anything herein to the contrary,  Lessee shall have the right, without Lessor's consent, to assign this Lease or to sublet the Demised                                        32  1/2597618.8 FINAL  

 

Premises to a Permitted Successor (as defined below), provided that (i) Lessor receives written  notice of such assignment or subletting, (ii) the Permitted Successor complies with the Minimum  Net Worth Requirement as in effect at such time and as applicable to the Permitted Successor, as  evidenced by Financial Statements provided to Lessor, (iii) Permitted Successor (or in the case of  a newly formed entity, its management) has proven experience in the operation of a first-class  business of a type consistent with the use of the Building as a first-class building, (iv) Permitted  Successor assumes in writing (the form of which shall be subject to Lessor's reasonable approval)  all of Lessee's obligations under this Lease, as amended from time to time, and Lessee is not  released from any of the obligations or liabilities under this Lease, as amended from time to time,  (v) Lessor receives a fully executed copy of the assignment or sublease agreement between Lessee  and the Permitted Successor, (vi) the primary purpose of such assignment or sublet is for  legitimate business reasons unrelated to this Lease, and the assignment or sublet is not a  subterfuge by Lessee to avoid its obligations under this Lease or the restrictions on assignment  and subletting contained herein, and (vii) such assignee or subtenant will conduct the same type of  business in the Demised Premises as the original Lessee hereunder, or a business that is not  incompatible with that conducted by the other tenants of the Building, and that would not be  inconsistent with the investment criteria of Lessor. Lessee notice to Lessor shall include  information and documentation showing that each of the above conditions has been satisfied. For  purposes of this Section, a "Permitted Successor" is any partnership, corporation or other entity  resulting from a merger or consolidation with Lessee, or any Person which acquires substantially  all of the assets or stock of Lessee as a going concern; and "Person" means any corporation,  partnership, limited liability company or other entity. Any attempted assignment or subletting in  violation of this Section shall be voidable at Lessor's option.                                    ARTICLE XVIII                                       Possession         Section 18.1. Covenant of Quiet Possession. Lessor hereby covenants that Lessee, upon  the payment of the Rent and all other amounts Lessee may owe as herein provided, and  performance by Lessee of the covenants herein contained and required of it, shall not have its  peaceful and quiet possession of the Demised Premises during the Term of this Lease disturbed,  except as otherwise expressly provided herein and in any Mortgage(s) encumbering the Building.                                     ARTICLE XIX                                         Notice         Section 19.1. Notices. Any notice, demand, request or other instrument (any "Notice")  which may be or is required to be given under this Lease shall be in writing and shall be deemed  given and received on the next day following deposit of any such Notice with a national overnight  delivery carrier (with receipt evidencing such delivery) such as, but not limited to, Federal Express  or UPS. Any  Notice shall be addressed to the party at the address set forth in Section 1.3(P)  hereof, or at such other address as such party may designate by written notice to the other party.                                          33  1/2597618.8 FINAL  

 

                                  ARTICLE XX                                    Entire Agreement         Section 20.1. Written Instrument. This Lease and the exhibits and attachments constitute  the entire agreement between the parties and supersede all prior agreements and understandings  related to the Demised Premises, including all lease proposals, letters of intent and other  documents. Neither Lessor nor Lessor's agents have made any representations or promises with  respect to the Demised Premises, the Building, the Land, the Rent, the expenses of operation of  the Building or any other matter or thing affecting or related to the execution of this Lease, except  as herein expressly set forth, and no rights, easements, or licenses are acquired by Lessee by  implication or otherwise except as expressly set forth in the provisions of this Lease. It is agreed  by and between Lessor and Lessee that all understandings and agreements pertaining to the  Demised Premises by and between the parties are embodied in this Lease, and no statement,  promise, or agreement, verbal or otherwise, that is in conflict with the terms of this Lease, or that  in any way attempts to modify, vary, alter, enlarge or invalidate any of the provisions of this Lease  shall be binding upon either Lessor or Lessee, unless such exception, understanding or agreement  is endorsed by both parties on the document which will be called an Addendum and will be  attached hereto and numbered numerically.                                     ARTICLE XXI                                   Lease Subordinated         Section 21.1. Subordination.               (a)    This Lease shall be subject and subordinate at all times to the lien of any        mortgage, deed of trust, ground lease, installment sale agreement and/or other instrument        of encumbrance heretofore or hereafter placed upon the Demised Premises or the Office        Park in connection with any financing obtained by Lessor, and all renewals, modifications,        consolidations, replacements and extensions thereof (all of which are hereinafter referred        to collectively as a "Mortgage" and the holder of such Mortgage shall be referred to as a        "Mortgagee"), all automatically and without the necessity of any further action on the part        of Lessee to effectuate such subordination. In case Lessor's interest under the Mortgage        shall terminate either by expiration, forfeiture or otherwise, then such Mortgagee, its heirs,        administrators, executors, and assigns shall have all the rights of Lessor under this Lease,        following such termination. Lessee, at the request of Mortgagee, or at the request of the        purchaser at any foreclosure sale or any sale under a power of sale contained in any        Mortgage, shall attorn to such Mortgagee or purchaser, and recognize such Mortgagee or        purchaser, its heirs, administrators, executors, successors or assigns as Lessor for the        balance of the Term of this Lease. Lessee shall execute, enseal, acknowledge and deliver,        upon demand  by Lessor or such Mortgagee, such further instrument or instructions        evidencing such subordination of Lessee's right, title and interest under this Lease to the        lien of any such Mortgage, and such further instrument or instruments or attornments, in a        form satisfactory to such Mortgagee, as shall be desired by such Mortgagee, provided        Lessor shall use commercially reasonable efforts to have any such subordination                                        34  1/2597618.8 FINAL  

 

       instrument contain non-disturbance language in a form reasonably acceptable to both         Mortgagee and Lessee.                (b)    Anything contained in the foregoing provisions of this Section to the         contrary notwithstanding, any such Mortgagee may at any time subordinate its Mortgage         to the operation and effect of this Lease, without the necessity of obtaining Lessee's         consent thereto, by giving notice of the same in writing to Lessee, and thereupon this         Lease shall be deemed to be prior to such Mortgage without regard to their respective         dates of execution, delivery and/or recordation, and in that event such Mortgagee shall         have the same rights with respect to this Lease as though this Lease shall have been         executed, delivered and recorded prior to the execution, delivery, and recordation of such         Mortgage.                (c)    Lessor shall use commercially reasonable efforts to deliver to Lessee a         subordination, nondisturbance and attornment agreement from the holder of any Mortgage         now constituting a lien on the Demised Premises or the Building.                                     ARTICLE XXII                                    Estoppel Certificate          Section 22.1. Estoppel Certificate. Lessee shall from time to time, within ten (10) days   after Lessor shall have requested the same of Lessee, execute, acknowledge and deliver to Lessor,   and/or to any other parties that Lessor requires, a written instrument in recordable form (i)   certifying that (A) this Lease is in full force and effect and has not been modified, supplemented or   amended in any way (or, if there have been modifications, supplements or amendments thereto,   that it is in full force and effect as modified, supplemented or amended and stating such   modifications, supplements and amendments) and that this Lease (as modified, supplemented or   amended, as aforesaid) represents the entire agreement between Lessor and Lessee as to the   Demised Premises and the leasehold; (B) the dates to which the Rent and other charges arising   under this Lease have been paid, if any; (C) the amount of any prepaid Rents or credits due   Lessee, if any; and (D) Lessee has accepted the possession of the Demised Premises, has   entered into occupancy of the Demised Premises, the Commencement Date of this Lease and the   corresponding expiration date; (ii) stating whether or not to the best knowledge of the signer of   such certificate all conditions under the Lease to be performed by Lessor prior thereto have been   satisfied and whether or not Lessor is then in default in the performance of any covenant,   agreement or condition contained in this Lease and specifying, if any, each such unsatisfied   condition and each such default of which the signer may have knowledge; and (iii) stating any   other fact or certifying any other condition reasonably requested by Lessor or requested by any   Mortgagee or prospective Mortgagee or purchaser of the Demised Premises or the Office Park of   which the Demised Premises are a part or of any interest therein. It is intended that any statement   delivered pursuant to the provision of this Section be relied upon by any such purchaser or   Mortgagee.                                          35  1/2597618.8 FINAL  

 

                                 ARTICLE XXIII                                 Lessor's Reserved Rights         Section 23.1. Right of Inspection. Lessor shall have the right at any reasonable time and  from time to time to enter the Demised Premises by its agents and employees for the purpose of  examining the condition thereof and at any time in the event of an emergency by means of a  master or pass key or otherwise. Lessor and its agents and employees shall take all commercially  reasonable steps necessary to prevent the disclosure of any private information that may be  present at the Demised Premises upon any such entry.         Section 23.2. Repairs. Lessor reserves the right to enter the Demised Premises as may  be necessary from time to time for the purpose of making repairs or alterations thereto or to the  Building as may be required for the safety, protection and preservation of the Demised Premises  and the Building. The reservation of such right of entry shall not enlarge in any way the  obligations of Lessor for maintenance and repair of the Building or the Demised Premises as  otherwise provided in Article VI or in Article VIII hereof.         Section 23.3. Rights with Respect to the Building and the Office Park. Lessor hereby  reserves the right to perform any work in or about the Building, the Office Park or any adjacent or  nearby land, street or other facility not included within the Demised Premises. Lessor reserves the  right to change the size, height, location or arrangement of the Common Area of the Building,  from time to time, as Lessor may deem proper. Lessor reserves the right to use the areas above  the finished drop ceilings of the Demised Premises and within the demising walls, and to erect  scaffolding, ladders and other materials in, on or about the Building. Lessor reserves the right to  change the name of the Office Park including, without limitation, the name and number of the  Building and the number, size, height, location or arrangement of the Common Area and the  common  area within the Office Park, from time to time, as Lessor may deem proper; provided  however that if Lessor elects to change the name and number of the Building, (i) Lessee shall be  entitled to a reimbursement of the reasonable and actual costs associated with replacing a  reasonable amount of stationery and business cards (not to exceed one month's supply of each)  and (ii) Lessor shall provide Lessee with at least ninety (90) days' prior notice of such change  unless such change is being required by a governmental entity or governmental action of any kind,  in which case there shall be no such minimum notice requirement. Lessor reserves the right to  use, maintain, replace and erect new pipes, conduit, wires and ductwork in and through the  Demised Premises as may be required for service to other portions of the Building and to enter  upon the Demised Premises as may be required for the exercise of such rights; provided, however,  such pipes, conduit, wires and ductwork shall not materially reduce the size or usefulness of the  Demised Premises. Lessor reserves the right to close the Building during times of emergency and  to require that all persons entering or leaving the Building during such hours as Lessor may from  time to time reasonably specify, identify themselves to persons designated by Lessor by  registration or otherwise and establish their right to enter or leave the Building. Lessor reserves  the right to exclude or expel any peddler, solicitor or unruly person or any person causing any  disturbance at any time from the Demised Premises, the Building or the Office Park.                                          36  1/2597618.8 FINAL  

 

      Section 23.4. Exhibition of Demised Premises. Lessor reserves the right to enter the  Demised Premises during Lessee's normal business hours and with advance notice to Lessee for  the purpose of exhibiting the Demised Premises to prospective purchasers or existing or  prospective mortgagees and, during the last nine (9) months of the Term of this Lease if no  extension or new lease has been agreed upon by Lessor and Lessee, for the purpose of exhibiting  the same to prospective lessees.         Section 23.5. Right to Amend Declaration. Lessor reserves the right to join in the  amendment or restatement of the Declaration from time to time without the consent of Lessee;  provided such amendment or restatement does not materially increase any cost or obligation of  Lessee. If requested by Lessor, Lessee shall sign from time to time any instrument or instructions  evidencing Lessee's consent to any such amended or restated Declaration.         Section 23.6. Effect of Exercise of Reserved Rights. The reasonable exercise of any  right reserved to Lessor under the terms of this Lease shall never be deemed to constitute a  constructive eviction of Lessee, a violation of the covenant of quiet enjoyment, or a trespass by  Lessor or any of its contractors, agents or employees, and Lessee shall not be entitled to any  abatement or reduction in Rent by reason thereof.                                    ARTICLE XXIV                                Miscellaneous Agreements         Section 24.1 Waiver. The failure of Lessor or Lessee to seek redress for violation of, or  to insist upon strict and timely performance of, any covenant or condition of this Lease or any of  the Rules of the Building set forth herein or hereafter adopted by Lessor, shall not constitute a  waiver of any such violation or prevent a subsequent act which would have originally constituted  a violation from having all the force and effect of an original violation. The receipt by Lessor of  Rent with knowledge of the breach of any covenant of this Lease shall not be deemed a waiver of  such breach and no provision of this Lease shall be deemed to have been waived by Lessor unless  such waiver be in writing signed by Lessor. No payment by Lessee or receipt by Lessor of a  lesser amount than the full Rent due shall be deemed to be other than on account of the earliest  stipulated payments due, nor shall any endorsement or statement on any check or in any letter  accompanying any check or other payment be deemed an accord and satisfaction, and Lessor may  accept such check or payment without prejudice to Lessor's right to recover the balance of such  Rent or to pursue any other remedy as is provided in this Lease.         Section 24.2. Intentionally Omitted.         Section 24.3. Sale and Conveyance of the Building and the Land. Lessor shall have the  right to sell and convey the Building and the Land at any time during the Term of this Lease,  subject only to the rights of Lessee hereunder; and such sale and conveyance shall operate to  release Lessor from liability arising hereunder after the date of conveyance.         Section 24.4. Status of Lessor. The term Lessor as used in this Lease so far as covenants  or obligations on the part of Lessor are concerned shall be limited to mean and include only the                                        37  1/2597618.8 FINAL  

 

owner or owners at the time in question of Lessor's interest in the Building and the Land. Lessee  shall look solely to the Building and the Land on which it is located for the collection of any  judgment (or enforcement of any other judicial process) requiring the payment of money by  Lessor in the event of any default or breach by Lessor with respect to any of the terms, covenants  and conditions of this Lease to be observed or performed by Lessor and no other property or  assets of Lessor shall be subject to levy, execution or other enforcement procedures for the  satisfaction of any obligation due Lessee.         Section 24.5. Partial Invalidity. 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 term, covenant or condition of this Lease shall be valid and in force to the fullest  extent permitted by law.         Section 24.6. Consents. Wherever consent or approval is required, such consent or  approval shall only be valid when given expressly in writing and identified in such writing as being  intended as a consent or approval required by the terms hereof. Consent or approval shall never  be implied by any act or statement made by the consenting or approving party or its agents or  employees. Whenever Lessor's consent or approval is required under this Lease, such consent or  approval may be withheld or granted in Lessor's sole and absolute discretion, except as otherwise  expressly provided in this Lease.         Section 24.7. Successors and Assigns. Except as herein limited, this Lease shall be  binding upon and inure to the benefit of the parties hereto and their respective successors and  assigns.         Section 24.8. Name of Building. Lessee shall not, without the written consent of Lessor,  use the name of the Building or the Office Park for any purpose other than as the address of the  business to be conducted by Lessee in the Demised Premises, and in no event shall Lessee acquire  any rights in or to such names.         Section 24.9. Choice of Law. This Lease shall be governed by and construed pursuant to  the laws of the State of Indiana.         Section 24.10. Time is of the Essence. Time is of the essence of this Lease and each and  all of its provisions.         Section 24.11. Examination of Lease. Submission of this instrument for examination or  signature to Lessee does not constitute a reservation of or option for lease, and is not effective as  a lease or otherwise until execution by and delivery to both Lessor and Lessee.         S ection 24.12. Force Mai eure. Whenever this Lease requires any act (other than the  payment of Rent or a liquidated sum of money) to be performed by a certain time or within a  certain period of time, the time for the performance of such act shall be extended by the period of  any delays in such performance caused by the following "Events of Force Majeure": adverse                                        38  1/2597618.8 FINAL  

 

weather conditions, war, invasion, terrorism, hostilities, work stoppages, boycotts, slowdowns,  strikes, lockouts, civil commotion, vandalism, riots, unavailability or unpreventable shortages of  materials, equipment, labor or energy, casualties, acts of God, actions or inactions of  governmental units or entities, or other conditions or events beyond the control of the party  required to perform such act.         Section 24.13. Authority. If Lessee or Lessor is a corporation, the undersigned person or  persons executing and delivering this Lease on behalf of Lessee each represents and certifies that  he or she is a duly elected officer of such corporation and has been fully empowered by the Board  of Directors of said corporation to grant, execute and deliver this Lease; that said corporation has  full corporate capacity to grant, execute and deliver this Lease; and that all necessary corporate  action for the granting of this Lease has been taken and done by such corporation.         Section 24.14. Interpretation. The captions or headings to the various Articles and  Sections hereof are inserted only as a matter of convenience and for reference, and in no way  define, limit, construe or describe the scope hereof or the intent of any provisions hereof. When  applicable, use of the singular form of any word shall also mean or apply to the plural, and the  neuter form shall mean and apply to the masculine or feminine.         Section 24.15. Attorneys' Fees. In the event either party hereto commences litigation or  arbitration against the other to enforce its rights hereunder, the prevailing party in such litigation  shall be entitled to recover from the other party its reasonable attorneys' fees and expenses  incurred in connection with and incidental to such litigation and arbitration, including the  reasonable cost of in-house counsel and any appeals. The "prevailing party" shall include, but is  not limited to, a party whose claim is substantially sustained in an action, a party who is granted  equitable relief or a party who dismisses an action or settles a claim in exchange for a payment of  substantially the sum allegedly due.         Section 24.16. Payment of and Indemnification for Leasing Commissions, Lessor  represents to Lessee that it has dealt with no broker, finder or other person with respect to this  Lease or the transactions contemplated hereby, except the Lessor's Broker designated in Section  1.3 hereof. Lessee represents to Lessor that it has dealt with no broker, finder or other person  with respect to this Lease or the transactions contemplated hereby, except the Lessee's Broker  designated in Section 1.3 hereof. Lessor shall be responsible for payment of fees to Lessor's  Broker. Any commissions that are due and payable to Lessee's Broker shall be paid as and to the  extent due pursuant to that certain written agreement dated as of February 3, 2011, by and among  Lessor, Lessor's Broker, and Lessee's Broker, and Lessee shall have no obligation to pay those  commissions to Lessee's Broker. The parties hereby acknowledge, represent and warrant to each  other that no broker or person, except for the Brokers, is entitled to any leasing commission or  compensation as a result of the negotiation or execution of this Lease. The parties shall indemnify  and hold the other harmless from any and all liability for the breach of any such representation and  warranty on its part and shall pay any compensation to any other broker or person who may be  deemed  or held to be entitled thereto because of any act, omission or statement of the  indemnifying party or its employees or agents. Such indemnifying obligations shall be deemed to  include the payment of reasonable attorneys' fees and court costs incurred in defending such a                                         39  1/2597618.8 FINAL  

 

claim. The foregoing indemnification provisions shall survive the cancellation, termination or  expiration of the Term of this Lease.         Section 24.17. Definition of Relationship Between the Parties. Lessor shall not, by virtue  of the execution of this Lease or the leasing of the Demised Premises to Lessee, become or be  deemed a partner of or joint venturer with Lessee in the conduct of Lessee's business on the  Demised Premises or otherwise.         Section 24.18. Air and Light. This Lease does not grant or guarantee Lessee continuance  of or any right of a view or an easement for light or air over any property adjoining the Demised  Premises or the Building.         Section 24.19. Waiver of Trial by Jury. Lessor and Lessee each agree to and they hereby  do waive trial by jury in any action, proceeding or counterclaim brought by either of the parties  hereto against the other on any matters whatsoever arising out of or in any way connected with  this Lease, the relationship of Lessor and Lessee, Lessee's use or occupancy of the Demised  Premises and/or any claim of injury or damage, and any statutory remedy.         Section 24.20. Intentionally Omitted.         Section 24.21. No Access to Roof. Lessee shall have no right of access to the roof of the  Demised Premises or the Building and shall not install, repair or replace any aerial, fan, air  conditioner or other device on the roof of the Demised Premises or the Building without the prior  written consent of Lessor.         Notwithstanding the foregoing, Lessor acknowledges that Lessee may wish to install one  (1) communications sending/receiving device (the "Equipment") on the roof of the Building,  solely for use in conducting Lessee's business, provided that use is in compliance with Section  1.3(M) of this Lease. If Lessee wishes to install any such Equipment, Lessee must satisfy and  comply with the provisions of this Section. Lessee must provide Lessor with prior written notice  of the following, all of which must be reasonably acceptable to Lessor: (a) the name of Lessee's  proposed telecommunications provider (if any) (the "Provider"), (b) a written engineering form (in  such format as Lessor requires) describing the quantity and type of Equipment that Lessee or its  Provider proposes to install on the roof of or in the Building, (c) a description (in form and detail  acceptable to Lessor) regarding the proposed mounting method, location, point of entry to the  Building, and cable route, if any, for the proposed Equipment, and (d) any other information  requested by Lessor. In no event shall the Equipment or the installation thereof create any  penetration of the roof; Lessee and its Provider shall be required to use existing points of entry to  the Building as approved by Lessor. The installation and operation of the Equipment must be in  accordance with the engineering form. Lessee or the Provider shall, at Lessee's or its Provider's  cost and expense, obtain all necessary or appropriate approvals, consents, authorizations, permits  and licenses from all governmental authorities or other third parties, prior to commencement of  installation of the Equipment, and promptly provide Lessor with copies thereof, and maintain  those approvals, consents, authorizations, permits and licenses in full force and effect at all times.  To the extent Lessee or its Provider requires access to the roof of the Building to install or to  maintain, repair or replace any Equipment, Lessee must provide Lessor with at least three (3)                                        40  1/2597618.8 FINAL  

 

 business' days prior written notice thereof, Lessee or its Provider shall, at Lessee's cost and   expense, at all times maintain such insurance as Lessor or any other parties as required in   connection with any Mortgage, deems necessary or appropriate with respect to the Equipment   including without limitation (i) Lessee shall provide Lessor with evidence reasonably satisfactory   to Lessor that Lessee or its Provider has procured and has caused others to procure workers'   compensation and commercial general liability insurance in amounts reasonably satisfactory to   Lessor and naming as an additional insured on such liability insurance each of the parties listed in   Section 13.1; and (ii) with respect to worker's compensation insurance, Lessee shall provide   Lessor with certificate(s) from the Indiana Workers Compensation Board stating that Lessee's   Provider and any subcontractors, if applicable, have worker's compensation insurance for their   respective employees as required by statute. Lessee or its Provider shall, at Lessee's cost and   expense, maintain, repair and replace the Equipment as necessary or appropriate so that the   Equipment remains at all times in good condition and repair. At the end of the Term, Lessee shall   (unless Lessor otherwise agrees in writing) remove, or cause its Provider to remove, the   Equipment. Lessee shall, at its sole cost and expense, repair any damage to the roof or Building   or any portion thereof caused by the installation, presence, operation, use, and/or removal of the   Equipment. The Equipment must not interfere with the transmission or reception equipment   presently or hereafter located at or in the Building. If the Equipment causes any interference with   respect to any such transmission or reception equipment, Lessee shall eliminate such interference   within twenty-four (24) hours after written notice from Lessor of the existence of such   interference. Lessor shall have no liability or obligation to Lessee or the Provider with respect to   the Equipment or any loss, liability, damage, cost or expense relating thereto. Lessee shall, within   five (5) days after written notice from Lessor, remove the Equipment in the event any   governmental entity or applicable Law requires removal thereof or Lessee fails to materially   comply with the terms stated herein. Such removal or relocation shall be in accordance with all of   the terms and conditions set forth herein. Any language in this Lease notwithstanding, Lessor   shall not be liable for and Lessee shall indemnify, defend and hold harmless Lessor from and   against any and all liability, damages (including but not limited to personal injury, death or   property damages), costs, expenses and reasonable attorneys' fees incurred by Lessor arising from   any Equipment related cause whatsoever, including those arising from the installation, use,   maintenance and removal thereof. Lessee's rights granted in this Section are personal to   Stonegate Mortgage Corporation and shall not be assigned or sublet by Stonegate Mortgage   Corporation, and no equipment of any other person or entity may be co-located in the Demised   Premises or on the roof with Lessee's Equipment.          Section 24.22. Memorandum of Lease. Upon the request of either Lessor or Lessee, both   parties shall execute and record a memorandum of this Lease in the Office of the Recorder of   Marion County, Indiana, in a form reasonably satisfactory to both and substantially in the form   attached hereto as Exhibit H and hereby made a part hereof, indicating the Term, Extension   Option, the Restricted Use for the Restricted Period in the Restricted Area, and such other items   as either party may reasonably request. The cost of recording shall be paid by the party   requesting the memorandum. Lessee agrees that Lessee shall cooperate with Lessor as necessary   to have the memorandum of lease released of record upon the expiration or earlier termination of   this Lease, and shall, upon execution of a memorandum of lease, place in escrow with Lessor an   executed release of such memorandum of lease, in recordable form substantially in the form                                         41  1/2597618.8 FINAL  

 

attached hereto as Exhibit H-l and hereby made a part hereof, for Lessor's use in having the  memorandum released of record upon the expiration or earlier termination of this Lease.         Section 24.23. Intentionally Omitted.         Section 24.24. Counterparts. This Lease may be executed in duplicate counterparts, each  of which shall be deemed an original hereof or thereof.         Section 24.25. Mortgagee's Approval. This Lease is subject to Mortgagee's approval.  Lessor shall use reasonable efforts to obtain Mortgagee's approval hereof as soon as possible, and  in any event within ten (10) days, after the date hereof. In the event notice of disapproval by  Mortgagee of this Lease is received within thirty (30) days after the date hereof, this Lease shall  be null, void, and of no further force or effect.         Section 24.26. Discretionary Allowance. Lessor shall provide Lessee with a one-time  allowance in the amount of Two Hundred Fifty Thousand and 00/100 Dollars ($250,000.00) (the  "Discretionary Allowance"), which may be used by Lessee for such purposes as Lessee deems  appropriate in its sole discretion; provided, however, Lessee shall not use the Discretionary  Allowance for any unlawful purpose or for any use or purpose that violates the Lease. Lessor  shall pay the Discretionary Allowance to Lessee within thirty (30) days after Lessee's written  request therefor, but no sooner than the Commencement Date (and provided that, as of such date,  Lessee is in possession of the Demised Premises and there is then no Event of Default by Lessee  under this Lease). Simultaneously with and as a condition to the payment of the Discretionary  Allowance by Lessor to Lessee, the parties shall amend this Lease by letter of understanding as  set forth on Exhibit D. to reflect such payment of the Discretionary Allowance. If Lessee timely  requests the Discretionary Allowance and Lessor fails to pay the Discretionary Allowance to  Lessee within thirty (30) days following Lessee's request pursuant to this Section (for purposes of  this Section, a "Missed Payment"), then Lessee shall be permitted to offset the amount of such  Missed Payment against Base Annual Rent as set forth below; provided, however, that Lessee  must first give Lessor (and any party previously requested by Lessor to receive copies of notices  sent to Lessor) a Notice of Offset and thirty (30) days after Lessor's receipt of the Notice of  Offset to make the Missed Payment that is the subject of the Notice of Offset. The Notice of  Offset must state: (a) Lessor's failure to make payment of such Missed Payment as required under  the Lease (including a copy of Lessee's written request for such Discretionary Allowance); and (b)  Lessee's intent to offset pursuant to this Section. If the Missed Payment has not been paid to  Lessee within such thirty (30) day period after Lessor's receipt of the Notice of Offset, Lessee  may thereafter offset such Missed Payment against the Monthly Rental Installment due each  month hereunder until the total Missed Payment is satisfied, but limited as follows: (i) there must  not be an Event of Default by Lessee then existing under any of the terms of this Lease and (ii) the  portion of the Missed Payment offset against the Monthly Rental Installment each month may be  no more than the amount necessary to fully offset the Missed Payment during the first 24 months  of the Term (for example, if the Missed Payment were to include the full amounts of both the  Discretionary Allowance and the Relocation Allowance (as defined below), the offset would be  calculated as follows: (y) one hundred percent (100%) of the Monthly Rental Installment actually  due under this Lease for such month during the first twelve (12) months of the Term (taking into  account any Abated Base Rent for such month) and (z) sixty-one percent (61%) of the Monthly                                         42  1/2597618.8 FINAL  

 

Rental Installment due under this Lease for such month during months 13 through 24 of the  Term).         Section 24.27. Relocation Allowance. Lessor shall pay Lessee a one-time allowance in the  amount of Two and 00/100 Dollars ($2.00) per rentable square foot of the Demised Premises (the  "Relocation Allowance"), to be used by Lessee toward its costs and expenses of relocating to the  Demised Premises; provided, however, that Lessee shall not use the Relocation Allowance for any  unlawful purpose or for any use or purpose that violates this Lease. Lessor shall pay the  Relocation Allowance to Lessee within thirty (30) days after the later of (i) the actual  Commencement Date and (ii) presentation of paid invoices by Lessee in support of such moving  expenses (and provided that, as of that date, Lessee has taken possession of the Demised Premises  and there is then no Event of Default by Lessee under this Lease). Simultaneously with and as a  condition to the payment of the Relocation Allowance by Lessor to Lessee, the parties shall  amend this Lease by letter of understanding as set forth on Exhibit D to reflect such payment of  the Relocation Allowance. If Lessee timely requests the Relocation Allowance and Lessor fails to  pay the Relocation Allowance to Lessee within thirty (30) days following Lessee's request  pursuant to this Section (for purposes of this Section, a "Missed Payment"), then Lessee shall be  permitted to offset the amount of such Missed Payment against Base Annual Rent as set forth  below; provided, however, that Lessee must first give Lessor (and any party previously requested  by Lessor to receive copies of notices sent to Lessor) a Notice of Offset and thirty (30) days after  Lessor's receipt of the Notice of Offset to make the Missed Payment that is the subject of the  Notice of Offset. The Notice of Offset must state: (a) Lessor's failure to make payment of such  Missed Payment as required under the Lease (including a copy of Lessee's written request for  such Relocation Allowance including copies of required supporting documentation submitted by  Lessee to Lessor with respect to such Missed Payment); and (b) Lessee's intent to offset pursuant  to this Section. If the Missed Payment has not been paid to Lessee within such thirty (30) day  period after Lessor's receipt of the Notice of Offset, Lessee may thereafter offset such Missed  Payment against the Monthly Rental Installment due each month hereunder until the total Missed  Payment is satisfied, but limited as follows: (i) there must not be an Event of Default by Lessee  then existing under any of the terms of this Lease and (ii) the portion of the Missed Payment  offset against the Monthly Rental Installment each month may be no more than the amount  necessary to fully offset the Missed Payment during the first 24 months of the Term (for example,  if the Missed Payment were to include the full amounts of both the Discretionary Allowance and  the Relocation Allowance, the offset would be calculated as follows: (y) one hundred percent  (100%) of the Monthly Rental Installment actually due under this Lease for such month during the  first twelve (12) months of the Term (taking into account any Abated Base Rent for such month)  and (z) sixty-one percent (61%) of the Monthly Rental Installment due under this Lease for such  month during months 13 through 24 of the Term).         Section 24.28. Right of First Offer. Subject to any rights of first offer, options, rights of  first refusal or other rights of any other tenants at the Building or their successors or assigns (or  any of their respective subtenants) (as those rights exist as of the Effective Date (the "Superior  Rights"), Lessee shall have a right of first offer as to all rentable space in the Building that  "becomes available", as defined below, during the first ninety-six (96) months of the Initial Term  (the "Offer Space"), upon and subject to the terms and conditions set forth in this Section (the  "Right of First Offer").                                        43  1/2597618.8 FINAL  

 

            (a)    Lessee may exercise its Right of First Offer as to the Offer Space that        becomes available during the first ninety-six (96) months of the Initial Term, subject in all        respects to the Superior Rights, as to all but not less than all of the Offer Space that is        then available as indicated in the Lessor Offer Notice (as defined below), upon written        notice to Lessor in the manner provided below. However, Lessee shall not have the right        to exercise its Right of First Offer if, at that time, there is a default by Lessee under this        Lease. Lessor shall notify Lessee, in writing, when the Offer Space becomes available, to        the extent such Offer Space is not subject to Superior Rights (the "Lessor Offer Notice").        Upon receipt of the Lessor Offer Notice, Lessee shall have ten (10) business days in which        to notify Lessor, in writing, if Lessee wishes to exercise its Right of First Offer as to the        Offer Space identified in the Lessor Offer Notice; provided, that Lessee may not exercise        its Right of First Offer as to less than all of the Offer Space identified in the Lessor Offer        Notice. If Lessee does not exercise the Right of First Offer as to the Offer Space identified        in the Lessor Offer Notice within the ten (10) business day period, or if Lessee notifies        Lessor that Lessee does not wish to exercise its Right of First Offer as to the Offer Space        at such time, Lessor shall be free, for a period of twelve (12) months following the date of        the Lessor Offer Notice, to lease the Offer Space described in the Lessor Offer Notice to a        third-party tenant without regard to the restrictions in this Section and on whatever terms        and conditions Lessor may decide in its sole discretion, free from Lessee's rights under this        Section, and Lessee's Right of First Offer as to that Offer Space shall cease and terminate        until the expiration of such twelve (12) month period if the Offer Space is not leased to a        third party, or if the Offer Space is lease to a third party, until the Offer Space next        becomes available.               (b)    If Lessee timely exercises its Right of First Offer, in accordance with this        Section, with respect to the Offer Space identified in the Lessor Offer Notice, prior to the        end of the first thirty-six (36) months of the Initial Term, all terms, covenants, conditions        and provisions of this Lease applicable to the Demised Premises, including without        limitation the rate of Base Annual Rent per rentable square foot, shall apply with like force        and effect to the Offer Space, except as follows.                      (i).  The lease for that Offer Space by Lessee shall commence on the              date on which Lessor delivers that Offer Space to Lessee, and the "Expiration              Date" for that Offer Space shall be the same Expiration Date as for the remainder              of the Demised Premises.                      (ii). Lessee's Percentage of Excess Building Operating Expenses and              Lessee's Percentage of Excess Real Estate Taxes shall be adjusted upward to              reflect the rentable square feet in the Offer Space as to which Lessee has exercised              its Right of First Offer.                      (iii). Lessor shall construct improvements and alterations to the Offer              Space, as a "turn-key" tenant improvement package, pursuant to plans and              specifications for those improvements and alterations that are mutually acceptable              to Lessor and Lessee ("Lessor's Expansion Work"); provided, however, that the              cost and expense to Lessor, on a per rentable square foot basis, in constructing                                        44  1/2597618.8 FINAL  

 

             those improvements and alterations to the Offer Space as to which Lessee is then               exercising its Right of First Offer, shall not exceed the cost per rentable square               foot incurred by Lessor for construction of the Lessor's Work, multiplied by (z) a               fraction, the numerator of which is the number of days between the date on which               Lessee exercises its Right of First Offer and the last day of the Initial Term, and the               denominator of which is four thousand and fifteen (4015) days. Lessee shall be               responsible for all costs and expenses of the improvements and alterations to the               Offer Space that exceed the amount described in the preceding sentence, and               Lessee shall promptly pay such excess cost and expense to Lessor not later than               ten (10) days after receipt of written invoice(s) therefor from Lessor. The cost per               rentable square foot incurred by Lessor for construction of the Lessor's Work, for               purposes of the calculation in this subsection (b)(iii) shall be included in the letter               of understanding as set forth on Exhibit D when the same is executed as required               in Section 2.4.                      (iv).  If Lessor performs alterations or improvements to any Offer Space,               Lessor's cost for such improvements, as well as any leasing commission with               respect to such Offer Space, shall be added to the costs used to calculate the               Termination Fee as defined in Section 24.30 and Exhibit G attached to this Lease               shall be amended to reflect such additional costs.                (c)   If Lessee exercises its Right of First Offer after the end of the thirty-sixth         (36th) month of the Initial Term but prior to the end of the ninety-sixth (96th) month of the         Initial Term, all terms, covenants, conditions and provisions of this Lease applicable to the         Demised Premises shall apply with like force and effect to the Offer Space, except as         follows.                      (i).   The Base Annual Rent for the Offer Space shall be at the market               rate then currently being charged by Lessor for comparable space in the Building               but factoring in the Expiration Date of this Lease. Lessee acknowledges and agrees               that the Base Annual Rent for the Offer Space shall be determined solely by Lessor               and shall be included in the Lessor Offer Notice provided to Lessee.                      (ii).  The lease for that Offer Space by Lessee shall commence on the               date on which Lessor delivers that Offer Space to Lessee, and the "Expiration               Date" for that Offer Space shall be the same Expiration Date as for the remainder               of the Demised Premises.                      (iii). Lessee's Percentage of Excess Building Operating Expenses and               Lessee's Percentage of Excess Real Estate Taxes shall be adjusted upward to               reflect the rentable square feet in the Offer Space as to which Lessee has exercised               its Right of First Offer.                      (iv).  Lessor shall perform alterations or improvements to the Offer               Space based on the then market rate for comparable space in the Building leased               for a comparable term, as it pertains to tenant improvements. Lessee acknowledges                                         45  1/2597618.8 FINAL  

 

            and agrees that the foregoing shall be determined solely by Lessor and shall be              included in the Lessor Offer Notice provided to Lessee.                      (v).  If Lessor performs alterations or improvements to any Offer Space,              Lessor's cost for such improvements, as well as any leasing commission with              respect to such Offer Space, shall be added to the costs used to calculate the              Termination Fee as defined in Section 24.30 and Exhibit G attached to this Lease              shall be amended to reflect such additional costs.               (d)    Lessee's Right of First Offer as to available Offer Space shall only apply        once the Offer Space has "become available" (hereinafter defined).                      (i).  For any Offer Space that is currently occupied by a third party other              than Lessee, such Offer Space shall be deemed to "become available" when the              lease for the current third party tenant of all or a portion of the Offer Space expires              or is otherwise terminated.                      (ii). For those portions of the Offer Space that are currently vacant              (those being Suites 104 and 120 on the first floor of the Building and Suite 209 on              the second floor of the Building), such Offer Space shall be deemed to "become              available" when (i) Lessor receives any bona fide offer to lease all or any portion of              the Offer Space, which offer is acceptable to Lessor, at which point Lessor shall              notify Lessee, which Lessor Offer Notice shall be deemed the "First Notice"              hereunder, or (ii) if Lessee does not exercise its Right of First Offer for any reason              in connection with the First Notice and Lessor subsequently leases all or a portion              of such Offer Space to a third-party tenant, then the Offer Space that was the              subject of the First Notice shall be deemed to "become available" again when the              lease for such third-party tenant, of all or a portion of such Offer Space expires or              is otherwise terminated.                      (iii). Offer Space shall not be deemed to "become available" if the space              is: (x) assigned or subleased by the third-party tenant of the space; or (y) re-let by              the third-party tenant of the space by renewal, extension, or renegotiation.               (e)    If Lessee timely and properly exercises its Right of First Offer as to any        Offer Space, Lessee shall, promptly upon Lessor's request, and within ten (10) days after        the date on which Lessee provides its written notice to Lessor that Lessee desires to        exercise its Right of First Offer as to that Offer Space, enter into an addendum or        amendment to this Lease (or, at Lessor's option, enter into a new lease) with respect to the        Offer Space as to which Lessee has exercised its Right of First Offer, which addendum,        amendment  or new lease shall be in a form reasonably acceptable to both Lessor and        Lessee and shall confirm the commencement date for Lessee's lease of the Offer Space, the        Base Annual Rent and Monthly Rental Installments for the Offer Space, and the increase        in Lessee's Percentage of Excess Building Operating Expenses and Lessee's Percentage of        Excess Real Estate Taxes to account for the Offer Space, and which contains such other        terms and conditions consistent with the foregoing that Lessor reasonably deems to be                                         46  1/2597618.8 FINAL  

 

      necessary or appropriate. Any alterations or improvements to be made by Lessee shall be        subject to the terms and provisions of the Lease, including prior Lessor approval.               (f)    The Right of First Offer granted to Stonegate Mortgage Corporation under        this Section is personal to Stonegate Mortgage Corporation and may not be assigned or        transferred by Stonegate Mortgage Corporation to any person or entity without the prior        written consent of Lessor, which consent may be withheld or granted in Lessor's sole and        absolute discretion. Any attempted assignment or transfer by Stonegate Mortgage        Corporation of its Right of First Offer to any person or entity shall be void and ineffective.         Section 24.29. Right of First Refusal. Subject to the Superior Rights, during the last thirty- six (36) months of the Initial Term Lessee shall have a right of first refusal with respect to any  portion of the Building (the "ROFR Space"), upon and subject to the terms and conditions set  forth in this Section (the "Right of First Refusal"):               (a)    Subject in all respects to any Superior Rights, if, during the last thirty-six        (36) months of the Initial Term of this Lease, Lessor receives any bona fide offer to lease        all or any portion of the ROFR Space, which offer is acceptable to Lessor (the "Third        Party Offer"), Lessor shall notify Lessee in writing (the "Lessor ROFR Notice") that        Lessor has received an acceptable Third Party Offer and of the key economic terms of that        Third Party Offer. However, Lessee shall not have the right to exercise its Right of First        Refusal if, at the time Lessor receives the Third Party Offer, there is a default by Lessee        under this Lease. Lessee shall have ten (10) business days after receipt of the Lessor        ROFR Notice in which to notify Lessor, in writing, if Lessee wishes to exercise its Right        of First Refusal, as to that ROFR Space that is identified in the Lessor ROFR Notice,        upon the terms and conditions of the Third Party Offer; provided, however, that Lessee        may not exercise its Right of First Refusal as to less than all of the ROFR Space identified        in that Lessor ROFR Notice. If Lessee does not exercise the Right of First Refusal as to        that ROFR Space identified in the Lessor ROFR Notice within the ten (10) business day        period, or if Lessee notifies Lessor that Lessee does not wish to exercise its Right of First        Refusal as to that ROFR Space, Lessor shall be free to lease the ROFR Space that is the        subject of the Third Party Offer to any other person or entity on substantially the terms set        forth in the Lessor ROFR Notice, and Lessee's Right of First Refusal as to that portion of        the ROFR Space shall cease and terminate completely.               (b)    If Lessee timely and properly exercises its Right of First Refusal during the        last thirty-six (36) months of the Initial Term, Lessee shall lease the ROFR Space that is        the subject of the Third Party Offer upon the terms and conditions of the Third Party        Offer. Lessee's Percentage of Excess Building Operating Expenses and Lessee's        Percentage of Excess Real Estate Taxes shall be adjusted upward to reflect the rentable        square feet in the ROFR Space as to which Lessee has exercised its Right of First Refusal.               (c)    If Lessee timely and properly exercises its Right of First Refusal as to any        ROFR   Space during the last thirty-six (36) months of the Initial Term, Lessee        acknowledges and agrees that any Termination Option pursuant to Section 24.30 shall        thereby become void and of no further force or effect.                                        47  1/2597618.8 FINAL  

 

             (d)    If Lessee timely and properly exercises its Right of First Refusal as to any         ROFR  Space during the last thirty-six (36) months of the Initial Term, Lessee shall,         promptly upon Lessor's request, and within ten (10) days after the date on which Lessee         provides its written notice to Lessor that Lessee desires to exercise its Right of First         Refusal as to that ROFR Space, enter into an addendum or amendment to this Lease         (and/or, at Lessor's option, enter into a new lease) with respect to the ROFR Space as to         which Lessee has exercised its Right of First Refusal, which addendum, amendment and/or         new lease shall be in a form reasonably acceptable to both Lessor and Lessee and shall         confirm the terms and conditions of Lessee's lease of the ROFR Space consistent with the         Third Party Offer (including without limitation confirming the commencement date and         expiration date for Lessee's lease of that ROFR Space as well as the Base Annual Rent and         Monthly Rental Installments for that ROFR Space), shall confirm the increase in Lessee's         Percentage of Excess Building Operating Expenses and Lessee's Percentage of Excess         Real Estate Taxes to account for that ROFR  Space, shall confirm that Lessee's         Termination Option is void and of no further force or effect, and shall contain such other         terms and conditions as Lessor and Lessee reasonably deem to be necessary or         appropriate.                (e)    The Right of First Refusal granted to Stonegate Mortgage Corporation         under this Section is personal to Stonegate Mortgage Corporation and may not be         assigned or transferred by Stonegate Mortgage Corporation to any person or entity         without the prior written consent of Lessor, which consent may be withheld or granted in         Lessor's sole and absolute discretion. Any attempted assignment or transfer by Stonegate         Mortgage Corporation of its Right of First Refusal to any person or entity shall be void         and ineffective.          Section 24.30. Options to Terminate. Lessee shall have the right to terminate the   Lease (each a "Termination Option") effective (I) either the last day of the seventy-second (72nd)   month of the Term or the last day of the ninety-sixth (96th) month of the term, for any reason at   Lessee's discretion, or (II) on any date during the Initial Term from and after the end of the   seventy-second (72nd) month of the Term, if all or substantially all of Lessee's assets are purchased   in a single transaction by a third party (the "Purchaser") as further provided in subsection (a)   below (any such possible termination date referred to herein individually as the "Termination   Date"), both such types of Termination Options referred to in (I) and (II) above being upon and   subject to the following terms and conditions:                (a)    Lessee may elect to exercise the Termination Option in (II) above provided         that (i) the primary purpose of any such transaction is for legitimate business reasons         unrelated to this Lease, and the transaction is not a subterfuge by Lessee to avoid its         obligations under this Lease, (ii) the Purchaser is not an Affiliate (as defined below) of         Lessee, and (iii) the Purchaser elects to leave the Indianapolis market within ninety (90)         days of the later of (A) the closing of the purchase or (B) the end of the seventy-second         (72nd) month of the Term (provided that in no event shall the Termination Option in (II)         above be effective earlier than the end of the 72nd month of the Term). An "Affiliate"         means any Person that directly or indirectly controls, or is controlled by, or is under         common control with, Lessee; "control" means the possession, directly or indirectly, of the                                         48  1/2597618.8 FINAL  

 

      power to cause the direction of the management and policies of a Person, whether by the        ownership of voting securities, by contract, or otherwise; and "Person" means any        individual, corporation, partnership, limited liability company or other entity.               (b)    Irrevocable written notice must be given by Lessee to Lessor that Lessee        elects to exercise the Termination Option, such written notice to be given no later than        nine (9) months prior to the Termination Date, and if the Termination Option is being        exercised pursuant to (II) above, such notice shall include written evidence, which must be        reasonably satisfactory to Lessor, of the Purchaser's election to leave the Indianapolis        market on or before the Termination Date set forth in the notice and that the other terms        and conditions of subsection (a) above have been met;               (c)    The termination must be effective on the Termination Date, and no earlier        or later date;               (d)    There must not be an Event of Default by Lessee at the time of exercise of        the Termination Option or on the Termination Date               (e)    Prior to the Termination Date, Lessee must pay Lessor, in cash, all unpaid        Rent and any other unpaid costs and charges under this Lease for the period up to and        including the Termination Date, plus a termination fee ("Termination Fee") in an amount        equal to the sum of (i) those out-of-pocket costs and expenses incurred by Lessor for        Lessor's Work and any out-of-pocket costs and expenses incurred by Lessor for any other        improvements and alterations to the Premises (for example pursuant to Section 24.28 or        Section 24.29, if applicable) that remain unamortized as of the Termination Date,        calculated as provided on Exhibit G attached hereto, (ii) any leasing commissions paid by        Lessor with respect to this Lease that remain unamortized as of the Termination Date,        calculated as provided on Exhibit G attached hereto, (iii) an amount equal to any Abated        Base Rent provided by Lessor to Lessee with respect to the Demised Premises with        respect to this Lease that remains unamortized as of the Termination Date, calculated as        provided on  Exhibit G attached hereto, and (iv) any Relocation Allowance or        Discretionary Allowance that remain unamortized as of the Termination Date, calculated        as provided on Exhibit G attached hereto (which Termination Fee is to compensate Lessor        for the fees, costs and expenses that will be incurred by Lessor if Lessee exercises the        Termination Option and Lessee hereby agrees that the Termination Fee is a reasonable        estimate of the costs that will be incurred by Lessor if Lessee exercises the Termination        Option); Exhibit G is attached to this Lease for example purposes only and is subject to        change to accurately reflect the final amounts of the components listed above, and in such        event a revised Exhibit G shall be attached to the Letter of Understanding and/or to any        amendment to this Lease as Lessor shall reasonably require;               (f)    Without limiting the foregoing, any obligations and liabilities of        Lessee accruing under this Lease prior to the Termination Date shall survive the        Termination Date and any such exercise of the Termination Option;                                          49  1/2597618.8 FINAL  

 

            (g)    The Termination Option shall automatically terminate and become null and        void upon the earliest to occur of (i) the assignment of this Lease by Lessee, in whole or in        part (other than to the Purchaser defined above), (ii) the sublease by Lessee of more than        thirty percent (30%) of the Demised Premises, (iii) the failure by Lessee to timely and        properly exercise the Termination Option, or (iv) the failure by Lessee to pay to Lessor, in        full, the Termination Fee and any other amounts described in subsection (e) above prior to        the Termination Date;               (h)    If Lessee timely and properly exercises the Termination Option,        Lessee shall surrender full and complete possession of the Demised Premises to Lessor on        or before the applicable Termination Date, broom-clean, in good order, condition and        repair, and otherwise in accordance with the requirements of this Lease;               (i)    Lessee hereby acknowledges and agrees that the Termination Option shall        not apply, and shall not be exercisable by Lessee, during the Extended Term (if        applicable);               (j)    Lessee hereby acknowledges and agrees that if Lessee exercises its Right of        First Refusal pursuant to Section 24.29, then any Termination Option pursuant to this        Section 24.30 shall be void and of no further force or effect.               (k)    The Termination Option granted to Stonegate Mortgage Corporation        under this Section is personal to Stonegate Mortgage Corporation and may not be        assigned or trainsferred by Stonegate Mortgage Corporation to any person or entity (other        than to the Purchaser with respect to the Termination Option in (II) above) without the        prior written consent of Lessor, which consent may be withheld or granted in Lessor's sole        and absolute discretion. Any attempted assignment or transfer by Stonegate Mortgage        Corporation of its Termination Option to any person or entity shall be void and ineffective.         Section 24.31. Parking. Lessor shall designate (by marking "Reserved for Stonegate  Guests" on the pavement), at Lessor's sole cost and expense, five (5) parking spaces (to be  located in a mutually agreeable location) for the use of Lessee and its agents, contractors, visitors,  and invitees. Lessor shall not be responsible for the monitoring, policing or enforcing of the use  of designated parking spaces at the Building                               [Signatures start on following page.]                                          50  1/2597618.8 FINAL  

 

      IN WITNESS   WHEREOF,   the parties hereto have caused this Lease to be executed in  triplicate as of the Effective Date set forth above by their respective officers, partners, members,  managers or representatives acting under proper authority.   Lessor:   PP INDIANAPOLIS IV PROJECT CORPORATION,  a Delaware corporation   By:        Signature   Its:        Printed Name and Title   Lessee:   STONEGATE MORTGAGE CORPORATION,  an Ohio corporation   By:         ignakire   Its: ZfanC-S sr. CijntU).        (Printed Name and Title)                                         51  1/2597618.8 FINAL  

 

      IN WITNESS   WHEREOF,    the parties hereto have caused this Lease to be executed in  triplicate as of the Effective Date set forth above by their respective officers, partners, members,  managers or representatives acting under proper authority.   Lessor:   PP INDIANAPOLIS IV PROJECT CORPORATION,  a Delaware corporation   By:    j|.g. Jeffrey D. Haroldson, Vice President        Printed Name and Title   Lessee:   STONEGATE MORTGAGE CORPORATION,  an Ohio corporation   By:         Signature   Its:         (Printed Name and Title)                                          51  1/2597618.8 FINAL  

 

                                   EXHIBIT A                            LEGAL DESCRIPTION OF LAND   BUILDING NO. 74   Part of the Northwest Quarter of Section 17, Township 17 North, Range 4 East in Marion  County, Indiana, described as follows:   Commencing  at the northwest comer of the Northwest Quarter of Section 17, Township 17  North, Range 4 East; thence South 00 degrees 24 minutes 33 seconds East (assumed bearing) on  the West line thereof 1695.00 feet to the True Point of Beginning of the real estate herein  described; continuing thence South 00 degrees 24 minutes 33 seconds East on said west line  579.90 feet to the north right-of-way line of 1-465 as located by I.S.H.C. plans for Project 1-465- 4(129) 127; thence South 67 degrees 10 minutes 54 seconds East on said right-of-way line 568.54  feet; thence North 20 degrees 31 minutes 40 seconds East 293.24 feet to a point on the centerline  of a 70 foot wide ingress and egress easement for Priority Way as described in Instrument No. 84­ 75838 in the Office of the Recorder of Marion County, Indiana; thence North 69 degrees 28  minutes 20 seconds West on the centerline of said Priority Way 253.67 feet to the point of  curvature of a curve having a radius length of 125.00 feet, the radius point of which bears North  20 degrees 31 minutes 40 seconds East; thence northwesterly on said curve 150.67 feet to the  point of tangency thereof; thence North 00 degrees 24 minutes 33 seconds West 322.85 feet on  the centerline of said Priority Way to a point that bears North 89 degrees 35 minutes 27 seconds  East of the true beginning point; thence South 89 degrees 35 minutes 27 seconds West 309.99  feet to the beginning point.                                           A-l  1/2597618.8 FINAL  

 

                                                                EXHIBIT B                                                                 SPACE PLAN                                                                    Stonegate Mortgage                                                                          Building 74                                                                   919QP rlorlty Way W Drive                                                                        Indiana                                                                          4-13-11                                                       m         $                                                                       BB                                                                       •         P                                                                                                                V1                                                                                15=C                                                                      a;         fir^                                                                     H4         c                                                                  ft                                                         «r                                                                                                                     Lo                 ta                                                                          «                                                                'o                                                                          I                                                                    ft                          ,0$                            W                                                                                          m              CARSON DESIGN ASSOCIATES                    CnrmeMN  I Austin TX | San    TX                                                                           B-l  1/2597618.8 FINAL  

 

                                   EXHIBIT C                                        PLANS                               (to be attached upon approval)                                           C-l  1/2597618.8 FINAL  

 

                                   EXHIBIT D                        FORM OF LETTER OF UNDERSTANDING   This Letter of Understanding (this "Letter of Understanding") is made and entered into as of the      day of          , 2011 (the "Effective Date") by and between PP INDIANAPOLIS IV  PROJECT    CORPORATION,     a  Delaware  corporation ("Lessor") and  STONEGATE  MORTGAGE CORPORATION, an Ohio corporation ("Lessee").                                      RECITALS:               Lessor and  Lessee are parties to a certain Lease Agreement dated as of               , 2011, (the "Lease").         g     Lessor and Lessee wish to confirm certain matters pertaining to the Demised  Premises (as defined in the Lease) as set forth in this Letter of Understanding.         NOW, THEREFORE, Lessor and Lessee do hereby confirm and agree as follows:               Lessor and Lessee do hereby declare and acknowledge that the Commencement  Date for the Lease was          , 20    and that the Expiration Date of the Lease is            , 20   .         2.    [As applicable: Lessor and Lessee do hereby further declare and acknowledge that  Lessee requested the Discretionary Allowance (as defined in the Lease) on   , 2011  and Lessor paid the same to Lessee on         , 2011 and Lessee hereby acknowledges  receipt thereof.]               [As applicable: Lessor and Lessee do hereby further declare and acknowledge that  Lessee requested the Relocation Allowance (as defined in the Lease) on  ,2011 and  Lessor paid the same to Lessee on        , 2011 and Lessee hereby acknowledges receipt  thereof]         4     Lessee hereby acknowledges that, effective as of        , 20  , Lessee  accepted the Demised Premises for occupancy, Lessee hereby further acknowledges that the  condition of the Demised Premises, including the Lessor's Work (as defined in the Lease) and  Additional Work (as defined in the Lease), if applicable, constructed thereon, is satisfactory and in  conformity with the provisions of the Lease and the Plans (as defined in the Lease) in all respects,  that Lessor has heretofore corrected any defects or omissions listed in any final inspection "punch- list" with respect to the Lessor's Work, and that, as of the date hereof, Lessor has fulfilled all of  its obligations under the Lease.         5.    Lessor and Lessee do hereby further declare and acknowledge that the cost per  rentable square foot incurred by Lessor for construction of the Lessor's Work, for purposes of the                                          D-l  1/2597618.8 FINAL  

 

calculation to be used, if applicable, for Section 24.28(b)(iii), is $ per rentable square  foot.         6.     [As applicable (for Lessor's Work and/or total leasing commission paid: Lessor  and Lessee do hereby amend the Lease to attach the Termination Fee Schedule attached hereto as  Exhibit G as the new Exhibit G to the Lease to reflect the corrected calculation of the  Termination Fee as of the Effective Date hereof]         7.    The parties hereby acknowledge that the Lease, as supplemented by this Letter of  Understanding, is in full force and effect and that this Letter of Understanding is hereby made a  part of the Lease.   IN WITNESS   WHEREOF, the  parties have caused this Letter of Understanding to be executed  by their duly authorized representatives as of the Effective Date.   LESSOR:   PP INDIANAPOLIS IV PROJECT CORPORATION  a Delaware corporation   By:                                         Date:                     , 2011        Name Typed:        Title:   LESSEE:   STONEGATE MORTGAGE CORPORATION,  an Ohio corporation   By:                                         Date:                    , 2011        Name Typed        Title:                                           D-2  1/2597618.8 FINAL  

 

                                   EXHIBIT E                       LETTER OF CREDIT TERMS AND FORM   a.    Letter of Credit as Security Deposit. If required by the terms of Section 3.4 of the Lease  to post a Security Deposit and Lessee chooses not to post the Security Deposit in cash, Lessee  shall satisfy the Security Deposit requirement by delivering to Lessor (as beneficiary), with a copy  to Lessor's attorney, a standby letter of credit ("Letter of Credit") in form and content  satisfactory to Lessor. Lessor agrees that the form of Letter of Credit attached as Exhibit E-l  hereto is acceptable to Lessor.   b.    Requirements of Letter of Credit. The Letter of Credit shall be, among other things:        (i)   subject to the International Standby Practices 1998, International Chamber of  Commerce Publication No. 590;        (ii)  negotiable, irrevocable and unconditional;        (iii) in an amount as follows:         Date of Security Deposit Event        Pursuant to Section 3.4fb) of the Lease     Amount of Security Deposit              Months 1-24                                 $750,000.00              Months 25-72                                $500,000.00              Months 73-132                               $250,000.00;         (iv)  conditioned for payment solely upon presentation of the Letter of Credit and a  sight draft;        (v)   available for partial draws with a reducing balance; and        (vi)  transferable one or more times by Lessor without the consent of Lessee.   c.    Transfer Fee. Lessee acknowledges and agrees that it shall pay upon Lessor's demand, as  Additional Rent, any and all costs or fees charged in connection with the Letter of Credit that  arise due to: (i) Lessor's sale or transfer of all or a portion of the Building; or (ii) the addition,  deletion, or modification of any beneficiaries under the Letter of Credit.   d.    Issuing Bank. The Letter of Credit shall be issued by a member of the New York  Clearing House Association or a commercial bank or trust company satisfactory to Lessor, having  banking offices at which the Letter of Credit may be drawn upon in IndianapoUs, Indiana and a  tangible net worth of not less than $1 billion.         Expiration of Letter of Credit. The Letter of Credit shall expire not earlier than twelve  (12) months after the date of delivery thereof to Lessor and shall provide that same shall be  automatically renewed for successive twelve (12) month periods through a date which is not  earlier than sixty (60) days after the expiration date of this Lease, or any renewal or extension  thereof, unless written notice of nonrenewal has been given by the issuing bank to Lessor and  Lessor's attorney by registered or certified mail, return receipt requested, not less than sixty (60)  days prior to the expiration of the current period. If the issuing bank does not renew the Letter of                                          E-l  1/2597618.8 FINAL  

 

Credit, and if Lessee does not deliver a substitute Letter of Credit at least thirty (30) days prior to  the expiration of the current period, then, in addition to its rights granted under this Section,  Lessor shall have the right to draw on the existing Letter of Credit. If Lessor fails to timely draw  on a Letter of Credit and the Letter of Credit expires, Lessee shall, within five (5) days after  notice from Lessor, replace the Letter of Credit in the form required in this Section, or deposit  with Lessor cash in the amount of such Letter of Credit; Lessor shall have the right to hold the  cash proceeds as the Security Deposit or use the cash proceeds to obtain a substitute Letter of  Credit in the form provided for in this Section, and the substitute Letter of Credit shall constitute  the Security Deposit, provided that any issuance and maintenance fees shall be the obligation of  Lessee and immediately payable by Lessee upon notice from Lessor.   f.    Draws.        (i)   Lessor may use, apply, or retain the proceeds of the Letter of Credit to the same  extent that Lessor may use, apply, or retain a cash security deposit, as set forth in Section 3.4;        (ii)  In addition to the right to draw for expiry of the Letter of Credit, Lessor may draw  on the Letter of Credit, in whole or in part, from time to time, at Lessor's election by issuance of a  sight draft, upon any default under this Lease, including but not limited to a default resulting from  the bankruptcy of Lessee; and        (iii) If Lessor partially draws down the Letter of Credit, Lessee shall, within ten (10)  days after Lessor gives Lessee notice thereof, restore all amounts drawn by Lessor, or substitute  cash security instead.    §'    Cooperation by Lessee. Lessee hereby agrees to cooperate, at its expense, with Lessor to  promptly execute and deliver to Lessor any and all modifications, amendments, and replacements  of the Letter of Credit, as Lessor may reasonably request to carry out the terms and conditions of  this Section. Notwithstanding the foregoing, Lessee shall not cause or permit the terms and  conditions of the Letter of Credit to be altered, amended or rescinded without the prior written  consent of Lessor, which consent may be withheld or granted in Lessor's sole and absolute  discretion.   h.    Notwithstanding anything in this Lease to the contrary, and subject to the remaining terms  of this Section, Lessor shall consent to an amendment of the Letter of Credit to reflect a  decreasing Security Deposit, in the amounts and on the dates set forth below, provided that  Lessor shall have no obligation to consent to any such decrease if, on such date or on the date  such consent is requested, (i) Lessee is not in possession or occupancy of the Demised Premises  under this Lease, or (ii) a default or an Event of Default by Lessee exists with respect to this  Lease, or (iii) any payment of Rent due under this Lease during the twelve (12) month period  immediately preceding the effective date of any reduction of the Security Deposit shall have been  paid more than ten (10) days after its due date. Subject to the foregoing, the amount of the  Security Deposit (and correspondingly, the Letter of Credit amount) if required by Section 3.4 of  the Lease, shall be reduced over the Initial Term to the amounts and at the times as set forth  below:                                           E-2  1/2597618.8 FINAL  

 

             Reduction Date        Amount of Security Deposit and Letter of Credit               Months 25 - 72           $500,000.00               Months 73-132            $250,000.00    Notwithstanding anything to the contrary contained herein, if any of items (i), (ii) or (iii) above   are applicable as of the effective date of any reduction of the Security Deposit, then Lessee shall   have no right to reduce the amount of the Security Deposit (and correspondingly, the Letter of   Credit amount) as described herein, until the next reduction date. Any reduction in the Letter of   Credit shall be accomplished by Lessee providing Lessor with either a substitute Letter of Credit   in the reduced amount or an amendment to the Letter of Credit in the reduced amount.                                            E-3  1/2597618.8 FINAL  

 

                                  EXHIBIT E-l                            FORM OF LETTER OF CREDIT   IRREVOCABLE STANDBY LETTER OF CREDIT   LETTER OF CREDIT NO.:                       APPLICANT:  DATE:  ISSUING BANK:   EXPIRATION DATE:                                  , AT OUR COUNTERS  AMOUNT:                                      U.S. DOLLARS ($        )  BENEFICIARY:   c/o HDG Mansur Investment Services, Inc.  10 West Market Street, Suite 1200  Indianapolis, Indiana 46204-2960  Attention: Fund Asset Management                  FACSIMILE NO.:   We hereby establish in beneficiary's favor our irrevocable Letter of Credit no. in  the amount of                 and   /100 U.S. Dollars ($     ) for the account of our  client,                , effective immediately and expiring on             or any  automatically extended expiry date.   This letter of credit shall be payable to you, the beneficiary, in immediately available funds in U.S.  dollars, upon your presentation to us of one or more draw statements purportedly signed by  beneficiary's authorized officer or representative or, if this Letter of Credit is transferred, by an  authorized officer or representative of any transferee beneficiary. Each draw statement should be  addressed to us, refer to this Letter of Credit and any amendments thereto by number, specify the  amount of the draw request, set forth wire transfer instructions and state in substance (with the  amount of the draw request and wire transfer instructions completed) the following: "the  beneficiary is entitled to make a draw on Letter of Credit No.      in the amount of  $                  under the provisions of the lease pursuant to which       or its  affiliates, successors, assigns, or subtenants ("Lessee") occupies space in the building located at       i            ,              ,              ,         (the "Lease") and (1) there  is an Event of Default under the Lease, or (2) Lessee failed to renew the Letter of Credit,  pursuant to the Lease, at least 30 days prior to its expiration date for another one year period or  replace it with a substitute acceptable to beneficiary. Funds in respect of the 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 year on each                                         E-l-1  1/2597618.8 FINAL  

 

successive expiration date, unless at least 60 days before any expiration date, we notify the  beneficiary or any transferee beneficiary by registered mail or overnight courier service at the  address above (or any other address of which the beneficiary or transferee beneficiary shall advise  us in writing at our address or facsimile number stated above), that this Letter of Credit is not  extended beyond the current expiration date. The final expiration date hereof shall be   We shall, immediately after each presentation of the Letter of Credit for a partial drawing, return  this Letter of Credit to you, marking this Letter of Credit to show the amount paid by us and the  date of such payment.   Draw requests need not be presented as originals and may be submitted in person, by courier, by  mail or by facsimile to our address or facsimile number stated above.   This Letter of Credit is transferable pursuant to the terms of the Lease and may be transferred one  or more times without cost to you upon presentation to us of a duly completed transfer  instruction in the form attached as Exhibit A and the original Letter of Credit and any amendment  thereto. We shall look solely to applicant for payment of the transfer fee.   We hereby agree to honor each draft drawn under and in compliance with this Letter of Credit, if  duly presented at our offices at                            or at any of our offices in   This Letter of Credit is governed by the International Standby Practices 1998 (ICC Publication  No. 590). We hereby waive and disclaim rights of subrogation in respect to any draw made by  you, whether arising under the uniform commercial code or otherwise.   [Name of Bank]   By:        Signature   Its:        Printed Name and Title   AUTHORIZED OFFICER    Exhibit A - Form of Transfer Request - (to be attached)                                          E-l-2  1/2597618.8 FINAL  

 

                                   EXHIBIT F                              RULES OF THE BUILDING               The  sidewalks, entrances, driveways, passages, courts, elevators, vestibules,  stairways, corridors or halls shall not be obstructed or encumbered by any Lessee or used for any  purpose other than for ingress or egress from the Demised Premises and for delivery of  merchandise and equipment in a prompt  and efficient manner using only elevators and  passageways designated for such delivery by Lessor. There shall not be used in any space, or in  the public halls of the Building, either by any Lessee or by jobbers or others in the delivery or  receipt of merchandise, any hand trucks other than those equipped with rubber tires and  sideguards. No packages or boxes are to be left in the lobby or hallways.         2.    The wash basins, water closets and other plumbing fixtures shall not be used for  any purposes other than those for which they were designed or constructed and no sweeping,  rubbish, rags, acids or other substances shall be deposited therein, and the expense of any  breakage, stoppage, or damage resulting from the violation of this rule shall be borne by the  Lessee who, or whose agents, employees or visitors, shall have caused it.         3.    No  Lessee shall sweep or throw or permit to be swept or thrown from the  Demised Premises any dirt or other substances into any of the corridors, halls, elevators or  stairways of the Building, and Lessees shall not use, keep or permit to be used or kept any foul or  noxious gas or substance in the Demised Premises or permit or suffer the Demised Premises to be  occupied or used in manner offensive or objectionable to Lessor or other occupants of the  Building by reason of noise, odors and/or vibrations, or interfere in any way with other Lessees or  those having business therein, nor shall any animals or birds be kept in or about the Building.  Cooking in the Building is prohibited (except that tenants may use Underwriters Laboratory  approved microwave ovens and equipment for the preparation of coffee, tea, hot chocolate and  similar beverages for Lessee and its employees and invitees, provided that such equipment is  utilized in accordance with applicable Laws). Use of any part of the Demised Premises as a  residence is prohibited. The Building is a non-smoking facility. Lessee shall not permit any of its  employees, agents, representatives, contractors, guests, licensees or invitees to smoke or carry  lighted tobacco products in the Demised Premises, the Common Area, the elevators, or any other  portion of the Building.         4     No  sign, advertisement, notice or other lettering shall be exhibited, inscribed,  painted or affixed by any Lessee on any part of the outside of the Demised Premises of the  Building or on the inside of the Demised Premises without the prior consent of Lessor. In the  event of the violation of the foregoing by any Lessee, Lessor may remove same without any  liability, and may charge the expense incurred by such removal to any Lessee violating this rule.  Interior signs on suite entry doors and directory tablet shall be inscribed, printed or affixed for  such Lessee by Lessor at the expense of Lessor, and shall be of a size, color and style acceptable  to Lessor.               No  Lessee shall in any way deface any part of the Demised Premises or the  Building of which they form a part. No boring, cutting or stringing of wires shall be permitted,                                          F-l  1/2597618.8 FINAL  

 

except with the prior consent of Lessor, and as Lessor may direct. No Lessee shall lay linoleum,  or other similar floor covering so that the same shall come in direct contact with the floor of the  Demised Premises, and, if linoleum or other similar floor covering is desired to be used, an  interlining of builder's deadening felt shall be first affixed to the floor, by a paste or other material,  soluble in water, the use of cement or other similar adhesive material being expressly prohibited.         6.    Lessor reserves the right to exclude from the Building between the hours of 6 p.m.  and 8 a.m. and at all hours on Saturdays, Sundays and legal holidays all persons who do not  present a pass to the Building signed by Lessor. In such event, Lessor will furnish passes to  persons for whom any Lessee requires same in writing. Each Lessee shall be responsible for all  persons for whom it requests such pass and shall be liable to Lessor for all acts of such persons.               Lessor shall have the right to prohibit any advertising by any Lessee which, in  Lessor's opinion, tends to impair the reputation of the Building or its desirability as a Building for  offices, and upon written notice from Lessor, Lessee shall refrain from or discontinue such  advertising.         8.    Lessee shall not bring or permit to be brought or kept in or on the Demised  Premises any inflammable, combustible or explosive fluid, material, chemical or substance, or  cause or permit any odors of cooking or other processes, or any unusual or other objectionable  odors to permeate in or emanate from the Demised Premises.         9     Lessor shall furnish two (2) keys for each corridor door entering the Demised  Premises. Additional keys required by Lessee shall be obtained from Lessor at a charge by Lessor  to reimburse it for the cost of making and providing any such keys. All such keys shall remain the  property of Lessor. No additional locks shall be permitted on any doors of the Demised Premises  without Lessor's prior permission and Lessee shall not make, or permit to be made, any duplicate  keys except those furnished by Lessor. Upon termination of the Lease, Lessee shall surrender to  Lessor all keys to the Demised Premises and shall give to Lessor the keys to and combination of  all locks for safes, safe cabinets and vault doors, if any, remaining in the Demised Premises.         10.   Canvassing, peddling, soliciting and distribution of handbills or any other written  materials in the Building are prohibited, and each Lessee shall cooperate to prevent the same.         11.   The Demised Premises shall not be used for lodging or sleeping, or for immoral or  illegal purposes.         12.   Lessee shall comply with all energy conservation, safety, fire protection and  evacuation procedures and regulations established by Lessor or any governmental agency.         13.   Lessee assumes any and all responsibility for protecting its Demised Premises from  theft, robbery and pilferage.         14.   Lessee shall not at any time permit undue accumulations of garbage, trash, rubbish  and other refuse on or around the Demised Premises.                                           F-2  1/2597618.8 FINAL  

 

      15.   Parking spaces for the Building are intended for the exclusive use of passenger  vehicles and delivery trucks and vans. Except for intermittent deliveries, no vehicles, delivery  trucks or vans, other than passenger vehicles, may be parked in a parking space without the  express written consent of the Lessor. Vehicles other than passenger vehicles and delivery trucks  and vans, including without limitation semi-cabs, storage pods, and trailers, are herein referred to  as "Oversized Vehicles". During the term of this Lease, tenants shall not at any time:               (a)    Use or permit its agents, employees, invitees or customers to use the              parking areas for any purpose other than the parking of passenger vehicles of              employees, invitees and customers;               (b)    Use or permit its agents, employees, invitees or customers to use the roads,              streets and drives in the Office Park for any purpose other than pedestrian and              vehicular traffic;               (c)   Permit or allow parking or storage of Oversized Vehicles anywhere within              the Office Park;               (d)    If Lessee permits or allows any of the prohibited activities described in this              rule, then Lessor shall have the right, without notice, in addition to such other              rights and remedies that it may have, to remove or tow away the vehicle involved              and charge the cost to Lessee, which cost shall be immediately payable upon              demand by Lessor as Additional Rent.         16.   All deliveries and all removals, or the carrying in or out of any freight, furniture or  bulky matter of any description must be by way of truck ramp and loading dock and on an  elevator (if applicable) designated by Lessor. Such deliveries and removals shall be made during  non-business hours or such other hours which the Lessor or its agent may determine from time to  time. The tenant or tenant's furniture installer shall be responsible for the removal of all trash  associated with the move-in and any costs incurred should the Lessor arrange for this removal.  Lessor reserves the right to inspect all freight to be brought into the Building and to exclude from  the Building all freight which violates any of these Rules and Regulations or the Lease of which  these Rules and Regulations are a part.         17.   The requirements of the Lessees under these rules will be attended to only upon  application by telephone or in person at the office of the Building, followed by a written request.  Employees of Lessor shall not perform any work or do anything outside of their regular duties at  the direction of any Lessee unless under special instructions from Lessor. Any request made by  Lessee under a lease shall be made in accordance with the terms of the Lease.         18.   Lessor may waive any one or more of these Rules for the benefit of any particular  Lessee or Lessees, but no such waiver by Lessor shall be construed as a waiver of such Rules in  favor of any other Lessee or Lessees, nor prevent Lessor from thereafter enforcing any such Rules  against any or all of the Lessees of the Building.                                           F-3  1/2597618.8 FINAL  

 

      19.   These Rules of the Building are in addition to, and shall not be construed to in any  way modify or amend, in whole or in part, the terms, covenants, agreements and conditions of any  lease of premises in the Building.         20.   Lessor reserves the right to make such other reasonable rules and regulations as in  its judgment may from time to time be needed for the safety, care and cleanliness of the Building,  and for the preservation of good order therein.                                           F-4  1/2597618.8 FINAL  

 

                                                                                                          EXHIBIT G                                                                              TERMINATION FEE SCHEDULE                                                                       STONEGATE MORTGAGE CORPORATION                                                                     Termination Fee                                                                     Total Leasing Cost                            $    1,504,079.24                                                                     Lessor's Work                                      $482,120.00         (Sec 2,2, estimate based on $17.00/sf)                                                                     Discretionary Allowance                            $250,000.00         (Seo 24.26)                                                                     Leasing Commission                                 $305,437.20                                                                     Relocation Allowance                                 $56,720.00        (Sec 24.27)                                                                     Rent Abetment                                      $409,802.04         (See 3.1)                                                                     Months Amortized                                                120                                                                                           Beginning                      Ending                                                                            Term             Balance                    Balance                                                                                  1                                                                                  2                                                                                  3                                                                                   5                                                                                  6                                                                                  7                                                                                  8                                                                                 10                                                                                11                                                                                12                                                                                13          1,504,079.24              1.496.084.70                                                                                14          1,496,084.70              1,488,033.54                                                                                15          1,488,033.54              1,479,925.35                                                                                16          1,479,925.35              1,471,759.72                                                                                17          1,471,759.72              1,463,536.26                                                                                18          1,463,536.26              1,455,254.54                                                                                19          1,455,254.54              1,446,914.17                                                                                20          1,446,914.17              1.438.514.71                                                                                21          1,438,514.71              1,430,055.76                                                                                22          1,430,055.76              1,421,536.89                                                                                23          1,421,536.89              1,412,957.68                                                                                24          1,412,957.68              1.404.317.70                                                                                25          1.404.317.70              1.395.616.52                                                                                26          1.395.616.52              1.386.853.71                                                                                27          1.386.853.71              1,378,028.83                                                                                28          1.378,028.83              1,369,141.43                                                                                29          1,369,141.43              1.360.191.09                                                                                30          1.360.191.09              1.351.177.35                                                                                31          1.351.177.35              1,342,099.75                                                                                32          1,342,099.75              1.332.957.86                                                                                33          1,332,957.86              1,323,751.22                                                                                34          1,323,751.22              1.314.479.36                                                                                35          1.314.479.36              1,305,141.83                                                                                36          1,305,141.83              1,295,738.15                                                                                37          1,295,738.15              1.286.267.87                                                                                38          1,286,267.87              1,276,730.50                                                                                39          1,276,730.50              1,267,125.58                                                                                40          1,267,125.58              1,257,452.62                                                                                41          1,257,452.62              1,247,711.15                                                                                42          1,247,711.15              1,237,900.67                                                                                43          1,237,900.67              1,228,020.70                                                                                44          1,228,020.70              1,218,070.75                                                                                45          1,218,070.75              1,208,050.32                                                                                46          1,208,050.32              1.197.958.92                                                                                47          1,197,958.92              1,187,796.03                                                                                48          1,187,796.03              1,177,561.15                                                                                49          1,177,561.15              1,167,253.78                                                                                50          1,167,253.78              1,156,873.40                                                                                51          1,156,873.40              1,146,419.49                                                                                52          1,146,419.49              1.135.891.53                                                                                53          1.135.891.53              1,126,289.00                                                                                54          1,125,289.00              1.114.611.37                                                                                55          1.114.611.37              1.103.858.10                                                                                56         1.103.858.10               1,093,028.66                                                                                57         1,093,028.66               1,082,122.52                                                                               58          1,082,122.52               1,071,139.13                                                                                59         1,071,139.13               1.060.077.93                                                                                                                          G-l  1/2597618.8 FINAL  

 

                                                         60      1,060,077.93      1,048,938.39                                                           61      1,048,938.39      1,037,719.94                                                           62      1,037,719.94      1,026,422.02                                                           63      1,026,422,02      1,015,044.08                                                           64      1,015,044.08      1,003,585.55                                                           65      1,003,585.55       992,045.86                                                           66        992,045.85       980,424.41                                                           67        980,424.41       968.720.65                                                           68        968.720.65       956,933.99                                                           69        956,933,99       945,063,85                                                           70        945,063.85       933.109.62                                                           71        933.109.62       921,070.71                                                           72]       921,070.71 [     908.946.54 |                                                           73        908.946.54       896,736.48                                                           74        896,736.48       884.439.93                                                           75        884.439.93       872,056.28                                                           76        872,056.28       859,584.92                                                           77        859,584.92       847.025.21                                                           78        847.025.21       834.376.55                                                           79        834.376.55       821,638.28                                                           80        821,638.28       808,809,79                                                           81        808,809,79       795.890.43                                                           82        795.890.43       782.879.56                                                           83        782.879.56       769.776.52                                                           84        769.776.52       756.580.68                                                           85        756.580.68       743,291.36                                                           86        743,291.36       729,907.91                                                           87        729,907.91       716.429.66                                                           88        716.429.66       702.855.94                                                           89        702.855.94       689.186.08                                                           90        689.186.08       675.419.38                                                           91        675.419.38       661,555.17                                                           92        661,555.17       647,592.76                                                           93        647,592.76       633.531.44                                                           94        633.531.44       619.370.53                                                           95        619.370.53       605,109.30                                                   |       96]       605,109.30 f     590,747.061                                                           97        590,747.06       576.283.09                                                           98        576.283.09       561.716.67                                                           99        561.716.67       547.047.06                                                          100        547.047.06       532,273.55                                                          101        532,273.55       517.395.39                                                          102        517.395.39       502,411.85                                                          103        502,411.85       487,322.17                                                          104        487,322.17       472,125.60                                                          105        472,125,60       456,821.39                                                          106        456,821.39       441.408.78                                                          107        441.408.78       425,887.00                                                          108        425,887.00       410,255.27                                                          109        410,255.27       394,512.81                                                          110        394,512.81       378,658.85                                                          111        378,658.85       362,692.58                                                          112        362,692.58       346,613.23                                                          113        346,613.23       330,419.97                                                          114        330,419.97       314,112.02                                                          115        314,112.02       297,688.55                                                          116        29'7,688.55      281,148.75                                                          117        281,148.75       264.491.79                                                          118        264.491.79       247.716.84                                                          119        247.716.84       230.823.07                                                          120        230.823.07       213,809.64                                                          121        213,809.64       196.675.69                                                          122        196.675.69       179,420.38                                                          123        179,420.38       162.042.85                                                          124        162.042.85       144.542.22                                                          125        144.542.22       126.917.63                                                          126        126.917.63       109,168.20                                                          127        109,168.20        91,293.04                                                          128         91,293.04        73,291.27                                                          129         73,291.27        55,161.99                                                          130         55,161.99        36,904.29                                                          131         36,904.29        18,517.27                                                          132         18,517.27             0.00                                                                           G-2  1/2597618.8 FINAL  

 

                                   EXHIBIT H                         FORM OF MEMORANDUM OF LEASE                                     (to be attached)                                           H-l  1/2597618.8 FINAL  

 

                                  EXHIBIT H-l                  FORM OF RELEASE OF MEMORANDUM OF LEASE                                     (to be attached)                                          H-l-1  1/2597618.8 FINAL  

 

                                LEASE ADDENDUM           THIS LEASE ADDENDUM (this    "Addendum") is entered into as of ^ 3-1 , 2012    (the "Effective Date"), by and between PP INDIANAPOLIS IV PROJECT CORPORATION, a    Delaware corporation ("Lessor"), and STONEGATE MORTGAGE  CORPORATION, an   Ohio    corporation ("Lessee").                                   WITNESSETH THAT:           WHEREAS,   Lessor and Lessee are parties to a Lease Agreement dated May 24, 2011    (the "Lease"), for office space in the building known as 9190 Priority Way West Drive,    Indianapolis, Indiana 46240, as more particularly described in said Lease (the "Demised    Premises"); and           WHEREAS   the parties hereto desire to expand the Demised Premises and to amend,   modify and supplement the Lease as follows.          NOW THEREFORE, in    consideration of the mutual agreements set forth hereunder and   under the Lease, and other good and valuable consideration, the receipt and sufficiency of which   are hereby acknowledged, Lessor and Lessee hereby agree that the Lease shall be amended,   modified and supplemented as follows as of the Effective Date unless otherwise noted.          1.    Lessee hereby acknowledges, confirms and agrees that, to Lessee's knowledge.   Lessor has performed all of Lessor's obligations under the Lease, including with limitation,   performance of Lessor's Work, payment of the Discretionary Allowance and payment of the   Relocation Allowance.          2.    The Demised Premises is hereby expanded by 4,000 rentable square feet (the   "Expansion Premises"), as depicted and shown on Exhibit B-l attached hereto and made a part   hereof. Section 1.3(B) of the Lease is hereby amended to provide that the Demised Premises   shall increase from a total of 28,360 rentable square feet (referred to in this Addendum as the   "Existing Premises") to a total of 32,360 rentable square feet, to include the Expansion Premises.   From and after the Expansion Commencement Date (as defined below), Section 1.3(B) of the   Lease shall read as follows:          "B.   Demised Premises, (i) Suite 300 (also sometimes referred to as the "Existing               Premises"), consisting of the entire third floor of the Building and containing               approximately 28,360 RSF of office space, for a total of 32,360 rentable square               feet ("RSF") of office space, as depicted and shown on Exhibit B attached hereto               and made a part hereof, and (ii) Suite 120 on the first floor of the Building (also               sometimes referred to as the "Expansion Premises"), containing approximately               4,000 RSF of office space, as depicted and shown on Exhibit B-l attached hereto               and made a part hereof."          3.    The "Expansion Commencement  Date" shall be the later of (a) the date of  substantial completion of the Expansion Premises Work (as defined below) or (b) June 1,2012.                A new Section 2.6 is hereby added to the Lease to read as follows:   1/2780945.4 FINAL  

 

        "Section 2.6. Preparation of Expansion Premises.           (a)   Expansion Premises Work. Lessor agrees to perform and complete the work          required of Lessor ("Expansion Premises Work") for preparation of the Expansion          Premises for occupancy by Lessee, as a "turn-key" tenant improvement package, said          Expansion Premises Work to be based on the final space plan attached hereto as Exhibit          B-l (hereafter referred to as the "Expansion Space Plan"), the finish features described in          Exhibit C-1 attached hereto (the "Finish Features"), and construction drawings to be          provided by Lessee and agreed upon by Lessor and Lessee. Except as otherwise          provided in the Expansion Space Plan, the Finish Features, or the Approved Expansion          Plans (as defined below), the Expansion Premises Work shall include finish selections          chosen from Lessor's building standard. Within ten (10) days after the Effective Date,          Lessee shall submit plans and specifications for the Expansion Premises Work based on         the Expansion Space Plan and the Finish Features, to Lessor for approval (the "Expansion         Plans"). Within ten (10) days after Lessor's receipt of the Expansion Plans, Lessor shall         notify Lessee of any failures of the Expansion Plans to meet with Lessor's approval.         Lessee shall, within ten (10) days after receipt of any such notice, cause the Expansion         Plans to be revised to the extent necessary to obtain Lessor's approval and to be         resubmitted for Lessor's approval. When Lessor has approved the original or revised         Expansion Plans, Lessor shall initial and return one (1) set of approved Expansion Plans         (the "Approved Expansion Plans") to Lessee and they shall also be attached hereto as         Exhibit C-2. Lessee shall be responsible for ensuring that the Approved Expansion Plans         satisfy and comply with all applicable Laws, and Lessor shall have no responsibility or         liability therefor.                If Lessee requests any change, addition or alteration ("Additional Expansion         Work") of the Expansion Space Plan or the Finish Features or to the Approved Expansion         Plans after the same have been finalized by the parties, including that any finish         selections are made by Lessee that are not included in Lessor's building standard or in the         Expansion Space Plan, the Finish Features or the Approved Expansion Plans, and Lessor         approves of such Additional Expansion Work, which approval Lessor agrees shall not be         unreasonably withheld, Lessor shall promptly give Lessee an estimate of (i) the cost of         such changes and (ii) the resulting delay in the delivery of the Expansion Premises to         Lessee and a proposed change order for the Additional Expansion Work in the standard         form then in use by Lessor. Within five (5) business days after receipt of such estimate         and change order. Lessee shall give Lessor written notice whether Lessee elects to         proceed with such Additional Expansion Work, and if so Lessee shall execute and deliver         to Lessor such change order and shall pay to Lessor the entire cost of the Additional         Expansion Work, as reflected in Lessor's estimate of such cost, and Lessor shall         thereafter undertake such Additional Expansion Work. If Lessee fails to execute or         deliver such change order and pay the entire cost of such Additional Expansion Work         within such 5 business day period, then Lessor shall not be obligated to do any of the         Additional Expansion Work and may proceed to do only the Expansion Premises Work,         as specified in the Approved Expansion Plans.    1/2780945.4 FINAL  

 

              Delays in the performance of the Expansion Premises Work resulting from the          failure of Lessee to comply with the provisions of this Section shall be deemed to be          delays caused by Lessee.                 Except for (i) the Expansion Premises Work, (ii) all other work, upgrades or          improvements that are the obligation of Lessor under the Lease, and (iii) any other          provision of the Lease to the contrary, Lessee accepts the Expansion Premises in its "AS-         IS" condition.           (b)   Early Entry Date. For up to seven (7) days prior to the substantial completion of          the Expansion Premises Work, Lessee shall have the right and privilege of going onto the          Expansion Premises to complete interior decoration work and otherwise complete         preparation of the Expansion Premises for Lessee's occupancy; provided, however, that         Lessee shall be responsible for the cost of any repairs to the Expansion Premises         necessitated by damage caused by its occupancy of the Expansion Premises for the         performance of the work described herein. Lessee's schedule for such work shall be         communicated with Lessor in advance, who shall then have the right to reschedule such         work to avoid interference with the Expansion Premises Work. Occupancy by Lessee         prior to die Expansion Commencement Date shall be subject to all the terms and         provisions of this Lease other than payment of Rent.          (c)   Lessee's Acceptance of the Expansion Premises. Upon substantial completion of         the Expansion Premises Work as herein provided. Lessee shall execute a letter of         understanding, substantially in the form attached hereto as Exhibit D-L acknowledging         (a) the Expansion Commencement Date, (b) the cost of the Expansion Premises Work         and the substitution of a revised Exhibit G to include such cost, and (c) that Lessee has         accepted the Expansion Premises for occupancy and that the condition of the Expansion         Premises, including the Expansion Premises Work constructed thereon, was at the time         satisfactory and in conformity with the provisions of this Lease and the Approved         Expansion Plans in all respects, except for any defects or omissions as may be listed in         any final inspection "punch-list". The "punch-list" shall be created during a final         inspection at which Lessee or its designated representative is present. Lessor shall         thereafter correct all such defects or omissions within thirty (30) days after execution of         the letter of understanding; provided, however, that if any item on the "punch-list" is not         capable of being cured or repaired within such thirty (30) day period, Lessor shall have         such additional time as is necessary to complete the fix or repair provided Lessor is         proceeding with reasonable diligence. Such letter of understanding shall become a part         of this Lease. For purposes of this Lease, the terms "substantial completion,"         "substantially complete" and any logical derivations thereof with respect to the         Expansion Premises Work shall mean completion of the Expansion Premises Work in         substantial compliance with the Approved Expansion Plans, to the extent necessary in         order for Lessee to comfortably occupy and conduct normal business operations in the         Expansion Premises (except for minor finish-out and "punch-list" items). If Lessee         disagrees with Lessor's notice that indicates that the Expansion Premises Work has been         substantially completed (except for minor finish-out and "punch-list" items), Lessee shall         notify Lessor in writing of such disagreement within seven (7) days of receipt of such         notice. If Lessee fails to dispute substantial completion and fails to execute the letter of                                        -3- 1/2780945.4 FINAL  

 

        understanding within seven (7) days of being notified by Lessor of substantial completion          of the Expansion Premises Work, Lessee shall be deemed to have accepted the Expansion          Premises in the manner described in this Section, even though the letter of understanding          provided for herein may not have been executed by Lessee. If Lessee timely notifies          Lessor of its disagreement with substantial completion, Lessor and Lessee, or their          designated representatives, shall meet within seven (7) days in an attempt to resolve the          disagreement. If Lessor and Lessee cannot agree upon a resolution, they shall select a          mutually agreeable, licensed architect to determine whether or not substantial completion          of the Expansion Premises Work has occurred, which determination shall be final. If the          parties cannot agree upon an architect, they shall each select one, and the two selected         architects will then select a third architect who shall make the determination. The fees of         any mutually agreed upon architect, or if applicable, the third architect, shall be shared         equally by Lessor and Lessee. The fees of each party's respective architect, if applicable,         shall be borne by that party."          5.    Section 1.3(E) of the Lease is hereby deleted in its entirety and the following   substituted therefor:          "E.   Expiration Date: October 31,2022"          6.    As of the Expansion Commencement Date, the schedule for Base Annual Rent in   Section 1.3(G) of the Lease is hereby deleted in its entirety and the following schedules shall be   substituted therefor:                "G.   Base Annual Rent:                For the Existing Premises:                Period                   PSF               Base Annual Rent#                Expansion Commencement Date —10/31/13:                     a)                $17.00             $409,802.00*+               plus  (b)               $ 1.24             $35,166.40**               11/1/13-10/31/14        $18.24             $517,286.40**               11/1/14-10/31/17        $19.34             $548,482.40**               11/1/17-10/31/22        $19.99             $566,916.40**               #Annualized               + See Section 3.1 of the Lease               *Based on 85% of RSF in the Existing Premises               **Based on 100% of RSF in the Existing Premises                PLUS                For the Expansion Premises:                Period                   PSF               Base Annual Rent #                Expansion Commencement                                        " 4 ••   1/2780945.4 FINAL  

 

              Date-10/31/13:          $17.00             $57,800.00*+                11/1/13-10/31/14        $17.00             $68,000.00**                11/1/14-10/31/17        $18.10             $72,400.00**                11/1/17-10/31/22        $18.75             $75,000.00**                #AnnuaHzed                +See the amendment to Section 1.3(H) below in this Addendum                *Based on 85% of RSF in the Expansion Premises                **Based on 100% of RSF in the Expansion Premises"                 As of the Expansion Commencement Date, the schedule for Monthly Rental   Installments in Section 1.3(H) of the Lease is hereby deleted in its entirety and the following   schedules shall be substituted therefor:                 "H.   Monthly Rental Installment:                For the Existing Premises:                Period                   Monthly Rental Installment                Expansion Commencement               Date-10/31/13:                     (a)                $34,150.17*+               plus  (b)                $ 2,930.53**               11/1/13-10/31/14         $43,107.20**               11/1/14-10/31/17         $45,706.87**               11/1/17-10/31/22         $47,243.03**               + See Section 3.1 of the Lease               *Based on 85% of RSF in the Existing Premises               **Based on 100% of RSF in the Existing Premises                PLUS                For the Expansion Premises:                Period                   Monthly Rental Installment                Expansion Commencement               Date - 10/31/13:        $4,816.67*+               11/1/13-10/31/14        $5,666.67**               11/1/14-10/31/17        $6,033.33**               11/1/17-10/31/22        $6,250.00**                +Notwithstanding the foregoing with respect to the Expansion Premises, so long               as Lessee is not in default under this Lease, Lessee shall be entitled to a partial               abatement of Monthly Rental Installments for the Expansion Premises, in the               amount of Four Thousand Eight Hundred Sixteen and 67/100 Dollars ($4,816.67)               per month (the total of such amounts being the "Abated Expansion Base Rent"),   1/2780945.4 FINAL  

 

              from the Expansion Commencement   Date through October 31, 2012 (the                "Expansion Base Rent Abatement Period"). If Lessee defaults at any time during                the Term and fails to cure such default within any applicable cure period under                this Lease, all Abated Expansion Base Rent shall immediately become due and                payable. The payment by Lessee of the Abated Expansion Base Rent in the event                of a default shall not limit or affect any of Lessor's other rights or remedies                pursuant to this Lease or at law or in equity. During the Expansion Base Rent                Abatement Period, only the Monthly Rental Installments for the Expansion                Premises as indicated above shall be abated pursuant to this paragraph, and all                Additional Rent and other costs and charges specified in this Lease for the                Expansion Premises shall remain as due and payable pursuant to the provisions of                this Lease.               *Based on 85% of RSF in the Expansion Premises                **Based on 100% of RSF in the Expansion Premises"          8.    Effective from and after the Expansion Commencement Date, Section 1.3(K) of   the Lease is hereby amended to read as follows:          "K.   Percentage of Excess Building Operating Expenses: 41.12%"          9.    Effective from and after the Expansion Commencement Date, Section 1.3(L) of   the Lease is hereby amended to read as follows:          "L.   Percentage of Excess Real Estate Taxes: 41.12%"          10.   Section 1.3(P) of the Lease is hereby amended to replace the "with a copy to"   address for Lessor with the following:                "With a copy to:   Gail Burlant, Esq.                                 HDG Mansur New York LLC                                 575 Lexington Avenue, 4th Floor                                 New York, New York 10022"          11.   Section 11.1 ("Insurance - Rates") of the Lease is hereby amended to add the   following to the end thereof:          "Lessee shall carry such insurance as it deems adequate to fully protect it against loss or         damage to its property by any casualty or peril included within the standard classification         of "special cause of loss" or "all risk" coverage."          12.   Section 14.1 ("Waiver of Subrogation") of the Lease is hereby amended in its   entirety to read as follows:          "Each of Lessor and Lessee agree to release the other party from any loss or damage to         property insurable under the policies required by this Lease and that might arise by virtue         of a fire or other casualty in or about the Demised Premises, and both parties agree that         the insurance carried by either of them against loss or damage to property by fire or other                                          •6"    1/2780945.4 PINAL  

 

        casualty shall contain a clause or endorsement whereby the insurer permits waiver of          rights of recovery prior to loss and waives all rights of subrogation."           13.   Lessor and Lessee hereby represent to each other that they have dealt with no    broker other than the Brokers in connection with this Addendum. Lessor shall be responsible for    payment of any commissions that are payable to Lessor's Broker as a result of the transactions    contemplated by this Addendum, as more parlioularly set forth in an agreement between Lessor    and Lessor's Broker. Lessor's Broker shall be responsible for payment of any commissions that    arc payable to Lessee's Broker as a result of the transactions contemplated by this Addendum.    The parties hereby acknowledge, represent and warrant to each other that no broker or person,    except for the Brokers, is entitled to any leasing commission or compensation as a result of the    negotiation or execution of this Addendum. Each party shall indemnify and hold the other    harmless from any and all liability for the breach of any such representation and warranty on the   indemnifying party's part and shall pay any compensation to any other broker or person who may   be deemed  or held to be entitled thereto because of any act, omission or statement of the   indemnifying party or its employees or agents. Such indemnifying obligations shall be deemed   to include the payment of reasonable attorneys' fees and court costs incurred in defending such a   claim.          14.   To the extent not expressly amended, modified or supplemented hereby, all other   terms and provisions of the Lease are hereby ratified and confirmed and shall remain in full force   and effect. The foregoing recitals are hereby incorporated into this Addendum and made a part   hereof as though set forth herein verbatim. Capitalized terms used herein and not otherwise   defined shall have the respective meanings assigned thereto in the Lease. In the event of an   inconsistency between the terms and provisions contained in the Lease and those set forth in this   Addendum, the terms and provisions of this Addendum shall control. This Addendum shall be   construed without regard to any presumption or other rule that would require construction   against the party causing this Addendum to be drafted. This Addendum may be executed by the   parties on one or more counterparts, and by each of the parties on separate counterparts, each of   which shall be deemed an original but all of which, taken together, shall constitute one and the   same instrument.          15.   Lessor and Lessee hereby represent and warrant to one another that this   Addendum is being executed by their duly authorized representatives.          16.   This Addendum shall have no binding force or effect on either party unless and   until each of the parties shall have executed this Addendum and submitted fully-executed   counterparts hereof, bearing their respective signatures, to one another.          17.   This Addendum is subject to Mortgagee's approval. Lessor shall use reasonable   efforts to obtain Mortgagee's approval hereof as soon as possible, and in any event within thirty   (30) days, after the date hereof. In the event notice of disapproval by Mortgagee of this   Addendum is received within thirty (30) days after the date hereof, this Addendum shall be null,   void, and of no further force or effect.                            [Signatures begin on following page]    1/2780945.4 FINAL  

 

         IN WITNESS WHEREOF, the parties hereto have caused this Lease Addendum VI to be    executed by their duly authorized representatives as of the Effective Date set forth above.     Lessor:                                         Lessee:     PP INDIANAPOLISW PROJECT                        STONEGATE MORTGAGE    CORPORATION, a/Delawarexorporation              CORPORATION, an Ohio corporation     BY:                                             By:.  C        Thomas T. Kmiecikp/ice President                   (Signature)                                                     Its:                                                           (Printed Name and Title)     Date:        H/y, 21                                      j 2012        Date:.                             2012    1/2780945.4 FINAL  

 

                                        EXHTRTT B-1                                    EXPANSION SPACE PLAN                                                                        ml!    z                                                                       'dKy%   sI                                                                      IBp!                               4   A                                           i                          Mil                          K,                                         fair                                     ScT"                                is                             /                                              F                     %,                                                     <                                                                            u                                                                     f      o                                                                            tn                                                                            <lO                                                                            Z                                           -                                13                                        /is "'  .5^S                        l/l                        \                              /V/                  ui                                             WP?&sY                         Q                                                                            2                                                                            0                                        5                                   C/l                        /                         /W                        o;                                        i     it                            <                                                                            u                     >                                            L                                              f t.                           u                                       H '                            'I                                                                       K                                                                   j                                                                  Q.                                                                  8S                               n                                  "•?                                              B-l-l   1/2780945.4 FINAL  

 

                                                                              EXHIBIT C-l                                                                            FINISH FEATURES                                                                                                           Pricing Notes                           •it                                                                       DATE                 May 7,20! I                             CARSON                                     TO:                  RIckTrimpe                                                                                            CB Richard Ellis                            DESIGN                            ASSOCIATES                             9229 DELEGATES ROW                          FROM;                Julio Berry                            SUITE 250                                   PROJECT:             Stoncgatc Mortgage                                                                                            The Precedent — Bldg. 74                           INDIANAPOUSIN •4&240                                                                                            9190 Priority Way West Drive                                                                                            First Floor Expansion                           317.843.5979 TEL                                                                       PRQJECTNO:          11020040                           3I7.8'I3.5975 FAX                                                                       COPIES TO:           File, Erika Russell                       All Inrormatlon listed below Is pending tenant review.                      Pricing notes reference Stonegate Mortgage space plan dated 4-24-12.                     Centra] Notai:                           1.   All work Is assumed to be during normal business hours with the exception of any excessively                               noisy tasks.                          2.   Any questions or conflicting Information contained within this document should be addressed                               directly to Carson Design Associates.                     Demolition:                           1.   Where new construction or demolition occurs, patch and repair all surfaces as required to                               match adjacent surfaces.                         2.    Repair all celling grid where wall demolition       has occurred.                         3.   Any plumbing being removed Is to be capped off at the floor or Inside the wall.                         4.    Remove all existing finishes in the space, unless otherwise noted. Prepare all surfaces to receive                               new finishes per the product manufacturers recommended Instructions.                         5.    Remove & patch all existing blank cover plates or holes on existing walls to remain If               not reused.                     Walls:                          1.   Partitions to ceiling throughout unless otherwise noted. All partitions             to eliminator track 2 'A"                              or 3-5/8" metal studs and one layer of 5/8"gypsum board on each side.                         2.   Provide Insulation Inside wall and 2'-0" each side of wall on celling In all new walls.                         3.   Provide blocking for vrall hung cabinetry at Kitchenette.                         4.   Provide blocking on one wall in       Lobby for signage.                                                                                        C-l-I  1/2780945.4 FINAL  

 

                                                                                                                                  Pridng Notes Pogft 2 of 3                                     Door* & Hardwire;                                          1.   Provide new building standard wood doors and frames throughout, unless noted otherwise.                                         2.   Hardware Types                                                   a.   Provide building standard passage sets throughout except as noted In Item b.                                                   b.    Provide building standard lock sets for all Offices.                                                   e.   All hardware and thresholds to meet ADA requirements.                                    Flooring:                                          1.   Provide upgraded carpet In Waiting area and Application rooms:                                                        Mfg:   Shaw                                                        Style: Cross Stitch                                                        Color:   92750 Coco                                        2.   Provide carpet In all Offices and Open OfficeArea             (Bigelow, Style "Grldworks III"                                                        Mfff   Bigelow                                                        Style:  Grldworks III                                                        Colon    788? Paragon                                        3.   Provide 4" vinyl base at all carpet, except as noted below.            Install continuous lengths only.                                                        Mfg   VPI                                                        Color;   Bumc Umber                                        A.   Waiting area to have 6" wood base (birch, stained to match doors). Match                  profile on Third                                             Floor.                                    Reflected Celling Plan:                                         1.   Existing celling grid and tile to remain.     Repair grid and replace damaged celling tiles as needed                                       2.    Price as alternate:    Install new 2,x 2' celling grid and tiles throughout                                   Lighting:                                         1.   All lighting to be building standard 2x4 deep cell parabolic lighting except as noted below.                                             Provide I   light for every 75 square feet In each room per ASHRAE 90.1                                       2.    Provide downilghts (fluorescent or LED) In Waldng area.                                       3.    Provide (2) linear wall wash fixtures      In Waltingarea.                                       4.    Provide exit signs, emergency battery packs, life safety horns/strobes as required by Building                                            Code.                                       5.   Provide occupancy sensors as required by Code.                                   Wall Rniihct:                                        1.   Provide new paint throughout (up to 3 colors) except as noted below. Contractorto provide                                            one base coat and two coats of top coat (eggshell finish).                                       2.   Install vinyl wallcovering In Waiting area:                                                       Mfg:  Vycon                                                       Distributor:   MDC                                                      Style:  Legacy                                                       Color:   Cocoon (General wallcovering) and Steel Patina (accent wallcovering behind                                                      reception desk).                                                      Note:    Use Quote Number •'10615471 for pricing of $12.19/LYD                                       3.   Install vinyl vrallcovering In Application rooms:                                                      Mfg:   Genon                                                      Distributor:    MDC                                   CARSON DESIGN ASSOCIATES                                                                                        C-l-2  r/2780945.4 FINAL  

 

                                                                                                                             Pricing Notes Page 3 of 3                                                     Style:  Connection Texture                                                    Color:   Film Buff                                                    Note:   Use Quote Number -40615471 for pricing of 59.59/LYD                                    <4.  Install stone veneer as shown on Elevation A0.2, dated 4/24/12.                                                   Mfg:   Realstone System:                                                   Style:  Shadowstone Panel                                                   Color: Terracotta                                MlHworlc                                     1.   Kitchenette will have prefabricated maple wood rablnetry             to match cabinetry on the Third Floor                                         (Merillat, Style "Sutton Cliffs Arch'*! Finish "Sable").                                   2.   Countertop In Kitchenette to be Corian,                                   3.    Provide $7,500 allowance for built-in reception desk in Waiting area.                               Electrical and Data:                                    1.   Provide building standard lire alarm plates.                                   2.   Provide convenience outlets throughout                                   3.   Reuse existing electrical deviceswhere          possible.  ProvTde new as required to meet standard                                        quantities listed below and to accommodate (urnUurc and equipment shown on plan:                                               a.   Waiting area - 2 duplex outlets and I        data at desk, 2 duplexes In seating area                                             b.   Application Rooms-2 duplex outlets,            I data.                                             c.    Modular workstations In Open Oflice area-             basefeed In wail; no more than 4                                                  workstations per circuit.                                             d.   Kitchenette - 2 duplex outlets (I of which will be a GFI outlet).                                             e.   Offices - 2 duplex outlets, I      data.                                             f.   Printer area - 2 duplex outlets, 2 data outlets                              Mechanical:                                   Provide adequate heating/cooling In space per occupants In each area.                               Plumbing:                                   1.   Provide single bowl stainless steel sink In Kitchenette.                                  2.   Provide copper line for coffeemaker in Kitchenette.                              Sprinkler System:                                   1.    Relocate existing heads to lie new wall layout. Provide new sprinkler heads as required.                                  2.    All sprinkler locations to be determined by fire protection contractor.                              Mlscellineous:                                   1.   Appliances to be provided by tenant                                 2.    Repair/replace window blinds as required.                                  3.   Furniture mil be provided by tenant and is shown on plan for reference only.                              CARSON DESIGN ASSOCIATES                                                                                        C-l-3  1/2780945.4 FINAL  

 

                                        EXHIBIT C-2                                 APPROVED EXPANSION PLANS                                          (to be attached)                                              C-2-1  1/2780945.4 FINAL  

 

                                        EXHIBIT D-l                            FORM OF LETTER OF UNDERSTANDING            This Letter of Understanding (this "Letter of Understanding") is made and entered into as    of the    day of             20   (the "Effective Date") by and between PP Indianapolis IV    Project Corporation, a Delaware corporation ("Lessor") and Stonegate Mortgage Corporation, an    Ohio corporation ("Lessee").                                            RECITALS:                  Lessor and  Lessee are parties to a Lease Agreement  dated May  24, 2011, as    amended by that certain Addendum dated            , 2012 (the "Addendum" and collectively,    the "Lease"), for office space in the building known  as 9190  Priority Way  West  Drive,    Indianapolis, Indiana, 46240, as more particularly described in said Lease (the "Demised   Premises").           B.     Lessor and Lessee wish  to confirm certain matters pertaining to the Expansion   Premises (as defined in the Addendum) as set forth in this Letter of Understanding.           NOW, THEREFORE, Lessor and Lessee do hereby confinn and agree as follows:                  Lessor and  Lessee  do hereby  declare and acknowledge   that the Expansion   Commencement Date was              ., 2012.           2.     Lessee hereby acknowledges and agrees that the cost of the Expansion Premises   Work  was                     Dollars ($               _) and that Exhibit G to the Lease is   hereby revised to reflect such cost and Exhibit G attached to the Lease is hereby deleted in its   entirety and Exhibit G attached hereto is substituted therefor.           3.     Lessee hereby acknowledges   that, effective as of           , 2012, Lessee   accepted the Expansion Premises for occupancy. Lessee hereby further acknowledges that the   condition of the Demised  Premises, including the Expansion  Premises  and  the Expansion   Premises  Work  (as defined in the Addendum)   constructed thereon, is satisfactory and in   conformity with the provisions of the Lease and the Approved Expansion Plans (as defined in the   Addendum) in all respects, that Lessor has heretofore corrected any defects or omissions listed in   any final inspection "punch-lisl" with respect to the Expansion Premises Work, and that, as of   the date hereof. Lessor has fulfilled all of its obligations under the Lease.           4.    The parties hereby acknowledge that the Lease, as supplemented by this Letter of   Understanding, is in full force and effect and that this Letter of Understanding is hereby made a   part of the Lease.                               [Signatures begin on following page.]                                              D-l-1  1/2780945.4 FINAL  

 

         IN WITNESS    WHEREOF,     the parties have caused this Letter of Understanding to be    executed by their duly authorized representatives as of the Effective Date.     LESSOR:     PP INDIANAPOLIS     IV PROJECT CORPORATION    a Delaware corporation     By:                                             Date:                       .,2012           Name Typed:           Title:     LESSEE:     STONEGATE MORTGAGE CORPORATION, an Ohio corporation     By:                                             Date:                      ^ 2012          Name Typed          Title:                                              D-l-2  1/2780945.4 FINAL  

 

                                         EXHIBIT G                                 TERMINATION FEE SCHEDULE                              (to be attached to Letter of Understanding)                                              G-l-1  1/2780945.4 FINAL  

 

                                   LEASE ADDENDUM II           THIS LEASE ADDENDUM II (this       "Addendum" or the "Second   Addendum") is entered   into as of      ?     , 2012 (the "Effective Date"), by and between  PP INDIANAPOLIS      IV   PROJECT     CORPORATION,        a  Delaware    corporation  ("Lessor"),  and  STONEGATE   MORTGAGE CORPORATION, an Ohio corporation ("Lessee").                                       WITNESSETH THAT:           WHEREAS,     Lessor and Lessee  are parties to a Lease Agreement dated May   24, 2011  (the "Original Lease"), as amended  by that certain Lease Addendum   dated May  21, 2012  (the  "First Addendum"   and collectively with the Original Lease, the "Lease"), for office space in the   building known   as 9190  Priority Way   West  Drive, Indianapolis, Indiana 46240,  as  more  particularly described in said Lease (the "Demised Premises"); and           WHEREAS     the parties hereto desire to expand the Demised  Premises  and to amend,  modify and supplement the  Lease as follows.           NOW   THEREFORE, in     consideration of the mutual agreements set forth hereunder and  under the Lease, and other good and valuable consideration, the receipt and sufficiency of which  are hereby  acknowledged,  Lessor  and Lessee  hereby agree that the Lease shall be amended,  modified and supplemented  as follows as of the Effective Date unless otherwise noted.                  Lessee hereby  acknowledges,  confirms and agrees that, to Lessee's knowledge.  Lessor  has  performed  all of Lessor's obligations under  the Lease, other  than the Second  Expansion Premises Work as contemplated   in the First Addendum.                  The Demised   Premises is hereby expanded  by  14,005 rentable square feet (the  "Second  Expansion Premises"), as depicted and shown on Exhibit B-2 attached hereto and made  a part hereof.  Section 1.3(B) of the Lease  is hereby amended   to provide that the Demised  Premises shall increase from a total of 32,360 rentable square feet to a total of 46,365 rentable  square feet, to include the Second Expansion Premises.  From  and after the Second Expansion  Commencement Date (as defined below). Section   1.3(B) of the Lease shall read as follows:          "B.     Demised  Premises,  (i) Suite 300 (also sometimes  referred to as the "Existing                 Premises"), consisting of the entire third floor of the Building and containing                 approximately 28,360  rentable square feet ("RSF") of office space, as depicted                 and shown on Exhibit B attached hereto (meaning the Original Lease) and made a                 part hereof, (ii) Suite 120 on the first floor of the Building (also sometimes                 referred to as the "Expansion Premises"), containing approximately 4,000 RSF of                 office space, as depicted and shown on Exhibit B-l attached hereto (meaning the                First Addendum)   and made  a part hereof, and (iii) Suite 100 on the first floor of                 the Building (also sometimes referred to as the "Second Expansion  Premises"),                containing approximately  14,005 RSF of  office space, as depicted and shown in                 yellow on  Exhibit B-2 attached  hereto (meaning  the Second  Addendum)    and                 made a part hereof, for a total of 46,365 RSF of office space."    1/2818946.3 FINAL  

 

               The "Second Expansion   Commencement Date" shall   be the later of (a) the date of   substantial completion of the Second  Expansion   Premises  Work  (as defined  below) or  (b)   December 1, 2012.           zj.    A new Section 2.7 is hereby added to the Lease to read as follows:           "Section 2.7. Preparation of Second Expansion Premises.           (a)    Second  Expansion  Premises Work.   Lessor agrees to perform and  complete the          work  required of Lessor ("Second  Expansion  Premises Work")   for preparation of the          Second  Expansion   Premises   for occupancy    by  Lessee,  as  a  "turn-key" tenant          improvement  package (in accordance with Section 24.28(b)(iii)), said Second Expansion          Premises Work   to be based  on  the final space plan attached hereto as Exhibit  B-2          (hereafter referred to as the "Second Expansion Space Plan"), and construction drawings          to be provided by Lessee and agreed  upon by Lessor  and Lessee.  Except as otherwise          provided in the Second Expansion  Space Plan or the Second Approved  Expansion Plans          (as defined below), the Second Expansion Premises  Work shall include finish selections         chosen  from Lessor's building standard. Within  ten (10) days after the Effective Date,         Lessee  shall submit plans and specifications for the Second Expansion Premises  Work          based on  the Second   Expansion  Space  Plan  to Lessor  for approval  (the "Second         Expansion  Plans"). Within ten (10) days after Lessor's receipt of the Second Expansion          Plans, Lessor shall notify Lessee of any failures of the Second Expansion Plans to meet         with  Lessor's approval.  Lessee shall, within ten (10) days after receipt of any such         notice, cause the Second Expansion  Plans to be revised to the extent necessary to obtain         Lessor's approval  and  to be  resubmitted for  Lessor's approval.  When   Lessor  has         approved  the original or revised Second Expansion Plans, Lessor shall initial and return         one  (1) set of approved  Second  Expansion  Plans (the "Second  Approved   Expansion         Plans") to Lessee and they shall also be attached hereto as Exhibit C-3. Lessee shall be         responsible for ensuring that the Second Approved  Expansion  Plans satisfy and comply         with all applicable Laws, and Lessor shall have no responsibility or liability therefor.                  If Lessee  requests any  change,  addition or  alteration ("Additional Second         Expansion   Work")  of the Second  Expansion  Space  Plan or to the Second  Approved         Expansion  Plans after the same  have been finalized by the parties, including that any         finish selections are made by Lessee that are not included in Lessor's building standard or         in the Second  Expansion   Space Plan  or the Second  Approved   Expansion  Plans, and         Lessor  approves of such  Additional Second  Expansion  Work,  which  approval  Lessor         agrees shall not be unreasonably withheld. Lessor shall promptly give Lessee an estimate         of (i) the cost of such changes and (ii) the resulting delay in the delivery of the Second         Expansion  Premises  to Lessee and a proposed  change order for the Additional Second         Expansion  Work   in the standard form then in use by Lessor. Within five (5) business         days after receipt of such estimate and change order. Lessee shall give Lessor written         notice whether Lessee  elects to proceed with such Additional Second Expansion  Work,         and if so Lessee shall execute and deliver to Lessor such change order and shall pay to         Lessor the entire cost of the Additional Second Expansion Work, as reflected in Lessor's         estimate of such  cost, and Lessor  shall thereafter undertake such Additional Second         Expansion  Work.   If Lessee fails to execute or deliver such change order and pay the    1/2818946.3 final  

 

        entire cost of such Additional Second   Expansion  Work   within such 5  business day          period, then Lessor shall not be obligated to do any of the Additional Second Expansion          Work and  may proceed  to do only the Second Expansion  Premises Work,  as specified in          the Second Approved  Expansion Plans.                  Delays  in the performance of  the Second  Expansion  Premises  Work  resulting          from the failure of Lessee to comply with the provisions of this Section shall be deemed          to be delays caused by Lessee.                  Except for (i) the Second Expansion Premises Work, (ii) all other work, upgrades          or improvements  that are the obligation of Lessor under the Lease, and (iii) any other          provision of the Lease to the contrary, Lessee accepts the Second Expansion Premises in          its "AS-IS" condition.           (b)    Early Entry Date. For up to seven (7) days prior to the substantial completion of          the Second Expansion Premises  Work, Lessee shall have the right and privilege of going          onto the Second Expansion  Premises to complete interior decoration work and otherwise          complete  preparation of  the Second   Expansion  Premises   for Lessee's occupancy;          provided, however, that Lessee shall be responsible for the cost of any repairs to the         Second   Expansion  Premises  necessitated by damage  caused  by its occupancy  of the         Second  Expansion Premises   for the performance of the work described herein. Lessee's         schedule  for such work shall be communicated   with Lessor in advance, who shall then          have the right to reschedule such work to avoid interference with the Second Expansion         Premises  Work.  Occupancy   by Lessee prior to the Second  Expansion  Commencement          Date shall be subject to all the terms and provisions of this Lease other than payment of         Rent.          (c)     Lessee's Acceptance   of the  Second   Expansion  Premises.  Upon   substantial         completion  of the Second  Expansion  Premises  Work  as herein provided, Lessee  shall         execute a letter of understanding, substantially in the form attached hereto as Exhibit D-2.         acknowledging   (a) the Second  Expansion   Commencement    Date,  (b) the cost of the         Second Expansion   Premises Work  and  the substitution of a revised Exhibit G to include         such cost, and (c) that Lessee has accepted the Second Expansion Premises for occupancy         and  that the  condition of  the Second   Expansion  Premises,  including  the Second         Expansion   Premises  Work  constructed  thereon, was  at the time satisfactory and in         conformity with  the provisions of this Lease and the Second Approved Expansion Plans         in all respects, except for any defects or omissions as may be listed in any final inspection         "punch-list". The "punch-list" shall be created during a final inspection at which Lessee         or its designated representative is present. Lessor shall thereafter correct all such defects         or  omissions within  thirty (30) days after execution of the  letter of understanding;         provided, however,  that if any item on the "punch-list" is not capable of being cured or         repaired within such thirty (30) day period. Lessor shall have such additional time as is         necessary  to complete the fix or repair provided Lessor is proceeding with reasonable         diligence. Such  letter of understanding shall become a part of this Lease. For purposes         of  this Lease, the terms "substantial completion,"  "substantially complete" and  any         logical derivations thereof with respect to the Second Expansion Premises  Work  shall         mean completion of  the Second Expansion  Premises Work  in substantial compliance with    t/2818946.3 final  

 

        the Second  Approved  Expansion  Plans, to the extent necessary in order for Lessee to          comfortably occupy  and  conduct normal  business operations in the Second Expansion          Premises (except for minor finish-out and "punch-list" items). If Lessee disagrees with          Lessor's notice that indicates that the Second  Expansion   Premises  Work  has  been          substantially completed (except for minor finish-out and "punch-list" items), Lessee shall          notify Lessor in writing of such disagreement within seven (7) days of receipt of such          notice. If Lessee fails to dispute substantial completion and fails to execute the letter of          understanding within seven (7) days of being notified by Lessor of substantial completion          of the Second Expansion  Premises  Work, Lessee shall be deemed  to have accepted the          Second  Expansion  Premises  in the manner described in this Section, even though the          letter of understanding provided for herein may not have been executed  by Lessee.  If          Lessee timely notifies Lessor of its disagreement with substantial completion, Lessor and          Lessee, or their designated representatives, shall meet within seven (7) days in an attempt          to resolve the disagreement. If Lessor and Lessee cannot agree upon a resolution, they          shall select a mutually  agreeable, licensed architect to  determine  whether  or not          substantial completion of the Second  Expansion  Premises  Work  has occurred, which          determination shall be final. If the parties cannot agree upon an architect, they shall each          select one, and the two selected architects will then select a third architect who shall          make the determination. The fees of any mutually agreed upon architect, or if applicable,          the third architect, shall be shared equally by Lessor and Lessee. The fees of each party's          respective architect, if applicable, shall be borne by that party."           5.     As of the Second Expansion  Commencement    Date, the schedule for Base Annual  Rent  in Section 1.3(G) of the Lease is hereby deleted in its entirety and the following schedules  shall be substituted therefor;                  "G.    Base Annual Rent:                  For the Existing Premises:                  Period                       PSF                  Base Annual Rent #                  Expansion Commencement Date - 10/31/13:                        a)                   $17.00               $409,802.00*+                plus    (b)                  $  1.24              $35,166.40**                11/1/13-10/31/14             $18.24               $517,286.40**                11/1/14-10/31/17             $19.34               $548,482.40**                11/1/17- 10/31/22            $19.99               $566,916.40**                #Annualized                + See Section 3.1 of the Lease                *Based on 85% of RSF   in the Existing Premises                **Based on  100% of RSF in  the Existing Premises                 PLUS                 For the Expansion Premises:                                               - 4 -  1/2818946.3 final  

 

               Period                        PSF                 Base Annual Rent #                  Expansion Commencement                 Date-10/31/13:               $17.00               $57,800.00*+                 11/1/13-10/31/14             $17.00               $68,000.00**                 11/1/14-10/31/17             $18.10               $72,400.00**                 11/1/17-10/31/22             $18.75               $75,000.00**                 #Annualized                 +See  the amendment   to Section  1.3(H) below  with respect to the Expansion                 Premises                 *Based on 85% of RSF in the  Expansion Premises                 **Based on  100% of RSF in  the Expansion Premises                  PLUS                  For the Second Expansion Premises:                  Period                        PSF                 Base Annual Rent #                  Second Expansion Commencement                 Date-10/31/13:              $17.00                $202,372.25*                 11/1/13-10/31/14            $17.00                $238,085.00**                 11/1/14-10/31/17            $18.10                $253,490.50**                 11/1/17-10/31/22            $18.75                $262,593.75**                 #Anniialized                 *Based on 85% of  RSF in the Second Expansion Premises                 **Based on 100% of RSF   in the Second Expansion Premises"          6.     As  of the Second  Expansion   Commencement    Date,  the schedule for Monthly  Rental  Installments in Section 1.3(H) of the Lease  is hereby deleted in its entirety and the  following schedules shall be substituted therefor:                 "H.     Monthly Rental Installment:                 For the Existing Premises:                 Period                       Monthly Rental  Installment                 Expansion Commencement                Date-10/31/13:                       (a)                   $34,150.17*+                plus   (b)                   $ 2,930.53**                11/1/13-10/31/14             $43,107.20**                11/1/14-10/31/17             $45,706.87**                11/1/17-10/31/22             $47,243.03**                + See Section 3.1 of the Lease                *Based on  85% of RSF in the Existing Premises    1/2818946.3 final  

 

               **Based on  100% of RSF in the Existing Premises                  PLUS                  For the Expansion Premises:                  Period                      Monthly Rental Installment                  Expansion Commencement                 Date-10/31/13:              $4,816.67*+                 11/1/13-10/31/14            $5,666.67**                 11/1/14-10/31/17            $6,033.33**                 11/1/17-10/31/22            $6,250.00**                  +Notwithstanding the foregoing with  respect to the Expansion Premises, so long                 as Lessee is not in default under this Lease, Lessee shall be entitled to a partial                 abatement  of Monthly  Rental Installments for the Expansion  Premises, in the                 amount of Four Thousand  Eight Hundred  Sixteen and 67/100 Dollars ($4,816.67)                 per month (the total of such amounts being the "Abated Expansion  Base Rent"),                 from  the Expansion   Commencement     Date  through  October   31, 2012  (the                 "Expansion Base  Rent Abatement  Period"). If Lessee defaults at any time during                 the Term and  fails to cure such default within any applicable cure period under                 this Lease, all Abated Expansion Base  Rent shall immediately become  due  and                 payable. The payment by  Lessee of the Abated Expansion Base Rent  in the event                 of a default shall not limit or affect any of Lessor's other rights or remedies                 pursuant to this Lease or at law or in equity. During the Expansion Base  Rent                 Abatement  Period,  only the  Monthly  Rental  Installments for the Expansion                 Premises as indicated above shall be abated pursuant to this paragraph, and all                 Additional Rent  and other  costs and charges  specified in this Lease for the                 Expansion Premises shall remain as due and payable pursuant to the provisions of                 this Lease.                *Based on 85% of RSF in the Expansion Premises                **Based on 100% of RSF in the Expansion Premises                 PLUS                 For the Second Expansion Premises:                 Period                       Monthly Rental Installment                 Second Expansion   Commencement                Date-10/31/13:               $16,864.35*                11/1/13-10/31/14             $19,840.42**                11/1/14-10/31/17             $21,124.21**                11/1/17-10/31/22             $21,882.81**                 *Based on 85% of RSF in the Second   Expansion Premises                                                - 6 -  t/2818946.3 final  

 

               **Based on 100% of RSF in the Second Expansion    Premises"                  Effective from and  after the Second Expansion   Commencement    Date, Section   I.3(K) of the Lease is hereby amended to read as follows:           "K.    Percentage of Excess Building Operating Expenses:   58.92%"           8      Effective from and  after the Second Expansion  Commencement     Date, Section   1.3(L) of the Lease is hereby amended to read as follows:           "L.    Percentage of Excess Real Estate Taxes: 58.92%"           C)     Lessor and  Lessee hereby represent to each other that they have dealt with no   broker other than the Brokers in connection with this Addendum. Lessor shall be responsible for  payment  of any  commissions that are payable to Lessor's Broker as a result of the transactions  contemplated  by this Addendum, as more   particularly set forth in an agreement between Lessor  and  Lessor's Broker. Lessor's Broker shall be responsible for payment of any commissions that  are payable to Lessee's Broker as a result of the transactions contemplated by this Addendum.  The  parties hereby acknowledge, represent and warrant to each other that no broker or person,  except for the Brokers, is entitled to any leasing commission or compensation as a result of the  negotiation or execution  of this Addendum.   Each  party shall indemnify  and hold the other  harmless from any and  all liability for the breach of any such representation and warranty on the  indemnifying party's part and shall pay any compensation to any other broker or person who may  be  deemed  or held  to be entitled thereto because of any  act, omission or statement of the  indemnifying  party or its employees or agents. Such indemnifying obligations shall be deemed  to include the payment of reasonable attorneys' fees and court costs incurred in defending such a  claim.           10.    To the extent not expressly amended, modified or supplemented hereby, all other  terms and provisions of the Lease are hereby ratified and confirmed and shall remain in full force  and effect. The foregoing recitals are hereby incorporated into this Addendum and made a part  hereof as though  set forth herein verbatim. Capitalized terms used  herein and not otherwise  defined shall have the respective meanings  assigned thereto in the Lease. In the event of an  inconsistency between the terms and provisions contained in the Lease and those set forth in this  Addendum, the   terms and provisions of this Addendum  shall control. This Addendum  shall be  construed  without regard to  any presumption  or other  rule that would require construction  against the party causing this Addendum to be drafted. This Addendum  may be  executed by the  parties on one or more counterparts, and by each of the parties on separate counterparts, each of  which shall be deemed  an original but all of which, taken together, shall constitute one and the  same instrument.           11.   Lessor  and  Lessee  hereby  represent  and  warrant to  one  another that this  Addendum   is being executed by their duly authorized representatives.          12.    This  Addendum   shall have no binding force or effect on either party unless and  until each of  the parties shall have executed this Addendum    and  submitted fully-executed  counterparts hereof, bearing their respective signatures, to one another.    1/2818946.3 final  

 

        13.    This Addendum   is subject to Mortgagee's approval. Lessor shall use reasonable   efforts to obtain Mortgagee's approval hereof as soon as possible, and in any event within thirty   (30) days, after the date hereof.  In the event notice of disapproval  by Mortgagee   of this   Addendum   is received within thirty (30) days after the date hereof, this Addendum shall be null,   void, and of no further force or effect.                                [Signatures begin on following page]    1/2818946.3 final  

 

        IN WITNESS    WHEREOF, the parties hereto   have caused this Lease Addendum   VI to be   executed by their duly authorized representatives as of the Effective Date set forth above.    Lessor:                                           Lessee:    PP INDIANAPOLtS IV     PROJECT                    STONEGATE MORTGAGE   CORPORATION/a Delawarefcorporation                CORPORATION, an Ohio corporation    By:.                                              By:       Thomas/T. Kmieciie; Vice President                   (Signature)                                                     Its:   JAHCS    <j. fpT'OLc     CCt)                                                            (Printed Name and Title)   Date:          ja,  i               , 2012        Date:                               , 2012                                                - 9 -  1/2818946.3 final  

 

ro  00  oo  •o   ON  Lo  2  >  r                                                                                      Exhibit 1                                                                                   Stonegate Mortgage                                                                                     9190 Priority Way Wert Dr                                                                                        Indlonopolra. IN                                                                                           5/9/12                                                                                                                       4,004 RSF                                                                                                                        2/1/15                                                                                                                                                                              00                                             14,005 RSF                                                                                                                       tn                                               10/1/12                                                                                                                        o                                                                                           m                                                                                  o                                                                                                                                                                              2:                                                                                               c                                            3,150 RSF                         o                                                                                                                                              9/1/12                                                                                               ^                                                                              m                                                                                                                                                                              x      w                                                                                                                                                                              "d                                                                                                                                                                              >      X          co                                                                                                                                                                  2:     3          to                                             •                                                                                                                    00     CO                                                                                                                              s                                                      HH                                                                                                                                                                              O      H                                                                                                                                                                              2      00                                                o                                                 I                                     o                                     GO                                                                                                                                                                              •-c                                                                                           txr                                                                                >                                                                                                                                                                              O                                                                                                                                                                              m                                                                                                                                                                              ^0                                                                                                                                                                              r                                                                                                  4,000 RSF                                                                   >                                                                                                    ASAP                                                                      z                                                                                                                                      Note: All dates are estimated                                                                                     First Floor   Plan                             construction start dates.                                    CARSON DESIGN ASSOCIATES                                                                lrt('t«n*j»olis IN VX | Un Antvfllo IX  

 

                                        EXHIBIT C-3                            SECOND APPROVED EXPANSION PLANS                                           (to be attached)                                                C-3-1  1/2818946.3 final  

 

                                        EXHIBIT D-2                            FORM OF LETTER      OF UNDERSTANDING           This Letter of Understanding (this "Letter of Understanding") is made and entered into as   of the     day of             20   (the "Effective Date") by and between  PP Indianapolis IV   Project Corporation, a Delaware corporation ("Lessor") and Stonegate Mortgage Corporation, an   Ohio corporation ("Lessee").                                            RECITALS:           /K.    Lessor and  Lessee are parties to a Lease Agreement   dated May   24, 2011, as  amended   by that certain Lease Addendum dated  May   21, 2012 and as further amended  by that  certain Lease Addendum   II dated            ,2012 (the "Second  Addendum" and    collectively.  the  "Lease"), for office space  in the building known   as  9190  Priority Way  West  Drive,  Indianapolis, Indiana, 46240,  as  more  particularly described in said Lease  (the "Demised  Premises").           g      Lessor and Lessee  wish to confirm  certain matters pertaining to the Expansion  Premises (as defined in the Addendum) as set forth in this Letter of Understanding.           NOW, THEREFORE, Lessor and Lessee      do hereby confirm and agree as follows:           1.     Lessor and Lessee do hereby declare and acknowledge that the Second Expansion  Commencement Date was               ,2012.                  Lessee hereby acknowledges   and agrees that the cost of the Second Expansion  Premises  Work  was                      Dollars ($                ) and that Exhibit G to the  Lease  is hereby revised to reflect such cost and Exhibit G attached to the Lease is hereby deleted  in its entirety and Exhibit G attached hereto is substituted therefor.                  Lessee hereby  acknowledges   that, effective as of            , 2012,  Lessee  accepted the Second  Expansion  Premises  for occupancy.  Lessee hereby further acknowledges  that the condition of the Demised Premises, including the Second  Expansion Premises  and the  Second  Expansion Premises  Work  (as defined in the Second Addendum)  constructed thereon, is  satisfactory and in conformity  with the provisions  of the Lease  and the Second   Approved  Expansion Plans (as defined in the Second Addendum)   in all respects, that Lessor has heretofore  corrected any defects or omissions listed in any final inspection "punch-list" with respect to the  Second  Expansion  Premises Work, and  that, as of the date hereof, Lessor has fulfilled all of its  obligations under the Lease.          4.     The parties hereby acknowledge  that the Lease, as supplemented by this Letter of  Understanding,  is in full force and effect and that this Letter of Understanding is hereby made a  part of the Lease.                                [Signatures begin on following page.]                                                D-2-1  1/2818946.3 final  

 

        IN WITNESS     WHEREOF,     the parties have caused this Letter of Understanding to be   executed by their duly authorized representatives as of the Effective Date.    LESSOR:    PP INDIANAPOLIS     IV PROJECT CORPORATION   a Delaware corporation    By:                                               Date:                       , 2012          Name Typed:          Title:    LESSEE:    STONEGATE MORTGAGE CORPORATION, an               Ohio corporation    By:                                               Date:                         2012          Nai    vped            zX Lmciso          Title: ^     ( cDo                                                D-2-2  1/2818946.3 FINAL  

 

                                         EXHIBIT G                                 TERMINATION FEE SCHEDULE                              (to be attached to Letter of Understanding)                                                G-l  1/2818946.3 final  

 

                                  LEASE ADDENDUM IH          THIS  LEASE ADDENDUM III        (this "Addendum" or  the "Third Addendum")   is entered  into as of           / , 2013 (the "Effective Date"), by and between PP  INDIANAPOLIS      IV  PROJECT      CORPORATION,       a   Delaware   coiporation   ("Lessor"), and   STONEGATE  MORTGAGE CORPORATION, an Ohio corporation ("Lessee").                                      WITNESSETH THAT:          WHEREAS,     Lessor  and Lessee are parties to a Lease Agreement  dated May  24, 2011  (the "Original Lease"), as amended  by that certain Lease Addendum   dated May  21, 2012 (the  "First Addendum"),  and  as further amended by  that certain Lease Addendum   II dated July 2,  2012 (the "Second Addendum" and collectively with the Original Lease and the First Addendum,  the "Lease"),  for office space in the  building known   as 9190  Priority Way   West  Drive,  Indianapolis, Indiana 46240,  as  more  particularly described in said Lease  (the  "Demised  Premises"); and          WHEREAS      the parties hereto desire to expand the Demised  Premises  and to amend,  modify and supplement the  Lease as follows.          NOW THEREFORE,        in consideration of the mutual agreements set forth hereunder and  under the Lease, and other good and valuable consideration, the receipt and sufficiency of which  are hereby acknowledged,   Lessor and  Lessee hereby  agree that the Lease shall be amended,  modified and supplemented as follows as of the Effective Date unless otherwise noted.          1.     Lessee  hereby acknowledges,  confirms  and agrees that, to Lessee's knowledge.  Lessor has performed all of Lessor's obligations under the Lease, including without limitation the  Expansion  Premises Work   as contemplated in the First Addendum   and the Second  Expansion  Premises Work as contemplated in the Second Addendum.          2,     The Demised   Premises  is hereby expanded by  a total of 27,916 rentable square  feet which  is also the entirety of the second floor of the Building (collectively, the "Third  Expansion Premises"), to be accomplished in three phases as depicted and shown on Exhibit B-3  attached hereto and made a part hereof. "Phase I of the Third Expansion Premises" shall consist  of 4,374 rentable square feet.  "Phase II of the Third Expansion  Premises  " shall consist of  13,115 rentable square feet. "Phase III of the Third Expansion Premises " shall consist of 10,427  rentable square feet. Section  1.3(B) of the Lease  is hereby amended   to provide that upon  substantial completion of the Third Expansion Premises Work (as defined below) for each of the  three phases, the Demised Premises shall increase from a total of 46,365 rentable square feet by  the number  of  rentable square feet in each phase,  provided that such  expansion  and such  amendment of Section 1.3(B) of the Lease shall be accomplished as follows.          (a)    From and  after the Third Expansion Commencement Date for Phase    I (as defined         below), Section 1.3(B) of the Lease shall read as follows:          "B.    Demised  Premises,   (i) Suite 300 (also sometimes referred to as the "Existing                Premises"), consisting of the entire third floor of the Building and containing                approximately  28,360 rentable square feet ("RSF") of office space, as depicted    1/2857652.6 FINAL  

 

              and shown on   Exhibit B attached hereto (meaning the Original Lease) and made a                part hereof, (ii) Suite 120 on  the first floor of the Building (also sometimes                referred to as the "Expansion Premises"), containing approximately 4,000 RSF of                 office space, as depicted and shown on Exhibit B-l attached hereto (meaning the                First Addendum)   and made  a part hereof, (iii) Suite 100 on the first floor of the                Building  (also sometimes   referred to as the "Second   Expansion  Premises"),                 containing approximately 14,005 RSF  of office space, as depicted and shown in                yellow  on  Exhibit B-2 attached  hereto (meaning  the Second  Addendum)    and                made a part hereof, and (iv) that portion of the second floor of the Building (also                sometimes referred  to as "Phase I of the Third Expansion Premises") containing                approximately 4,374  RSF of  office space, as depicted and shown on Exhibit B-3                attached hereto and made a part hereof, for a total of 50,739 RSF of office space."          (b)    From and after the Third Expansion Commencement Date for Phase II   (as defined                below), Section 1.3(B) of the Lease shall read as follows:          "B.    Demised   Premises,  (i) Suite 300 (also sometimes  referred to as the "Existing                Premises"), consisting of the entire third floor of the Building and containing                approximately  28,360  rentable square feet ("RSF") of office space, as depicted                and shown on Exhibit B attached  hereto (meaning the Original Lease) and made a                part hereof, (ii) Suite 120 on the first floor of the Building (also sometimes                referred to as the "Expansion Premises"), containing approximately 4,000 RSF of                office space, as depicted and shown on Exhibit B-l attached hereto (meaning the                First Addendum) and   made  a part hereof, (iii) Suite 100 on the first floor of the                Building  (also sometimes  referred to  as the "Second   Expansion  Premises"),                containing approximately  14,005 RSF of  office space, as depicted and shown in                yellow  on  Exhibit B-2 attached hereto  (meaning  the Second  Addendum)   and                made a part hereof, and (iv) that portion of the second floor of the Building (also                sometimes referred  to as "Phase I of the Third Expansion Premises") containing                approximately 4,374 RSF   of office space, as depicted and shown on Exhibit B-3                attached hereto and made a part hereof, and (v) that portion of the second floor of                the Building  (also sometimes  referred to as "Phase II of the Third Expansion                Premises") containing approximately 13,115  RSF of office space, as depicted and                shown   on Exhibit B-3  attached hereto and made   a part hereof, for a total of                63,854 RSF of office space."          (c)    From   and after the Third  Expansion  Commencement     Date for  Phase III (as                defined below), Section 1.3(B) of the Lease shall read as follows:          "B.    Demised   Premises,  (i) Suite 300 (also sometimes referred to as the "Existing                Premises"), consisting of the entire third floor of the Building and containing                approximately  28,360 rentable square feet ("RSF") of office space, as depicted                and shown on  Exhibit B attached hereto (meaning the Original Lease) and made a                part hereof, (ii) Suite 120 on the first floor of the Building (also sometimes                referred to as the "Expansion Premises"), containing approximately 4,000 RSF of                office space, as depicted and shown on Exhibit B-l attached hereto (meaning the                First Addendum) and   made a part hereof, (iii) Suite 100 on the first floor of the    1/2857652.6 FINAL  

 

              Building  (also sometimes   referred to as the "Second   Expansion  Premises"),                 containing approximately 14,005 RSF of office  space, as depicted and shown in                 yellow on  Exhibit B-2  attached hereto (meaning  the Second  Addendum)    and                made a  part hereof, and (iv) that portion of the second floor of the Building (also                 sometimes referred to as "Phase I of the Third Expansion Premises") containing                approximately 4,374  RSF of  office space, as depicted and shown on Exhibit B-3                attached hereto and made a part hereof, (v) that portion of the second floor of the                Building  (also sometimes   referred to as  "Phase n   of the Third  Expansion                Premises") containing approximately  13,115 RSF of office space, as depicted and                shown   on Exhibit  B-3 attached hereto and  made  a  part hereof, and (vi) that                portion of the second floor of the Building (also sometimes referred to as "Phase                III of the Third Expansion  Premises") containing approximately  10,427 RSF  of                office space, as depicted and shown on  Exhibit B-3 attached hereto and made  a                part hereof, for a total of 74,281 RSF   of office space. Phase  I of the Third                Expansion Premises,  Phase  II of the Third Expansion Premises and Phase  III of                the Third Expansion  Premises are also identified collectively as Suite 200 of the                Building and as the "Third Expansion Premises"."                 The  parties acknowledge   and agree that the Expansion   Commencement     Date  occurred on August  1, 2012 and  that the Second Expansion  Commencement Date    occurred  on  December 1, 2012.          4      The   "Third  Expansion   Commencement      Date  for  Phase  I"  or  "Phase  I  Commencement     Date"  shall be the date of substantial completion  of the Third  Expansion  Premises Work (as defined below) for Phase I of the Third Expansion Premises.                 The   "Third  Expansion   Commencement     Date  for  Phase  11" or  "Phase  II  Commencement     Date"  shall be the date of substantial completion  of the Third  Expansion  Premises Work for Phase II of the Third Expansion Premises.          6.     The  "Third  Expansion   Commencement     Date  for  Phase  III" or "Phase  III  Commencement     Date" shall be  the date of substantial completion  of the Third  Expansion  Premises Work for Phase III of the Third Expansion Premises.                 Section 1.3(P) of  the Lease is hereby  amended  to update  the Lessor's notice  addresses to read as follows:                 "Notices to Lessor:          PP Indianapolis IV Project Corporation                                             c/o CBRE Global Investors, LLC                                             515 S. Flower Street, Suite 3100                                             Los Angeles, CA 90071                                             Attn: Gavin Hinze, Senior Director                 With a copy to:              PP Indianapolis IV Project Corporation                                             c/o CBRE Global Investors, LLC                                             515 S. Flower Street, Suite 3100                                             Los Angeles, CA 90071    1/2857652.6 FINAL  

 

                                           Attn: Legal Department                 And a copy to:               Ice Milier LLP                                             One American Square, Suite 2900                                             Indianapolis, IN 46282                                             Attn: Aaron J. Dixon"          8.     A new Section 2.8 is hereby added to the Lease to read as follows:          "Section 2.8. Preparation of Third Expansion Premises.          (a)    Third  Expansion  Premises Work.    Lessor agrees to perform  and complete  the         work  required of Lessor  ("Third Expansion  Premises  Work")  for preparation of each         phase of the Third Expansion  Premises  for occupancy  by Lessee, each as a "turn-key"         tenant improvement package   (each phase of said Third Expansion Premises  Work to  be         based on the fmal space plan attached hereto as Exhibit B-4 (the "Third Expansion Space         Plan"), and construction drawings to be provided by Lessee and  agreed upon by Lessor         and  Lessee.  Except as otherwise provided  in the Third Expansion  Space  Plan or the         Third Approved   Expansion  Plans  (as defined below),  the Third Expansion  Premises         Work  for each phase shall include finish selections that are consistent with the existing         finish for the Existing Premises.                 On  or before February 28, 2013, Lessee shall submit plans and specifications for         all phases of Third Expansion Premises Work, based on the Third Expansion Space Plan,         to Lessor for approval (the "Third Expansion Plans"). Within ten (10) days after Lessor's         receipt of the Third Expansion Plans, Lessor shall notify Lessee of any failures of the         Third Expansion   Plans to meet with Lessor's approval, which  shall include a detailed         description for the reason of such disapproval. Lessee shall, within ten (10) days after         receipt of any such notice, cause the Third Expansion Plans to be revised to the extent         necessary to obtain Lessor's approval and to be resubmitted for Lessor's approval. When         Lessor has approved  the original or revised Third Expansion Plans, Lessor shall initial         and  return one  (1) set of approved   Third Expansion   Plans (the  "Third Approved         Expansion Plans") to Lessee and they shall also be attached hereto as Exhibit C-4. Lessee         shall be responsible for ensuring that the Third Approved Expansion Plans  satisfy and         comply  with  all applicable Laws, and Lessor  shall have no responsibility or liability         therefor. Lessor shall not disapprove the Third Expansion  Plans if they are consistent         with the build out of the Existing Premises.                 If  Lessee  requests any  change,   addition or  alteration ("Additional Third         Expansion  Work")   of the  Third Expansion   Space  Plan  or to the Third  Approved         Expansion  Plans after the same have been finalized by the parties, including any finish         selections made  by  Lessee that are not  included in  Lessor's building standard, the         Existing Premises, the Third Expansion  Space  Plan or the Third Approved   Expansion         Plans, and Lessor approves  of such Additional Third Expansion  Work,  which approval         Lessor agrees shall not be unreasonably withheld, Lessor shall promptly give Lessee an         estimate of (y) the cost of such changes and (z) the resulting delay in the delivery of any         phase of the Third Expansion Premises  to Lessee  and a proposed  change order for the                                               • 4 -  1/2857652.6 FINAL  

 

       Additional Third Expansion Work in the standard form  then in use by Lessor. Within five         (5) business days  after receipt of such estimate and change  order, Lessee shall give         Lessor  written notice whether  Lessee  elects to proceed with  such Additional  Third         Expansion  Work, and  if so Lessee shall execute and deliver to Lessor such change order         and  shall pay to Lessor the entire cost of the Additional Third  Expansion  Work,  as         reflected in Lessor's estimate of such cost, and Lessor shall thereafter undertake such         Additional Third  Expansion  Work.   If Lessee fails to execute or deliver such change         order and pay  the entire cost of such Additional Third Expansion Work   within such 5         business day period, then Lessor shall not be obligated to do any of the Additional Third         Expansion  Work  and  may proceed  to do only the Third Expansion   Premises Work,  as         specified in the Third Approved Expansion Plans.                 Delays in the performance  of the Third Expansion Premises  Work  for any phase         resulting from the failure of Lessee to comply with the provisions of this Section shall be         deemed to be delays caused by Lessee.                 Lessor  shall use commercially  reasonable  efforts to start construction on the         following dates: as to Phase I, as soon as possible after March 1, 2013 (subject to the time         reasonably required for approval, permitting and bidding of the Third Expansion Plans         after receipt from Lessee); as to Phase II, on August 1, 2013, and as to Phase III, on         October  1, 2013, which construction start dates are subject to any delays caused by (i)         Lessee  or its agents or employees, (ii) Events of Force Majeure, and  (iii) any of the         following:                 (A)    as to Phase I, the failure of existing tenant NICO Corporation to vacate         Phase I of the Third Expansion Premises on or before the latest expiration of its lease on         February 28, 2013; provided, however, that in such event Lessor shall take timely steps to         commence   eviction proceedings  against NICO   Corporation, including the filing of a         claim for eviction in the applicable Marion County Circuit or Superior Court;                 (B)    as to Phase II, the failure of existing tenant Turner Construction Company         to vacate Phase II of the Third Expansion Premises on or before the expiration of its lease         on July 31, 2013; provided, however, that in such event Lessor shall take timely steps to         commence   eviction proceedings  against Turner Construction  Company,   including the         filing of a claim for eviction in the applicable Marion County Circuit or Superior Court.                 (C)    as to Phase III, the failure of existing tenant EMC Corporation to vacate         Phase  III of the Third Expansion Premises  on or before the expiration of its lease on         September 30, 2013; provided, however, that in such event Lessor shall take timely steps         to commence   eviction proceedings against EMC   Coiporation, including the filing of a         claim for eviction in the applicable Marion County Circuit or Superior Court.          In the event that construction of any phase of the Third Expansion Premises Work should         not commence on the  target date for such phase as listed above for any reason, including         holding over by a prior tenant. Lessor shall not be liable for any claims, damages, or         liabilities in connection therewith or by any  reason thereof, but  shall keep Lessee         apprised of any expected delays caused by any such holdover by prior tenants.    1/2857652.6 FINAL  

 

                Except for (1) the Third Expansion Premises Work  applicable to each of Phase I,          Phase  II and Phase III, respectively, (2) all other work, upgrades or improvements that          are the obligation of Lessor under the Lease, and (3) any other provision of the Lease to          the contrary, Lessee accepts each of Phase I, Phase II and Phase III, respectively, of the          Third Expansion Premises in its "AS-IS" condition.           (b)     Early Entry Date, For up to seven (7) days prior to the substantial completion of          the Third  Expansion  Premises Work   for each phase. Lessee  shall have the right and          privilege of going onto such phase of the Third Expansion Premises to complete interior          decoration  work  and  otherwise  complete  preparation  of such  phase  of the  Third          Expansion  Premises  for Lessee's occupancy;  provided, however,  that Lessee shall be          responsible for the cost of any repair's to such phase of the Third Expansion Premises          necessitated by damage  caused  by its occupancy of such phase of the Third Expansion          Premises  for the performance of the work  described herein. Lessee's schedule for such          work  shall be communicated   with Lessor in advance, who  shall then have the right to          reschedule such  work  to avoid interference with the Third Expansion Premises  Work.          Occupancy by   Lessee of any phase  of the Third Expansion Premises  prior to the Third          Expansion Commencement Date for such phase of the Third Expansion Premises shall be          subject to all the terms and provisions of this Lease other than payment of Rent.           (c)    Lessee's  Acceptance   of  the Third   Expansion   Premises.  Upon   substantial          completion  of each phase  of the Third Expansion  Premises  Work  as herein provided,          Lessee shall execute a letter of understanding, substantially in the form attached hereto as          Exhibit D-3,  acknowledging   (a) the Third Expansion   Commencement     Date for that          phase, (b) the  cost of the Third  Expansion  Premises  Work   for that phase and  the          substitution of a revised Exhibit G to include such cost for such phase, and (c) that Lessee          has accepted  that phase of the Third Expansion  Premises  for occupancy  and that the          condition of that phase of the Third Expansion Premises, including the Third Expansion          Premises  Work  constructed thereon, was at the time satisfactory and in conformity with          the provisions of this Lease and the Third Approved Expansion Plans for that phase in all          respects, except for any defects or omissions as may  be listed in any final inspection          "punch-list". The "punch-list" for each phase shall be created during a final inspection of          such phase  at which  Lessee or its designated representative is present. Lessor shall          thereafter correct all such defects or omissions for that phase within thirty (30) days after          execution of the letter of understanding for that phase; provided, however, that if any          item on the "punch-list" is not capable of being cured or repaired within such thirty (30)          day period, Lessor shall have such additional time as is necessary to complete the fix or          repair provided  Lessor  is proceeding  with  reasonable  diligence,   Such  letter of          understanding shall become  a part of this Lease. For purposes of this Lease, the terms          "substantial completion," "substantially complete" and any  logical derivations thereof          with respect to each phase of the Third Expansion Premises Work shall mean completion          of such phase of the Third Expansion Premises Work   in substantial compliance with the          Third Approved   Expansion  Plans for such phase, to the extent necessary in order for          Lessee to comfortably occupy and  conduct normal  business operations in such phase of          the Third Expansion  Premises  (except for minor finish-out and "punch-list" items). If          Lessee  disagrees with  Lessor's notice that indicates that such  phase  of the Third          Expansion Premises  Work has  been substantially completed (except for minor finish-out                                                - 6 -  1/2857652.6 FINAL  

 

       and "punch-list" items), Lessee shall notify Lessor in writing of such disagreement within         seven (7) days of receipt of such notice. If Lessee fails to dispute substantial completion         and fails to execute the letter of understanding within seven (7) days of being notified by         Lessor of substantial completion of such phase of the Third Expansion  Premises Work,         Lessee shall be deemed to have accepted  such phase of the Third Expansion Premises in         the manner described in this Section, even though the letter of understanding provided for         herein may  not have been  executed by  Lessee.  If Lessee timely notifies Lessor of its         disagreement  with  substantial completion,  Lessor  and  Lessee, or  their designated         representatives, shall meet  within  seven  (7)  days  in an  attempt  to resolve  the         disagreement.  If Lessor and Lessee  cannot agree upon a resolution, they shall select a         mutually agreeable, licensed architect to determine whether or not substantial completion         of such phase of the Third Expansion Premises  Work has  occurred, which determination         shall be final. If the parties cannot agree upon an architect, they shall each select one,         and  the two selected architects will then select a third architect who shall make the         determination. The fees of any mutually agreed upon architect, or if applicable, the third         architect, shall be shared equally  by Lessor  and  Lessee. The  fees of  each party's         respective architect, if applicable, shall be borne by that party."          9.     As of the Third Expansion  Commencement Date     for Phase I, the following shall  be added to the schedule for Base Annual Rent in Section 1.3(G) of the Lease:                 "PLUS                 For Phase  I of the Third Expansion Premises:                 Period                        PSF                 Base Annual Rent #                 Phase I Commencement                Date-10/31/13:               $17.00               $63,204.30*                 11/1/13- 10/31/14           $17.00               $74,358.00**                 11/1/14-10/31/17            $18.10               $79,169.40**                 11/1/17-10/31/22            $18.75               $82,012.50**                #Annualized                *If applicable, based on 85% of RSF in Phase I of the Third Expansion Premises                **Based on 100% of RSF in Phase I of the Third Expansion Premises"          10.    As of the Third Expansion Commencement Date     for Phase II, the following shall  be added to the schedule for Base Annual Rent in Section 1.3(G) of the Lease:                 "PLUS                 For Phase II of the Third Expansion Premises:                 Period                        PSF                 Base Annual Rent #                 Phase II Commencement                Date-10/31/13:               $17.00               $189,511.75*                11/1/13-10/31/14             $17.00               $222,955.00**   1/2857652.6 FINAL  

 

               11/1/14- 10/31/17           $18.10                $237,381.50**                 11/1/17-10/31/22            $18.75                $245,906.25**                #Aiinualized                *If applicable, based on 85% of RSF in Phase II of the Third Expansion Premises                **Based on 100% of RSF in Phase II of the Third Expansion Premises                (* and **  - Tenant hereby acknowledges  that the Phase II Commencement Date                may occur after 11/1/13)"          11.    As of the Third Expansion Commencement Date     for Phase III, the following shall  be added to the schedule for Base Annual Rent in Section 1.3(G) of the Lease:                 "PLUS                 For Phase III of the Third Expansion Premises:                 Period                        PSF                 Base Annual Rent #                 Phase IE Commencement                Date-10/31/13:               $17.00               $150,670.15*                11/1/13-10/31/14             $17.00               $177,259.00**                11/1/14-10/31/17             $18.10               $188,728.70**                11/1/17-10/31/22             $18.75               $195,506.25**                #Annualized                *If applicable, based on 85% of RSF in Phase III of the Third Expansion Premises                **Based on 100% of RSF in Phase III of the Third Expansion Premises                (* and ** - Tenant hereby acknowledges that Phase III Commencement Date    may                occur after 11/1/13)"          12.    As of the Third Expansion  Commencement Date     for Phase I, the following shall  be added to the schedule for Monthly Rental Installments in Section 1.3(H) of the Lease:                 "PLUS                 For Phase I of the Third Expansion Premises:                 Period                       Monthly Rental Installment                 Phase I Commencement                Date-10/31/13:               $5,267.03*                11/1/13-10/31/14             $6,196.50**                11/1/14-10/31/17             $6,597.45**                11/1/17-10/31/22             $6,834.38**                 *If applicable, based on 85% of RSF in Phase I of the Third Expansion Premises                **Based on 100% of RSF in Phase I of the Third Expansion Premises"          13.    As of the Third Expansion Commencement     Date for Phase II, the following shall  be added to the schedule for Monthly Rental Installments in Section 1.3(H) of the Lease:                                                 g   1/2857652.6 FINAL  

 

              "PLUS                 For Phase II of the Third Expansion Premises:                 Period                       Monthly Rental  Installment                 Phase II Commencement                Date-10/31/13:               $15,792.65*                11/1/13-10/31/14             $18,579.58**                11/1/14-10/31/17             $19,781.79**                11/1/17-10/31/22             $20,492.19**                 *If applicable, based on 85% of RSF in Phase II of the Third Expansion Premises                **Based on 100% of RSF in Phase II of the Third Expansion Premises                (* and **  - Tenant hereby acknowledges that  the Phase II Commencement Date                may occur after 11/1/13)"          14.    As of the Third Expansion Commencement Date for Phase III,   the following shall  be added to the schedule for Monthly Rental Installments in Section 13(H) of the Lease:                 "PLUS                 For Phase III of the Third Expansion Premises:                 Period                       Monthly Rental Installment                 Phase III Commencement                Date-10/31/13:               $12,555.85*                11/1/13-10/31/14             $14,771.58**                11/1/14-10/31/17             $15,727.39**                11/1/17-10/31/22             $16,292.19**                 *If applicable, based on 85% of RSF in Phase III of the Third Expansion Premises                **Based on 100% of RSF in Phase III of the Third Expansion Premises                (* and ** - Tenant hereby acknowledges that  the Phase III Commencement   Date                may occur after 11/1/13)"          15.    Section 1.3(1) of the Lease is hereby amended to read as follows:          "I.    Base Year for Real Estate Taxes:                 Existing Premises, Expansion Premises and Second Expansion Premises: 2011                Third Expansion Premises (all phases): 2013"          16.    Section 1.3(J) of the Lease is hereby amended to read as follows:          "J.    Base Year for Building Operating Expenses:                                               - 9 -  1/2857652.6 FINAL  

 

               Existing Premises, Expansion Premises and Second Expansion Premises'. 2011                 Third Expansion Premises (all phases): 2013"           17.    Section 1.3(K) of the Lease is hereby amended to read as follows:           "K.    Percentage  of Excess Building Operating Expenses  (with respect to the Existing                 Premises, Expansion Premises and Second Expansion Premises):     58.92%                  Percentage of Excess Building Operating Expenses (with respect to Phase I of the                 Third Expansion Premises):  5.51%                  Percentage  of Excess Building Operating Expenses   (with respect to Phase II of                 the Third Expansion Premises):  16.50%                  Percentage  of Excess Building Operating Expenses  (with respect to Phase III of                 the Third Expansion Premises):  12.79%"           18.    Section 1.3(L) of the Lease is hereby amended to read as follows:           "L.    Percentage  of Excess Real Estate Taxes  (with respect to the Existing Premises,                 Expansion Premises and Second Expansion Premises):     58.92%                  Percentage  of Excess Real  Estate Taxes (with respect to Phase  I of the Third                 Expansion Premises):  5.51%                  Percentage  of Excess Real Estate Taxes  (with respect to Phase II of the Third                 Expansion Premises):  16.50%                  Percentage of Excess  Real Estate Taxes  (with respect to Phase III of the Third                 Expansion Premises):  12.79%"           19.    Section 24.31 of the Lease is hereby amended  to add the following after the first   sentence thereof: "Lessor shall designate (by marking "Reserved for Stonegate Guests" on the   pavement), at Lessor's sole cost and expense, two (2) additional parking spaces (to be located in   a mutually agreeable location on the north/west side of the Building next to the tree line) for the   use of Lessee and its agents, contractors, visitors, and invitees."           20.    Lessor and  Lessee hereby  represent to each other that they have dealt with no   broker other than the Brokers in connection with this Addendum. Lessor shall be responsible for   payment of any  commissions that are payable to Lessor's Broker as a result of the transactions   contemplated by this Addendum,  as more particularly set forth in an agreement between Lessor   and Lessor's Broker. Lessor's Broker shall be responsible for payment of any commissions that   are payable to Lessee's Broker as a result of the transactions contemplated by this Addendum.   The parties hereby acknowledge,  represent and warrant to each other that no broker or person,   except for the Brokers, is entitled to any leasing commission or compensation as a result of the   negotiation or execution of this Addendum.    Each party shall indemnify  and hold  the other   harmless from any and all liability for the breach of any such representation and warranty on the                                               -10-  1/2857652.6 FINAL  

 

indemnifying party's part and shall pay any compensation to any other broker or person who may  be  deemed  or held  to be entitled thereto because of any act, omission  or statement of the  indemnifying party or its employees or agents. Such indemnifying obligations shall be deemed  to include the payment of reasonable attorneys' fees and court costs incurred in defending such a  claim.          21.    To the extent not expressly amended, modified or supplemented hereby,  all other  terms and provisions of the Lease are hereby ratified and confirmed and shall remain in full force  and effect. The foregoing recitals are hereby incorporated into this Addendum and made  a part  hereof as though  set forth herein verbatim. Capitalized terms used herein and  not otherwise  defined shall have the respective meanings  assigned thereto in the Lease. In the event of an  inconsistency between the terms and provisions contained in the Lease and those set forth in this  Addendum,   the terms and provisions of this Addendum shall control. This Addendum   shall be  construed without  regard to any  presumption  or other rule that would  require constmction  against the party causing this Addendum to be drafted. This Addendum may be executed   by the  parties on one or more counterparts, and by each of the parties on separate counterparts, each of  which shall be deemed  an original but all of which, taken together, shall constitute one and the  same instrument.          22.    Lessor  and  Lessee  hereby  represent and   wan-ant to  one  another that this  Addendum is being executed by their duly authorized representatives.          23.    This Addendum    shall have no binding force or effect on either party unless and  until each of  the parties shall have executed this Addendum    and  submitted fully-executed  counterparts hereof, bearing their respective signatures, to one another.          24.    This Addendum    is subject to Mortgagee's approval. Lessor shall use reasonable  efforts to obtain Mortgagee's approval hereof as soon as possible, and in any event within thirty  (30) days, after the date hereof.  In the event  notice of disapproval by  Mortgagee  of this  Addendum is received within thirty (30) days after the date hereof, this Addendum shall be null,  void, and of no further force or effect.                                [Signatures begin on following page]                                                -11 -  1/2857652.6 FINAL  

 

       IN WITNESS WHEREOF,        the parties hereto have caused this Lease Addendum III to be  executed by their duly authorized representatives as of the Effective Date set forth above.   Lessor:                                           Lessee:   PP INDIANAPOLIS IV PROJECT                        STONEGATE MORTGAGE  CORPORATION, a Delawa^eorp                        CORPORATION, an      Ohio corporation   By:.                                              Bv:    p"              .aj                                                 (Signature)                    ECUTIVE VICE PRESIDENT                      Barbara A. Cutillo  Its:                                              Its:      Chief Financial OffinRr         (Printed Name and Title)                          (Printed Name and Title)   By:.         (Signature)   Its:         (Printed Name and Title)    Date:                               „ 2013        Date:                               ,2013                                                -12-  1/2857652.6 FINAL  

 

                                                   EXHIBIT B-3                             THIRD EXPANSION SPACE PLAN SHOWING PHASES                                                           Exhibit 1                                                   Stonegate Mortgage                                                     The Precendent- S^dg. 74                                                     8180Pnoray Way West Dfwe                                                        Ind'enapsSs, IN                                                          •12/20M2                                                        /isi                                                                                                       Phase II            Phase II!                                                           sX    /               I3,M5RSF           i0,427 RSF         >                                      >•                        Start Con^ruction # I /13   Start Corefructfc>n                                                K                                                      0        X-                                                                                 **                                                                                /  /                                                     si           /       ^    V                                                                 /           V7-                                                                                                             /          \- /           \x'-                       V                     Wxni                                             rS                                                                                                   /                                       '        Phase I                                              4374 RSF                           m*         ^^artCoretHKilon 3/1/13                                                                                      Phase Plan    CAK'f.OK' Dl'^lGr^ AS5 OCf AT i.                                                              :                   ; v                                                           B-3-1       1/2857652.6 FINAL  

 

                                           EXHIBIT B-4                                   THIRD EXPANSION SPACE PLAN                                                    Exhibit 2                                             Stonegate Mortgage                                               The PtecenderJ - Bdg. 74                                              9190 Pricuiy WajtWest Drive                                                  indanwcn'?, IfJ                                                   12^002                                                             . ri             Star               27,916 RSF              SecaxiFteon.                                                                             o                                                                                       0,                                                                        Second Floor Overall    CARSON LH si  (i N AKiOCiAUS                                                  B-4-1     F2857652.6 FINAL  

 

                                         EXHTBTT C-4                             THIRD APPROVED EXPANSION PLANS                                           (to be attached)                                                C-4-1  1/2857652.6 FINAL  

 

                                         RXHTRTT n-3                 FORM OF    LETTER OF UNDERSTANDING -           THIRD EXPANSION           This Letter of Understanding (this "Letter of Understanding") is made and entered into as   of the     day of            , 20   (the "Effective Date") by and between  PP Indianapolis IV   Project Corporation, a Delaware corporation ("Lessor") and Stonegate Mortgage Corporation, an   Ohio corporation ("Lessee").                                             RECITALS:                  Lessor  and Lessee  are parties to a Lease Agreement   dated May   24, 2011, as   amended   by that certain Lease Addendum    dated May  21, 2012,  as further amended  by  that   certain Lease Addendum    II dated July 2, 2012, and as further amended by  that certain Lease   Addendum m dated                  ,2013 (the "Third Addendum" and collectively,  the "Lease"),   for office space in the building known as 9190 Priority Way West Drive, Indianapolis, Indiana,   46240, as more particularly described in said Lease (the "Demised Premises").           g      Lessor  and  Lessee  wish  to confirm  certain matters pertaining to the  Third   Expansion Premises (as defined in the Addendum) as set forth in this Letter of Understanding.           NOW, THEREFORE, Lessor and Lessee do hereby confirm and agree as follows:           1.     Lessor and  Lessee do hereby declare and acknowledge   that the Third Expansion   Commencement Date [for Phase I [II][III]]  was            201   .           2.     Lessee  hereby acknowledges   and agrees  that the cost of the Third Expansion   Premises Work   [for Phase I [II] [III]] was                 Dollars ($                 ) and   that Exhibit G to the Lease is hereby revised to reflect such cost and Exhibit G attached to the   Lease is hereby deleted in its entirety and Exhibit G attached hereto is substituted therefor.                  Lessee  hereby acknowledges   that, effective as of            , 201   , Lessee   accepted [Phase  I [II][III]]  of the Third Expansion Premises for occupancy.  Lessee hereby   further acknowledges that the condition of the Demised Premises, including [Phase I [II][III]]  of   the Third Expansion Premises and the Third Expansion Premises  Work [for Phase  I [II][HI]]  (as   defined in the Third Addendum)  constructed thereon, is satisfactory and in conformity with the   provisions of the Lease  and the Third  Approved  Expansion  Plans  [for Phase I [II][III]]  (as   defined in the Third Addendum)  in all respects, that Lessor has heretofore corrected any defects   or omissions  listed in any final inspection "punch-list" with respect to the Third Expansion   Premises Work [for Phase I [II][III]], and that, as of the date hereof, Lessor has fulfilled all of its   obligations under the Lease.           4.     The parties hereby acknowledge that the Lease, as supplemented by this Letter of   Understanding, is in full force and effect and that this Letter of Understanding is hereby made a   part of the Lease.                                [Signatures begin on following page.]                                               D-3-1  1/2857652.6 FINAL  

 

IN WITNESS     WHEREOF,    the parties have caused this Letter of Understanding to be executed  by their duly authorized representatives as of the Effective Date.   LESSOR:   PP INDIANAPOLIS IV PROJECT CORPORATION  a Delaware corporation   By:                                               Date:                        , 201         Name Typed:         Title:    By:                                               Date:                        ,201         Name Typed:         Title:    LESSEE:   STONEGATE MORTGAGE CORPORATION, an Ohio corporation   By:                                               Date:                        , 201         Name Typed         Title:      *                                               D-3-2  1/2857652.6 FINAL  

 

                                    EXTTTBTT G                             TERMINATION FEE SCHEDULE                          (to be attached to Letter of Understanding)                                           G-l  1/2857652.6 FINAL  

 

                              LEASE ADDENDUM IV          THIS LEASE ADDENDUM IV (this "Addendum" or the "Fourth Addendum") is entered  into as oftTlfiwh I , 2013 (the "Effective Date"), by and between PP INDIANAPOLIS IV  PROJECT    CORPORATION,      a  Delaware  corporation ("Lessor"), and STONEGATE  MORTGAGE CORPORATION, an Ohio corporation ("Lessee").                                  WITNESSETH THAT:          WHEREAS,   Lessor and Lessee are parties to a Lease Agreement dated May 24, 2011  (the "Original Lease"), as amended by that certain Lease Addendum dated May 21, 2012 (the  "First Addendum"), as further amended by that certain Lease Addendum II dated July 2, 2012  (the "Second Addendum"), and as further amended by that certain Lease Addendum III dated             I  , 2013 (the "Third Addendum" and collectively with the Original Lease, the First  Addendum  and the Second Addendum, the "Lease"), for office space in the building known as  9190 Priority Way West Drive, Indianapolis, Indiana 46240, as more particularly described in  said Lease (the "Demised Premises"); and         WHEREAS     the parties hereto desire to expand the Demised Premises and to amend,  modify and supplement the Lease as follows.         NOW THEREFORE,      in consideration of the mutual agreements set forth hereunder and  under the Lease, and other good and valuable consideration, the receipt and sufficiency of which  are hereby acknowledged, Lessor and Lessee hereby agree that the Lease shall be amended,  modified and supplemented as follows as of the Effective Date unless otherwise noted.                Lessee hereby acknowledges, confinns and agrees that, to Lessee's knowledge.  Lessor has performed all of Lessor's obligations under the Lease, other than the Third Expansion  Premises Work as contemplated in the Third Addendum.                The Demised Premises is hereby expanded by 3,150 rentable square feet on the  first floor of the Building (the "Fourth Expansion Premises"), as depicted and shown on Exhibit  B-5 attached hereto and made a part hereof. Section 1.3(B) of the Lease is hereby amended to  provide that upon substantial completion of the Fourth Expansion Premises Work (as defined  below), the Demised Premises shall increase by 3,150 rentable square feet, provided that such  amendment of Section 1.3(B) of the Lease shall be memorialized in the Letter of Understanding  (as defined below), or by separate lease addendum at such time if requested by either party.                The "Fourth Expansion Commencement  Date" shall be the date of substantial  completion of the Fourth Expansion Premises Work (as defined below).                A new Section 2.9 is hereby added to the Lease to read as follows:         "Section 2.9. Preparation of Fourth Expansion Premises.         (a)    Fourth Expansion Premises Work. Lessor agrees to perform and complete the        work  required of Lessor ("Fourth Expansion Premises Work") for preparation of the        Fourth Expansion Premises for occupancy by Lessee, as a "turn-key" tenant improvement    1/3148254.2 -FINAL  

 

       package (to be based on the final space plan attached hereto as Exhibit B-5 (the "Fourth         Expansion Space Plan"), and construction drawings to be provided by Lessee and agreed         upon by Lessor and Lessee. Except as otherwise provided in the Fourth Expansion Space         Plan or the Fourth Approved Expansion Plans (as defined below), the Fourth Expansion         Premises Work shall include finish selections that are consistent with the existing finish         for the Existing Premises.                On or before February 28, 2013, Lessee shall submit plans and specifications for         the Fourth Expansion Premises Work, based on the Fourth Expansion Space Plan, to        Lessor for approval (the "Fourth Expansion Plans"). Within ten (10) days after Lessor's         receipt of the Fourth Expansion Plans, Lessor shall notify Lessee of any failures of the        Fourth Expansion Plans to meet with Lessor's approval, which shall include a detailed         description for the reason of such disapproval. Lessee shall, within ten (10) days after         receipt of any such notice, cause the Fourth Expansion Plans to be revised to the extent         necessary to obtain Lessor's approval and to be resubmitted for Lessor's approval. When        Lessor has approved the original or revised Fourth Expansion Plans, Lessor shall initial         and return one (1) set of approved Fourth Expansion Plans (the "Fourth Approved         Expansion Plans") to Lessee and they shall also be attached hereto as Exhibit C-5. Lessee        shall be responsible for ensuring that the Fourth Approved Expansion Plans satisfy and        comply  with all applicable Laws, and Lessor shall have no responsibility or liability        therefor. Lessor shall not disapprove the Fourth Expansion Plans if they are consistent        with the build out of the Existing Premises.                If Lessee requests any change, addition or alteration ("Additional Fourth        Expansion Work")  of the Fourth Expansion Space Plan or to the Fourth Approved        Expansion Plans after the same have been finalized by the parties, including any finish        selections made by Lessee that are not included in Lessor's building standard, the        Existing Premises, the Fourth Expansion Space Plan or the Fourth Approved Expansion        Plans, and Lessor approves of such Additional Fourth Expansion Work, which approval        Lessor agrees shall not be unreasonably withheld, Lessor shall promptly give Lessee an        estimate of (y) the cost of such changes and (z) the resulting delay in the delivery of the        Fourth Expansion Premises to Lessee and a proposed change order for the Additional        Fourth Expansion Work  in the standard form then in use by Lessor. Within five (5)        business days after receipt of such estimate and change order, Lessee shall give Lessor        written notice whether Lessee elects to proceed with such Additional Fourth Expansion        Work, and if so Lessee shall execute and deliver to Lessor such change order and shall        pay to Lessor the entire cost of the Additional Fourth Expansion Work, as reflected in        Lessor's estimate of such cost, and Lessor shall thereafter undertake such Additional        Fourth Expansion Work. If Lessee fails to execute or deliver such change order and pay        the entire cost of such Additional Fourth Expansion Work within such 5 business day        period, then Lessor shall not be obligated to do any of the Additional Fourth Expansion        Work and may proceed to do only the Fourth Expansion Premises Work, as specified in        the Fourth Approved Expansion Plans.                Delays in the performance of the Fourth Expansion Premises Work resulting from        the failure of Lessee to comply with the provisions of this Section shall be deemed to be        delays caused by Lessee.    I/3148254.2-FINAL  

 

             Lessor shall use commercially reasonable efforts to start construction as soon as         possible after March 1, 2013 (subject to the time reasonably required for approval,        permitting and bidding of the Fourth Expansion Plans after receipt from Lessee), which         construction start date is subject to any delays caused by (i) Lessee or its agents or         employees, or (ii) Events of Force Majeure. In the event that construction of the Fourth        Expansion Premises Work should not commence on the target date as listed above for        any reason, including holding over by a prior tenant, Lessor shall not be liable for any        claims, damages, or liabilities in connection therewith or by any reason thereof, but shall        keep Lessee apprised of any expected delays caused by any such holdover by prior        tenants.                Except for (1) the Fourth Expansion Premises Work, (2) all other work, upgrades        or improvements that are the obligation of Lessor under the Lease, and (3) any other        provision of the Lease to the contrary, Lessee accepts the Fourth Expansion Premises in        its "AS-IS" condition.         (b)    Early Entry Date. For up to seven (7) days prior to the substantial completion of        the Fourth Expansion Premises Work, Lessee shall have the right and privilege of going        onto the Fourth Expansion Premises to complete interior decoration work and otherwise        complete  preparation of the Fourth Expansion Premises for Lessee's occupancy;        provided, however, that Lessee shall be responsible for the cost of any repairs to the        Fourth Expansion Premises necessitated by damage caused by its occupancy of the        Fourth Expansion Premises for the performance of the work described herein. Lessee's        schedule for such work shall be communicated with Lessor in advance, who shall then        have the right to reschedule such work to avoid interference with the Fourth Expansion        Premises Work. Occupancy  by Lessee of the Fourth Expansion Premises prior to the        Fourth Expansion Commencement Date shall be subject to all the terms and provisions of        this Lease other than payment of Rent.         (c)    Lessee's Acceptance of the Fourth Expansion  Premises. Upon substantial        completion of the Fourth Expansion Premises Work as herein provided, Lessee shall        execute a letter of understanding, substantially in the form attached hereto as Exhibit D-4.        acknowledging (i) the Fourth Expansion Commencement Date, (ii) the cost of the Fourth        Expansion Premises Work and the substitution of a revised Exhibit G to include such        cost, (iii) amendment of Section 1.3(B) of the Lease to include the Fourth Expansion        Premises if requested by Lessor or Lessee, and (iv) that Lessee has accepted the Fourth        Expansion Premises for occupancy and that the condition of the Fourth Expansion        Premises, including the Fourth Expansion Premises Work constructed thereon, was at the        time satisfactory and in conformity with the provisions of this Lease and the Fourth        Approved Expansion Plans in all respects, except for any defects or omissions as may be        listed in any final inspection "punch-list". The "punch-list" shall be created during a final        inspection at which Lessee or its designated representative is present. Lessor shall        thereafter correct all such defects or omissions within thirty (30) days after execution of        the letter of understanding; provided, however, that if any item on the "punch-list" is not        capable of being cured or repaired within such thirty (30) day period, Lessor shall have        such additional time as is necessary to complete the fix or repair provided Lessor is        proceeding with reasonable diligence. Such letter of understanding shall become a part    I/3148254.2-FINAL  

 

       of this Lease.  For puiposes of this Lease, the terms "substantial completion,"         "substantially complete" and any logical derivations thereof with respect to the Fourth         Expansion Premises Work shall mean completion of the Fourth Expansion Premises         Work in substantial compliance with the Fourth Approved Expansion Plans, to the extent         necessaiy in order for Lessee to comfortably occupy and conduct normal business         operations in the Fourth Expansion Premises (except for minor finish-out and "punch-        list" items). If Lessee disagrees with Lessor's notice that indicates that the Fourth         Expansion Premises Work has been substantially completed (except for minor finish-out         and "punch-list" items), Lessee shall notify Lessor in writing of such disagreement within         seven (7) days of receipt of such notice. If Lessee fails to dispute substantial completion         and fails to execute the letter of understanding within seven (7) days of being notified by         Lessor of substantial completion of the Fourth Expansion Premises Work, Lessee shall be         deemed to have accepted the Fourth Expansion Premises in the manner described in this        Section, even though the letter of understanding provided for herein may not have been        executed by Lessee. If Lessee timely notifies Lessor of its disagreement with substantial         completion, Lessor and Lessee, or their designated representatives, shall meet within        seven (7) days in an attempt to resolve the disagreement. If Lessor and Lessee cannot         agree upon a resolution, they shall select a mutually agreeable, licensed architect to        determine whether or not substantial completion of the Fourth Expansion Premises Work        has occurred, which determination shall be final. If the parties cannot agree upon an        architect, they shall each select one, and the two selected architects will then select a third        architect who shall make the determination. The fees of any mutually agreed upon        architect, or if applicable, the third architect, shall be shared equally by Lessor and        Lessee. The fees of each party's respective architect, if applicable, shall be borne by that        party."         5.     As of the Fourth Expansion Commencement Date, the following shall be added to  the schedule for Base Annual Rent in Section 1.3(G) of the Lease:                "PLUS                For the Fourth Expansion Premises:                Period                    PSF               Base Annual Rent #                Fourth Expansion Commencement               Date-10/31/13:           $17.00             $45,517.50*               11/1/13-10/31/14         $17.00             $53,550.00**               11/1/14-10/31/17         $18.10             $57,015.00**               11/1/17-10/31/22         $18.75             $59,062.50**               #Annualized               *If applicable, based on 85% of RSF in the Fourth Expansion Premises               **Based on 100% of RSF in the Fourth Expansion Premises"         6.    As of the Fourth Expansion Commencement Date, the following shall be added to  the schedule for Monthly Rental Installments in Section 1.3(H) of the Lease:                                          • 4 -  1/3148254.2-FINAL  

 

             "PLUS                For the Fourth Expansion Premises:                Period                   Monthly Rental Installment                Fourth Expansion Commencement               Date-10/31/13:           $3,793.13*               11/1/13-10/31/14         $4,462.50**               11/1/14-10/31/17         $4,751.25**               11/1/17-10/31/22         $4,921.88**                *If applicable, based on 85% of RSF in the Fourth Expansion Premises               **Based on 100% of RSF in the Fourth Expansion Premises"                Section 1.3(1) of the Lease is hereby amended to read as follows:         "I.    Base Year for Real Estate Taxes:                Existing Premises, Expansion Premises and Second Expansion Premises: 2011               Third Expansion Premises (all phases) and Fourth Expansion Premises'. 2013"         g      Section 1.3(J) of the Lease is hereby amended to read as follows:         "J.    Base Year for Building Operating Expenses:                Existing Premises, Expansion Premises and Second Expansion Premises'. 2011               Third Expansion Premises (allphases) and Fourth Expansion Premises: 2013"         9.     Section 1.3(K) of the Lease is hereby amended to add the following to the end  thereof:                "Percentage of Excess Building Operating Expenses (with respect to the Fourth               Expansion Premises): 3.86%"         10.    Section 1.3(L) of the Lease is hereby amended to add the following to the end  thereof:                "Percentage of Excess Real Estate Taxes (with respect to the Fourth Expansion               Premises): 3.86%"         11.   Lessor and Lessee hereby represent to each other that they have dealt with no  broker other than the Brokers in connection with this Addendum. Lessor shall be responsible for  payment of any commissions that are payable to Lessor's Broker as a result of the transactions  contemplated by this Addendum, as more particularly set forth in an agreement between Lessor  and Lessor's Broker. Lessor's Broker shall be responsible for payment of any commissions that  are payable to Lessee's Broker as a result of the transactions contemplated by this Addendum.  The parties hereby acknowledge, represent and warrant to each other that no broker or person.    I/3148254.2-FINAL  

 

except for the Brokers, is entitled to any leasing commission or compensation as a result of the  negotiation or execution of this Addendum. Each party shall indemnify and hold the other  harmless from any and all liability for the breach of any such representation and warranty on the  indemnifying party's part and shall pay any compensation to any other broker or person who may  be deemed  or held to be entitled thereto because of any act, omission or statement of the  indemnifying party or its employees or agents. Such indemnifying obligations shall be deemed  to include the payment of reasonable attorneys' fees and court costs incurred in defending such a  claim.          12.   To the extent not expressly amended, modified or supplemented hereby, all other  terms and provisions of the Lease are hereby ratified and confirmed and shall remain in full force  and effect. The foregoing recitals are hereby incorporated into this Addendum and made a part  hereof as though set forth herein verbatim. Capitalized terms used herein and not otherwise  defined shall have the respective meanings assigned thereto in the Lease. In the event of an  inconsistency between the terms and provisions contained in the Lease and those set forth in this  Addendum, the terms and provisions of this Addendum shall control. This Addendum shall be  construed without regard to any presumption or other rule that would require construction  against the party causing this Addendum to be drafted. This Addendum may be executed by the  parties on one or more counterparts, and by each of the parties on separate counterparts, each of  which shall be deemed an original but all of which, taken together, shall constitute one and the  same instrument.         13.    Lessor and Lessee hereby represent and warrant to one another that this  Addendum is being executed by their duly authorized representatives.         14.    This Addendum shall have no binding force or effect on either party unless and  until each of the parties shall have executed this Addendum and submitted fully-executed  counterparts hereof, bearing their respective signatures, to one another.         15.    This Addendum is subject to Mortgagee's approval. Lessor shall use reasonable  efforts to obtain Mortgagee's approval hereof as soon as possible, and in any event within thirty  (30) days, after the date hereof. In the event notice of disapproval by Mortgagee of this  Addendum is received within thirty (30) days after the date hereof, this Addendum shall be null,  void, and of no further force or effect.                            [Signatures begin on following page]                                           - 6 -  1/3148254.2-FINAL  

 

       IN WITNESS WHEREOF, the parties hereto have caused this Lease Addendum III to be  executed by their duly authorized representatives as of the Effective Date set forth above.   Lessor:                                      Lessee:   PP INDIANAPOLIS IV PROJECT                   STONEGATE MORTGAGE  CORPORATION, a Delaware corpdration          CORPORATION, an Ohio corporation   By:                                          By:.                      .s( X                                                       ^   (Signature)         Sign^g^^RAUL C. CHAPMAN                         Barbara A. Cutillo                                                       Chief Financial Officer  Its:            EXECUTIVE VICE    PRESiDENTIts:         (Printed Name and Title)                    (Printed Name and Title)   By:.         (Signature)   Its:         (Printed Name and Title)                                                                               ,2013  Date:                           ,2013        Date:.    1/3148254.2-FINAL  

 

                                   EXHIBIT B-5                           FOURTH EXPANSION SPACE PLAN                                          B-5-1  1/3148254.2 -FINAL  

 

                                   EXHIBIT C-5                        FOURTH APPROVED EXPANSION PLANS                                      (to be attached)                                           C-5-1  1/3148254.2 -FINAL  

 

                                   EXHTBTT T)-4             FORM OF LETTER OF UNDERSTANDING -         FOURTH EXPANSION          This Letter of Understanding (this "Letter of Understanding") is made and entered into as  of the    day of           20   (the "Effective Date") by and between PP Indianapolis IV  Project Corporation, a Delaware corporation ("Lessor") and Stonegate Mortgage Corporation, an  Ohio corporation ("Lessee").                                       RECITALS:                Lessor and Lessee are parties to a Lease Agreement dated May 24, 2011, as  amended  by that certain Lease Addendum dated May 21, 2012, as further amended by that  certain Lease Addendum 11 dated July 2, 2012, as further amended by that certain Lease  Addendum   III dated            , 2013, and as further amended by that certain Lease  Addendum   IV dated                2013 (the "Fourth Addendum"  and collectively, the  "Lease"), for office space in the building known as 9190 Priority Way West Drive, Indianapolis,  Indiana, 46240, as more particularly described in said Lease (the "Demised Premises").         g      Lessor and Lessee wish to confirm certain matters pertaining to the Fourth  Expansion Premises (as defined in the Fourth Addendum) as set forth in this Letter of  Understanding.         NOW, THEREFORE, Lessor and Lessee do hereby confirm and agree as follows:         1.     Lessor and Lessee do hereby declare and acknowledge that the Fourth Expansion  Commencement Date was           , 201_.         2.     Lessee hereby acknowledges and agrees that the cost of the Fourth Expansion  Premises Work was                   Dollars ($             ) and that Exhibit G to the  Lease is hereby revised to reflect such cost and Exhibit G attached to the Lease is hereby deleted  in its entirety and Exhibit G attached hereto is substituted therefor.               Lessee hereby acknowledges that, effective as of          201  , Lessee  accepted the Fourth Expansion Premises for occupancy. Lessee hereby further acknowledges  that the condition of the Demised Premises, including the Fourth Expansion Premises and the  Fourth Expansion Premises Work (as defined in the Fourth Addendum) constructed thereon, is  satisfactory and in conformity with the provisions of the Lease and the Fourth Approved  Expansion Plans (as defined in the Fourth Addendum) in all respects, that Lessor has heretofore  corrected any defects or omissions listed in any final inspection "punch-list" with respect to the  Fourth Expansion Premises Work, and that, as of the date hereof, Lessor has fulfilled all of its  obligations under the Lease.         4      [optional if not done by separate addendum: From and after the Fourth Expansion  Commencement   Date, Section 1.3(B) of the Lease shall read as follows: [add appropriate  language depending on timing and whether any phases of the Third Expansion Premises have  been added by such time].                                         D-4-1  1/3148254.2 -FINAL  

 

             The parties hereby acknowledge that the Lease, as supplemented by this Letter of  Understanding, is in full force and effect and that this Letter of Understanding is hereby made a  part of the Lease.                           [Signatures begin on following page.]                                           D-4-2  1/3148254.2 -FINAL  

 

IN WITNESS   WHEREOF, the   parties have caused this Letter of Understanding to be executed  by their duly authorized representatives as of the Effective Date.   LESSOR:   PP INDIANAPOLIS IV PROJECT CORPORATION  a Delaware corporation   By:                                          Date:                      201         Name Typed:         Title:   By:                                          Date:                    , 201         Name Typed:        Title:   LESSEE:   STONEGATE MORTGAGE CORPORATION, an Ohio corporation   By:                                          Date:                    , 201        Name Typed        Title:     *                                          D-4-3  1/3148254.2 -FINAL  

 

                                     EXHIBIT G                              TERMINATION FEE SCHEDULE                            (to be attached to Letter of Understanding)                                            G-l  1/3148254.2 -FINAL  

 

                                           FIFTH AMENDMENT TO LEASE            THIS FIFTH AMENDMENT TO LEASE (this "Amendment") is dated solely for reference purposes as of   September?, 2016, between PRECEDENT CO-INVESTOR, LLC, a Delaware limited liability company   ("Landlord"), and STONEGATE MORTGAGE CORPORATION, an Ohio corporation ("Tenant").                                                        SICIIALS            A.       Landlord's predecessor in title (PR Indianapolis IV Project Corporation) and Tenant    entered into a   certain Lease Agreement, dated as of May 24. 2011 (the "Original Lease"), as       amended and supplemented by the   following: (i) Lease Addendum, dated May 21, 2012; (ii) Lease Addendum II, dated July 2, 2012; (ill) Lease   Addendum III, dated March 1, 2013; and (iv) Lease Addendum IV, dated March 1, 2013 (the Original Lease, as so   amended and supplemented, the "Lease"),       Under the terms   of the Lease, Landlord leases to Tenant certain   space   (the "PrGmises") of the building commonly known as Building 74 of The Precedent Office Park located at 9190   Priority Way West Drive, Indianapolis, Indiana 46240 (the "Building").                     The parties desire to amend the Lease to provide for (1)  the short-term expansion of the Premises   to include certain additional space on the first floor of the Building mutually stipulated to contain 4,084 rentable   square feet and currently known as   Suite 110 as outlined on the diagram attached as Exhibit A (the "Temporary   Expansion Premises") on the terms and conditions set forth in this Amendment, and (ii) certain other agreements,   all as set forth in and subject to the terms and conditions contained in this Amendment.            NOW, THEREFORE, in consideration of these premises and other good and valuable consideration, the   receipt and legal sufficiency of which are hereby acknowledged, the parties agree as follows:                     Capitalized Terms: Effect of Amendment.     All capitalized terms which are not specifically defined In   this Amendment and which are defined in the Lease will have the same meaning for purposes of this Amendment   as they have in the Lease.  The Lease shall be amended only as specifically provided below.       Except as specifically   amended hereby, all of the terms, conditions, covenants and provisions of the Lease are hereby restated,   reaffirmed, and re-ratified by Landlord and Tenant.   The Lease, as amended and modified by this Amendment,   shall remain in full force and effect, and for purposes of clarification, the terms of the Lease with respect to the   Premises will be unchanged by this Amendment.                     Temoorarv Expansion Premises.      Effective as of September 15, 2016 (the "Temporary Expansion   Effective Date") and ending on December 19, 2016 (subject to earlier termination by Landlord pursuant to the   terms of this Section) (the "Temporary Expansion Term"), Landlord hereby leases to Tenant, and Tenant hereby  leases from Landlord, the Temporary Expansion Premises.        Such lease will be on the terms and conditions of the   Lease as amended by this Amendment, except that the gross Rent for the Temporary Expansion Premises will be   equal lo $10,000.00 for the duration of the Temporary Expansion Term (and Tenant will not be obligated to pay   Tenant's Percentage of Excess Building Operating Expenses or Excess Real Estate Taxes with respect to the   Temporary Expansion Premises).      Such Rent in respect to the Temporary Expansion Premises will be due to   Landlord along with Tenant's delivery of an executed copy of this Amendment.       During the Temporary Expansion   Term, Landlord is leasing the Temporary Expansion Premises to Tenant "AS IS" and "With All Faults", without any   representations or warranties of any kind (including, without limitation, any express or implied warranties of   merchantability, fitness or habitablllty). Landlord will have no obligation to make any improvements or alterations   whatsoever to the Temporary Space, or to provide any allowance therefor, and Tenant may not perform any   leasehold improvements to the Temporary      Space without Landlord's prior written consent, which consent may be   given or withheld in Landlord's sole and absolute discretion except that Landlord will not unreasonably refuse to   consent to Tenant's installalion (at Tenant's sole cost) of voice/data cabling. On or before the last day of the   Temporary Expansion Term, Tenant will deliver to Landlord possession of the Temporary Expansion Premises,   having had the Temporary Expansion Premises professionally cleaned by such time (at Tenant's sole cost and   expense), and with any and all voice/data cabling installed by Tenant removed at     such lime.  Section 16.2   (Holdover) of the Original Lease will apply to Tenant's failure to vacate the Temporary Expansion Premises within   the required lime, except that the gross Rent during the holdover period will be $210.00 per day.    Tenant may not   sublease all or any portion of the Temporary Expansion Premises, and may not assign its rights to or interests in   the Temporary Expansion Premises.    AmendAZ 5lh Precedent Stonogale                                                                                       1  

 

        Notwithstanding anything in this Amendment to the contrary, Landlord shall have the option to terminate  Tenant's lease of the Temporary Expansion Premises earlier than December 19, 2016         (but with at least 10 days'  written notice to Tenant) in the event that Landlord has entered into an agreement to lease the Temporary  Expansion Premises to another party.     In such event, Tenant will surrender the Temporary Expansion Premises to  Landlord in the condition set forth in the foregoing paragraph on such early termination date, and the gross Rent  due for the Temporary Expansion Premises will be prorated accordingly (based on the actual number of days in the  Temporary Expansion Term as terminated early, divided by 96 days       (the number of days in the full anticipated  Temporary Expansion Term)), with any prepaid Rent over such prorated amount payable back to Tenant by  Landlord.                    Authority: Not Restricted. Landlord and Tenant each represent and warrant to the other that this  Amendment has been duly authorized, executed and delivered by and on behalf of each party hereto and  constitutes the valid and binding agreement of Landlord and Tenant in accordance with the terms hereof.       Tenant  warrants and represents to Landlord that Tenant is not, and shall not become, a person or entity with whom  Landlord is restricted from doing business under regulations of   the Office of Foreign Asset Control ("OFAC") of   the  Department of the Treasury (including, but not limited to, those named on OF AG's Specially Designated and  Blocked Persons list) or under any statute, executive order (including, but not limited to, the September 24, 2001,  Executive Order Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to Commit,  or Support Terrorism), or other governmental action and is not and shall not engage In any     dealings or transaction  or be otherwise associated with such persons or entities.                    Real Estate Brokers. Each party hereto hereby represents and warrants to the other that in  connection with this Amendment, the party so representing and warranting has not dealt with any       real estate  broker, agent or finder, except for Jones Lang LaSalle Brokerage, Inc. (the "Broker"), and, to its knowledge no  other broker initiated or participated in the negotiation of this Amendment, submitted or showed the applicable  premises to Tenant or is entitled to any commission in connection with this Amendment.       Each party hereto will  indemnify, defend and hold harmless the other against any and all claims, costs, liabilities and expenses (including,  without limitation, reasonable attorneys' fees) in connection with any inaccuracy in such party's representation.  Landlord hereby agrees that it will pay a commission to the Broker according to a separate agreement.           5,       Stipulation. The Temporary Expansion Premises are stipulated for all purposes      to contain the  number of rentable square   feet as set forth In this Amendment.   Unless otherwise expressly provided herein, any  statement of square footage set forth in this Amendment, or that may have been used in calculating rental, is an  approximation which Landlord and Tenant agree is reasonable and the rental based thereon is not subject to  revision whether or not the actual square footage is more or less.                    Counterparts.  This Amendment may be executed in any number of counterparts and by each of  the undersigned on separate counterparts, and each such counterpart will be deemed to be an original, but all such  counterparts will together constitute but one and the same Amendment.                    Time of Essence.    Time is of the essence of this Amendment.           8.       No Offer.  Submission of this instrument for examination or negotiation will not bind Landlord, and  no obligation on the part of Landlord will arise until this Amendment is executed and delivered by both Landlord and  Tenant.           9,       Entire Agreement.   This Amendment and the Lease contain all the terms, covenants, conditions  and agreements between Landlord and Tenant relating to Tenant's lease of the Temporary Expansion Premises  and the other matters provided for in this instrument.  No prior or other agreement   or understanding pertaining to  such matters other than the Lease will be valid or of any  force or effect. This Amendment may only be modified by  an agreement in writing signed by Landlord and Tenant.           10.      No Presumption.    Landlord and Tenant understand, agree and acknowledge that (1) this  Amendment has been freely negotiated by both parties, and (2) in any controversy, dispute or contest over the  meaning, interpretation, validity or enforceability of this Amendment or any of its terms or conditions, there will be  no inference, presumption or conclusion drawn whatsoever against either party by virtue of that party     having  drafted this Amendment or any portion thereof.  AtnenJA2 5lli Precedent Slonegale  

 

         11.     fcleclronic Delivery. The parties agree that this agreement may be    transmitted between them by  facsimile machine or email.   The parties intend that faxed or scanned signatures (such as,    without limitation,  scanned signatures in .pdf format) constitute original signatures and that a  faxed or scanned agreement containing  the signatures (original, faxed or scanned) of all the parties is binding on the parties.            12.     Limitation on Liability. The liability of Landlord to Tenant under this Amendment will be limited as  provided in Section 24.4 of the Original Lease, which Section is incorporated herein by reference as though fully set  forth herein.            13.     Lease in Full Force and Effect.  As modified hereby, the Lease and all of the terms and provisions  thereof remain in full force and effect and are incorporated herein as if herein fully recited.                                       [remainder of this page left intentionally blank]    AinendA2 5lh Precedent Stonegate                                                                                      3  

 

        IN WITNESS WHEREOF, the parties have caused this Amendment to be executed and delivered by                their  respective and duly authorized officers, as applicable, as of the date first written above.                                                               Landlord:                                                              PRECEDENT CO-INVESTOR, LLC,                                                             a Delaware limited liability company                                                               By:                                                                      Signature                                                              Its:      CAj 0^ ^ kfUW ^               vP                                                                      (Printed Name and Title)                                                               Tenant:                                                              STONEGATE MORTGAGE CORPORATION,                                                             an Ohio corporation                                                               By:    .                                                                      Signature(                                                              Its:         %rrwif,u.r\      Av^            gsfeyfe-                                                                     (P'nnted  Nfime and Title)    ArnenUA2 5th Precedent Slonegate                                                                                   S-1  

 

                                                        Exhibit A                                         Temporary Expansion Premises Floor Plan     THE PRECEDENT                                                                                                    >            OFFICE PARK                                                                                            Plan                                                               'MA                                    A                                                                 vrv—rv                     VI                                                                        I             I     a              rtottec etlenl        LJ     3(S Acre late                             0       ?OBTH                        cy        C..I           MANAGED & LEASED BY    Suite  no                             Available tor Lease          !" >1 ' I                          Building 74 • First Floor                                      EJE                                             9100 Pricrify Wo/Wo^lDf.                       ®JLL                  ncTannpiniv. It!                                                       4<i?40    AmendA2 Gth PrGCRrient Slanegate                                                                                   A-1  

 

                                                      Exhibit B  Diagram of the Premises                                                                                         Page 14  of 14                

 

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                                   OFFICE LEASE         THIS OFFICE LEASE (this "Lease") is executed this _____3rd  day of _______________________,June   2019 (the  “Effective  Date”), by  and  between PRECEDENT  LAKESIDE  ACQUISITIONS,  LLC,  a  Delaware  limited  liability  company ("Landlord"),  and EHEALTHINSURANCE  SERVICES,  INC.,  a  Delaware corporation ("Tenant").                          ARTICLE 1 - LEASE OF PREMISES         Section 1.01. Basic Lease Provisions and Definitions.         (a)   "Leased  Premises"  (shown  outlined  on Exhibit  A attached  hereto  and  made  a  part  hereof):   Suite  100  (the  entire  rentable  area  on  the  first  floor,  made  up  of  suites  currently  shown  on  Exhibit A as Suite 110 and Suite 120), Suite 200 (the entire rentable area on the second floor) and Suite  300 (the entire rentable area on the third floor) of the building commonly known as Lakefront 15 (and  formerly known as Building 74) (the "Building"), located at 9190 Priority Way West Drive, Indianapolis,  Indiana 46240, in the office park commonly known as of the date of this Lease as Lakefront at Keystone  (and formerly known as Precedent Office Park) (the "Park").         (b)   "Rentable  Area":   approximately  81,515  rentable  square  feet,  consisting  of  25,239  rentable square feet in Suite 100, 27,916 rentable square feet in Suite 200, and 28,360 rentable square feet  in Suite 300.  The Rentable Area includes the square footage within the Leased Premises plus a pro rata  portion  of  the  square  footage  of the  Common  Areas  (as  defined in Section  1.02 below) within  the  Building,  as reasonably  determined  by  Landlord. Landlord  and  Tenant  stipulate  and  agree  that  the  Rentable Area of the Leased Premises is correct and shall not be re-measured.         (c)   "Tenant's Proportionate Share":  100%.         (d)   "Minimum Annual Rent":                  Period                 PSF                 Annualized                                                                       11/1/22 -10/31/23*            $24.25              $1,976,738.76        11/1/23 -10/31/24             $24.86              $2,026,462.92        11/1/24 -10/31/25             $25.48              $2,077,002.24        11/1/25 -10/31/26             $26.11              $2,128,356.60        11/1/26 -10/31/27             $26.77              $2,182,156.56        11/1/27 -10/31/28             $27.44              $2,236,771.56        11/1/28 -10/31/29             $28.12              $2,292,201.84        11/1/29 -1/31/30              $28.83              $2,350,077.48        *See Section 3.01         (e)   "Monthly Rental Installments":                         Period                    Monthly                                                       11/1/22 -10/31/23*                $164,728.23              11/1/23 -10/31/24                 $168,871.91              11/1/24 -10/31/25                 $173,083.52              11/1/25 -10/31/26                 $177,363.05              11/1/26 -10/31/27                 $181,846.38                                         1  I\14399819.10  

 

               11/1/27 -10/31/28                 $186,397.63              11/1/28 -10/31/29                 $191,016.82              11/1/29 -1/31/30                  $195,839.79              *See Section 3.01         (f)   "Base Year":  2023; provided that if the Operating Expenses for the Base Year are higher  than market standard  office  use  for  Class  A  buildings  in  the  Park for  that  Base  Year  due  to  Tenant's  particular use in the Leased Premises (including but not limited to the Building having above market trash  removal, day porter, janitorial, utility, etc. expenses in the Base Year attributable to Tenant's particular  use of the Leased Premises), then the Operating Expenses for the Base Year used to calculate the Annual  Rental  Adjustment  in  this  Lease  shall  be  adjusted  downward  by  Landlord  to  a  level reasonably  determined by Landlord, commensurate with market standard office use operating expenses for calendar  year  2023 for Class  A  buildings  in the  Park  (the  amount  of  such  adjustment  for  the  Base  Year  as  described herein is referred to in this Lease as the "Base Year Adjustment").         (g)   "Commencement Date":  The Commencement Date with respect to Suite 200 and Suite  300 shall be November 1, 2022. The Commencement Date with respect to Suite 100 shall be the later of  November 1, 2022 and the date by which Landlord has delivered vacant possession of Suite 100 to Tenant  in the condition required in Section 2.02(a) below, and any delay in the Commencement Date with respect  to Suite 100 shall not extend the expiration date set forth in Section 1.01(h) below.         (h)   "Lease Term":  Seven (7) years and three (3) months from the Commencement Date for  Suite 200 and Suite 300, expiring on January 31, 2030.         (i)   "Security Deposit":   $823,641.15.           (j)   "Broker(s)":   Jones  Lang  LaSalle  Brokerage,  Inc.  representing  Landlord,  and Phil  Mahoney, Kristoph Lodge, and Matt Kiger of Newmark Southern Region, LLC d/b/a Newmark Knight  Frank, representing Tenant.         (k)   "Permitted Use":  General office purposes, R&D, and the operation of a call center, and  any legal ancillary uses thereto.         (l)   Address for notices and payments are as follows:               Landlord:               Precedent Lakeside Acquisitions, LLC                                      c/o RPO Property Management                                      c/o Rubenstein Partners                                      Cira Centre                                      2929 Arch Street, 28th Floor                                      Philadelphia, PA 19104-2868                                      Attn:  Eric G. Schiela and R. Bruce Balderson                                                    With a copy to:         SCP Management, LLC                                      9449 Priority Way West Drive, Suite 105                                      Indianapolis, IN  46240                                      Attn:  Property Manager, Lakefront at Keystone                                                        2  I\14399819.10  

 

               With Payments to:       Precedent Lakeside Acquisitions, LLC                                      c/o RPO Property Management                                      c/o Rubenstein Partners                                      Cira Centre                                      2929 Arch Street, 28th Floor                                      Philadelphia, PA 19104-2868                            Tenant:                 eHealthInsurance Services, Inc.                                      11919 Foundation Place, Suite 100                                      Gold River, CA 95670                                      Attn: Facilities Manager              With a copy by               Electronic mail to:     General Counsel                                      legalreview@ehealth.com                            And a copy to:          2625 Augustine Drive, 2nd Floor                                      Santa Clara, CA 95054                                      Attn: General Counsel                      (m)   "Guarantor":  EHEALTH, INC., a Delaware corporation.         (n)   Sublease:  That certain Sublease Agreement dated ______June 3_____, 2019, from Home Point  Financial Corporation, a New Jersey corporation ("Sublessor"), to Tenant, as sublessee, for the sublease  of Suites 200 and 300 of the Leased Premises, which Sublease (and the prime lease referenced therein  (the "Home  Point Lease")) are  scheduled to expire  on October 31, 2022. The  Sublease is  subject to a  certain Consent to Sublease by and among Landlord, Tenant and Sublessor, dated of even date herewith  (the "Consent to Sublease"), which also amends the Home Point Lease and the Sublease.         (o)   Exhibits:               Exhibit A:    Site Plan of Leased Premises              Exhibit B-1:  Tenant Improvements (Landlord Work)              Exhibit B-2   Tenant Improvements (Tenant Work)              Exhibit C:    Form of Letter of Understanding              Exhibit D:    Rules and Regulations              Exhibit E     Refusal Space              Exhibit F     Form of Guaranty                                      Section 1.02. Lease  of  the  Leased  Premises.   Landlord  hereby  leases  to  Tenant  and  Tenant  hereby leases from Landlord the Leased Premises, under the terms and conditions herein, together with a  non-exclusive right, in common with others, to use the following (collectively, the "Common Areas"): the  areas  of  the  Building  and  the  related  land  and  improvements  thereto,  including,  without  limitation,  driveways,  parking  areas  and  sidewalks, that  are  designed  for  use  in  common by  all  tenants  of  the  Building and their respective employees, agents, contractors, representatives, customers, guests, invitees  and others.                      ARTICLE 2 - LEASE TERM AND POSSESSION         Section 2.01. Lease Term.  The Commencement Date and Lease Term shall be as set forth in  Sections 1.01(g) and 1.01(h) above. Tenant agrees that in the event of the inability of Landlord to deliver                                         3  I\14399819.10  

 

   possession of Suite 100 or any portion thereof on November 1, 2022, for any reason, including without  limitation as a result of a holding over by a prior tenant, Landlord shall not be in default nor liable for any  damage thereby, nor shall this Lease be void or voidable, and the Lease Term shall be unchanged, but in  the event that Suite 100 or any portion thereof is not made available to Tenant on November 1, 2022, then  the Commencement Date with respect to Suite 100 shall not occur until the date on which Landlord has  delivered vacant possession of Suite 100 to Tenant in the condition required in Section 2.02(a) below. If  Sublessor fails to surrender Suite 100 to Landlord on or before November 1, 2022, Landlord shall not be  in  default  nor liable  for  any  damage caused thereby, but  Landlord  will  exercise  all  legal  remedies,  including the commencement of unlawful detainer proceedings, to cause Sublessor to surrender Suite 100.         Section 2.02. Condition of the Leased Premises.         (a)   Delivery Condition.  Tenant shall already be in possession of Suites 200 and 300 of the  Leased Premises on or about the Commencement Date of this Lease, pursuant to the Sublease, and hereby  acknowledges that, except to the extent otherwise expressly provided in this Lease, Tenant shall accept  Suites  200  and  300  of the Leased Premises  in their "as-is"  condition as  of  the  Commencement  Date,  without  any  representations  or  warranties  of  any  kind. Landlord  shall  deliver Suite  100  of the  Leased  Premises  to  Tenant  on  the  Commencement  Date  (subject  to  Section  2.01  above)  in  good,  vacant  and  broom clean condition and in compliance with the surrender conditions in the Home Point Lease, unless  and  to  the extent Tenant  requires  Landlord  to  waive  any  requirements for the  removal  of  leasehold  improvements installed by Sublessor in the Leased Premises by written notice to Landlord on or before  August  31,  2022,  with  the  roof  water  tight  and  with  all  "Building  Systems"  (meaning  the  electrical,  plumbing,  HVAC  and  fire  safety  systems)  in  good  working  order  and,  except  to  the  extent  otherwise  expressly  provided  in  this  Lease,  in  compliance  with  all  Laws  (as  defined  below). Tenant  further  acknowledges  that  Landlord  shall  not  have  any  obligation  to  (i)  alter,  remodel,  improve,  repair,  or  decorate  the Leased Premises  or  any  part  thereof,  or  (ii)  provide  any  allowance  to  Tenant  for  any  alteration,  remodeling,  improvement,  repairing  or  decorating  thereof,  except as  otherwise  expressly  provided in this Section 2.02 or in this Lease. Tenant understands and acknowledges that the Work (as  defined below) may be performed in Suite 200 and Suite 300 at any time after the Effective Date of this  Lease,  but any Work in Suite  100 shall not occur until after the  Commencement Date  with respect to  Suite 100.         (b)   Letter  of  Understanding  for  Possession of  Suite  100.   Promptly  following  the  Commencement  Date with  respect  to  Suite  100  and  delivery  of  possession  of  Suite  100  by  Landlord,  Tenant  shall  execute  Landlord's  Letter  of  Understanding  in  substantially  the  form  attached  hereto  as  Exhibit  C and  made  a  part  hereof,  acknowledging,  among  other  things,  that  Tenant  has  accepted  the  entirety of the Leased Premises, including Suite 100.  If Tenant takes possession of and occupies Suite  100, or if Tenant fails to execute the Letter of Understanding within ten (10) days of its delivery from  Landlord, Tenant shall be deemed to have accepted the entirety of the Leased Premises, including Suite  100, and that the condition of the Leased Premises and the Building were at the time satisfactory and in  conformity with the provisions of this Lease in all respects; provided, however, that the foregoing shall  not limit or modify Landlord’s ongoing repair and maintenance obligations herein.          (c)   Construction  of  Tenant  Improvements.  Either  Landlord  or  Tenant  shall construct  and  install all leasehold improvements within the Leased Premises (collectively, the "Tenant Improvements")  in accordance with either Exhibit B-1 (for "Landlord Work") or Exhibit B-2 (for "Tenant Work"), each  of which exhibits is attached hereto and made a part hereof (hereafter, individually or collectively referred  to as the "Work Letter"), and subject to the following additional terms and conditions.                (i)   The  Work.  The  Tenant Improvements constructed  in each  of  Suite 100,  Suite  200, and Suite 300 (respectively, the "Suite 100 Work", the "Suite 200 Work", and the "Suite 300 Work",                                         4  I\14399819.10  

 

   and  the  same  may  also  be  individually  and  collectively  referred  to  in this Leas as  the  "Work"  as  and  where the context requires) shall be in accordance with CDs (as defined in the Work Letter) to be agreed  upon by Landlord and Tenant pursuant to the Work Letter (hereafter referred to respectively as the "Suite  100 CDs", the "Suite 200 CDs", and the "Suite 300 CDs", and the same may also be individually and  collectively referred to in this Lease as the "CDs" as and where the context requires). Tenant shall notify  Landlord in writing contemporaneously with the delivery of each of (i) the Suite 100 CDs, (ii) the Suite  200 CDs or (ii) the Suite 300 CDs as to whether Tenant prefers that Landlord or Tenant construct the  Tenant  Improvements,  and  in  such  event  the  relevant  Work  Letter  attached  hereto  shall  apply  to  the  Work.               (ii)  Approval of CDs. The CDs shall be subject to approval as described in the Work  Letter. The Work will be completed using Building standard methods, materials, and finishes, except as  specifically described in the CDs. The parties acknowledge and agree that the CDs may include as a part  of the Work, the purchasing, permitting and installation of a generator, UPS, and related equipment (the  use, maintenance and operation of which are addressed in Section 17.05 of this Lease).               (iii) Improvement  Costs.  For purposes  of  this  Amendment,  the  term  “Improvement  Costs” shall mean and include any and all costs and expenses of the Work, including, without limitation,  all  construction  costs,  all  labor  (including  overtime),  materials,  equipment,  architectural  and  space  planning fees, cost of CDs, permits, a construction management fee paid to Landlord of 3% of the cost of  the  Work  if  Landlord  performs  the  Tenant  Improvements,  construction  administration  fee  paid  to  Landlord  of  1%  of  the  cost  of  the  Work  if  Tenant  performs  the  Tenant  Improvements,  the  cost  of  purchasing,  permitting  and  installing  a generator,  UPS,  and  related  equipment,  and  any  other  costs  incurred to effect the Work, and Improvement Costs shall refer to the Work collectively, or to the Suite  100 Work, the Suite 200 Work, and the Suite 300 Work individually, as the context may require. The  Improvement Costs for all of the Work collectively done in all of the suites may also be referred to as the  "Aggregate Improvement Costs".               (iv)  Allowance.  Landlord shall only be required to contribute up to a maximum of  One  Million  Nine  Hundred  Twenty-Five  Thousand  Three  Hundred  Twenty-Three  Dollars  ($1,925,323.00) (the "Aggregate Allowance") toward the Aggregate Improvement Costs. The Aggregate  Allowance  is  made  up  of  the  following  amounts  (individually  and  collectively,  as  the  context  may  require, the following may be referred to as the "Allowance"), and each such amount shall be available  according to the timing set forth below.          1.    Suite 100.  Twenty-Five Dollars ($25.00) per rentable square foot of Suite 100, for a total  of  Six  Hundred  Thirty  Thousand Nine  Hundred  Seventy-Five  Dollars  ($630,975.00)  (the  "Suite  100  Allowance"). The Suite 100 Allowance shall be available as of November 1, 2022.         2.    Suite 200.  Twenty-Three Dollars ($23.00) per rentable square foot of Suite 200, for a  total  of  Six  Hundred  Forty-Two  Thousand  Sixty-Eight  Dollars  ($642,068.00)  (the  "Suite  200  Allowance"). The Suite 900 Allowance shall be available as of the Effective Date of this Lease.          3.    Suite 300.  Twenty-Three Dollars ($23.00) per rentable square foot of Suite 300, for a  total of Six Hundred Fifty-Two Thousand Two Hundred  Eighty Dollars ($652,280.00) (the "Suite  300  Allowance"). The Suite 300 Allowance shall be available as of the Effective Date of this Lease.         The total amount of the Allowance available as of the Effective Date is therefore One Million  Two  Hundred  Ninety-Four  Thousand  Three  Hundred  Forty-Eight Dollars  ($1,294,348.00)  (the  "2019  Allowance"). Subject to the timing of availability of each Allowance and the Allowance Deadline, all as  set forth in this Section 2.02, any portion of the Aggregate Allowance may be used by Tenant toward any                                         5  I\14399819.10  

 

   part  of  the  Aggregate Improvement  Costs and  any  such  portions  of  the  Aggregate  Allowance,  though  calculated based on the square footage of a suite, shall not be limited to use in and for such suite, but may  be used toward the Improvement Costs for any of the suites making up the Leased Premises. In the event  that the Aggregate Improvement Costs is less than the Aggregate Allowance, Tenant shall have no right  to any such savings, except as provided in subsection (v) below.               (v)   Unused  Allowance. Notwithstanding  anything  in  this  Section 2.02 to  the  contrary, Landlord will credit not more than Three Dollars ($3.00) per rentable square foot of each of  Suite  100,  Suite  200  and  Suit  300 (i.e., $75,717.00  for  Suite  100,  $83,748.00  for  Suite  200,  and  $85,080.00 for Suite 300, for a total of $244,545.00 for the entire Leased Premises) of any unused portion  of  the Aggregate Allowance  (individually  and  collectively,  as  the  context  may  require, the  "Unused  Allowance")  toward any  required  or  preferred  FF&E  that  Tenant  installs  in  the  Leased  Premises  and  exterior signage costs for the Leased Premises (collectively, the "FF&E Costs"). For clarity, subject to the  timing of availability of each Allowance and the Allowance Deadline, all as set forth in this Section 2.02,  any portion of the Unused Allowance may be used by Tenant toward any part of the FF&E Costs and any  such portions of the Unused Allowance, though calculated based on the square footage of a suite, shall  not be limited to use in and for such suite, but may be used toward the FF&E Costs for any of the suites  making up the  Leased Premises.  Tenant must submit paid invoices to Landlord for reimbursement of  FF&E Costs, up to the amount of the Unused Allowance, if any, for such Suite or Suites as then available,  and Landlord shall reimburse Tenant for such expenses for reimbursement of said costs up to the amount  of the Unused Allowance, if any, within thirty (30) days after the later of the substantial completion of the  Work  in  such  Suite  and  presentation  of  paid  invoices  by  Tenant  in  support  of  such  expenses  (and  provided that, as of that date, (i) with respect to any Unused Allowance applicable to the rentable square  footage of Suite 100, if any, Tenant has taken possession of Suite 100, (ii) with respect to any Unused  Allowance applicable to the rentable square footage of Suite 100, if any, Tenant acknowledges and agrees  that  such  Unused  Allowance  shall  not  be  available  to  Tenant  or  paid  by  Landlord  until  after the  Commencement Date with respect to Suite 100 (notwithstanding any earlier presentation of invoices or  any earlier substantial completion of the Work in Suite 200 or Suite 300), and (iii) there is then no Default  by Tenant under the Lease). For clarity, the total amount paid by Landlord for the Work in the Leased  Premises and  for  the  Unused  Allowance  with  respect  to the  Leased  Premises shall  not  exceed,  in  the  aggregate the Aggregate Allowance.               (vi)  Excess  Costs.  For  any  Work  done  prior  to  the  availability  of  the  Suite  100  Allowance, Tenant shall be responsible for the Improvement Costs associated therewith that are in excess  of the 2019 Allowance (the "2019 Excess Costs") as set forth below. Tenant shall also be responsible for  the Aggregate Improvement Costs that are in excess of the Aggregate Allowance as set forth below (the  "Aggregate Excess Costs") (individually as to the Improvement Costs for any suite less any Allowance  available  to  Tenant  at  the  time  of  commencement  of  such  portion  of  the  Work  or  as  a  later  reimbursement, or as to the 2019 Excess Costs, and collectively as to the Aggregate Excess Costs, such  excess may be referred to herein as the “Excess Costs”, as the context may require). The 2019 Excess  Costs paid by Tenant, if any, shall be subject to later reimbursement, by Landlord to Tenant, of the 2019  Excess Costs, if any, out of the Suite 100 Allowance, subject to the terms and conditions in this Section  2.02. Payment of Excess Costs is further provided for in the Work Letter.               (vii) Allowance  Deadline. To  the  extent  that  Tenant  has  not  requested  all  of  the  Allowance (if  Tenant  is  performing  the  Work)  or  all  of  the  Unused  Allowance,  if  any, on  or  before  December 31, 2023 (the "Allowance Deadline"), all in compliance with the requirements in this Section,  such remainder  shall  be  the  property  of  Landlord. Notwithstanding  anything  to  the  contrary  contained  herein, the Allowance Deadline with respect to the Suite 100 Allowance shall be delayed one day for each  day that the Commencement Date with respect to Suite 100 is delayed beyond November 1, 2022.                                         6  I\14399819.10  

 

               (viii) Cooperation and Timing. Landlord and Tenant acknowledge and agree that the  Work  shall  be  completed  while  Tenant  is  in  possession  of  Suite 100,  Suite 200,  and  Suite 300,  respectively. Tenant agrees  to cooperate with Landlord to avoid any unnecessary interference  with the  Suite 100  Work,  the  Suite 200  Work,  and  the  Suite 300  Work,  respectively,  and  Landlord  agrees  to  cooperate  with Tenant to avoid any unnecessary interference with the conduct of Tenant’s  business in  Suite 100, Suite 200, and Suite 300, respectively. Tenant acknowledges that the Suite 100 Work, the Suite  200 Work, and the Suite 300 Work, respectively, may occur during normal business hours while Tenant is  in occupancy of Suite 100, Suite 200, and Suite 300, respectively, and that no interference to Tenant's  business operations in, or use of, Suite 100, Suite 200, and Suite 300, respectively, shall entitle Tenant to  any abatement of rent or any other concession, or give rise to any claim against, or liability of, Landlord.         Section 2.03. Surrender of the Leased Premises.  Upon the expiration or earlier termination of  this Lease, Tenant shall, at its sole cost and expense, immediately (a) surrender the Leased Premises to  Landlord in broom-clean condition and in good order, condition and repair, (b) remove from the Leased  Premises  or  where  located  (i)  Tenant's  Property  (as  defined  in Section  8.01 below),  (ii)  all  data  and  communications equipment, wiring and cabling (including above ceiling, below raised floors and behind  walls), and (iii) any alterations required to be removed pursuant to Section 7.03 below, and (c) repair any  damage caused by any such removal and restore the Leased Premises to the condition existing upon the  Commencement Date for each suite of the Leased Premises (or if better, then the condition existing upon  the Effective Date with respect to Suite 200 and Suite 300), except that Tenant shall not be responsible to  repair  any  damage  caused  by  reasonable  wear  and  tear,  to  repair  any  damage  from  casualty  or  condemnation that Tenant is not required to repair under the terms of this Lease, or to make any repairs  that Tenant is not responsible for under this Lease.  Notwithstanding the foregoing, Tenant shall not be  required to remove any alterations or other interior improvements from the Leased Premises that Tenant  is permitted or required under this Lease to surrender at the expiration or earlier termination of this Lease.  Upon  the  expiration  or  earlier  termination  of  this  Lease,  all  of  Tenant's  Property  that  is  not  removed  within ten (10) days following Landlord's written demand therefor shall be conclusively deemed to have  been abandoned and Landlord shall be entitled to dispose of Tenant's Property at Tenant's cost, without  incurring any liability to Tenant.  This Section 2.03 shall survive the expiration or any earlier termination  of this Lease.         Section 2.04. Holding  Over.  If  Tenant  retains  possession  of  the Leased Premises  after  the  expiration or earlier termination of this Lease, Tenant shall be a month-to-month tenant, at one hundred  twenty-five percent  (125%)  of  the  Monthly  Rental  Installments  and  Annual  Rental  Adjustment  (as  hereinafter  defined)  for  the Leased Premises  in  effect  upon  the  date  of  such  expiration  or  earlier  termination for the  first 60 days  thereof, and  at two hundred percent (200%) thereafter, and  otherwise  upon the terms, covenants and conditions herein specified, so far as applicable. Acceptance by Landlord  of Rent (as defined in Section 3.03 below) after such expiration or earlier termination shall not result in a  renewal of this Lease. Either party shall have the right to terminate such month-to-month tenancy upon  thirty (30) days' prior written notice to the other, whether or not said notice is given on the date that any  Rent is due.  In addition, if Tenant holds over for more than sixty (60) days after the expiration or earlier  termination of this Lease, Tenant shall be liable to Landlord for all damages occasioned by such holding  over, including, without limitation, all consequential, direct and indirect damages and losses sustained by  Landlord. This Section 2.04 shall not be deemed a consent by Landlord to any holding over by Tenant  upon the expiration or earlier termination of this Lease, nor limit Landlord's remedies in such event.                                 ARTICLE 3 - RENT         Section 3.01. Rent.  Tenant shall pay to Landlord the Minimum Annual Rent in the amounts of  the  Monthly  Rental  Installments  set forth  in Section  1.01(e) above,  in  advance,  without  demand,  abatement,  counterclaim,  recoupment, deduction  or  offset, and  without  relief  from  valuation  or                                         7  I\14399819.10  

 

   appraisement laws, on the Commencement Date, and, thereafter, on or before the first day of each and  every  calendar  month  thereafter  during  the  Lease  Term.   The  Monthly  Rental  Installments  for  partial  calendar  months  shall  be  prorated on  the  basis  of  the  total  number  of  days  in  the  applicable  calendar  month.   Tenant  shall  be  responsible  for  delivering  the Monthly  Rental  Installments  to  the  payment  address  set  forth  in Section  1.01(l) above  in  accordance  with  this Section  3.01. Notwithstanding  the  provisions of Section 1.01(d) and Section 1.01(e) of this Lease to the contrary, so long as Tenant is not in  Default under this Lease, Tenant shall be entitled to an abatement of Monthly Rental Installments in the  amount  of One  Hundred  Sixty-Four  Thousand  Seven  Hundred  Twenty-Eight and 23/100  Dollars  ($164,728.23) per month for three (3) consecutive full calendar months of the Lease Term (the "Monthly  Abatement"),  beginning November  1,  2022  and  ending  January  31,  2023 (the  "Base  Rent  Abatement  Period"); provided, however, that in the event that the Commencement Date with respect to Suite 100 has  not occurred on November 1, 2022, then the Monthly Abatement and the Base Rent Abatement Period for  Suite 100 shall be extended such that the Monthly Rental Installments with respect to Suite 100 shall be  abated for three (3) consecutive full calendar months of the Lease Term following the Commencement  Date with respect to Suite 100.  The total amount of Monthly Rental Installments abated during the Base  Rent  Abatement  Period (as  the  same  may  be  extended  with  respect  to  Suite  100) shall  equal Four  Hundred  Ninety-Four  Thousand One  Hundred  Eighty-Four and 69/100  Dollars  ($494,184.69)  (the  "Abated Base Rent").  If Tenant defaults at any time during the Lease Term and fails to cure such default  within any applicable cure period under this Lease, and Landlord exercises its right to terminate the Lease  and/or to terminate Tenant's right to possession of the Premises as a result of such default, then a prorated  portion of the Abated Base Rent (whether abated as provided above or paid directly to Tenant as provided  below in the last paragraph of this Section) shall immediately become due and payable as additional Rent.   The amount of Abated Base Rent payable due to the occurrence of such a default shall be determined as  follows:           (a)          if the default occurs during months 1 through 3 of the initial Lease Term (i.e., during the  Base Rent Abatement Period), 100% of the Abated Base Rent actually abated (with appropriate  adjustments to the foregoing in the event that the Commencement Date with respect to Suite 100 has not  occurred on November 1, 2022);                 (b)          if the default occurs during months 4 through 87 of the initial Lease Term, 100% of the  Abated Base Rent multiplied by a fraction, the numerator of which is the number of months from the date  on which the default occurs through the last month of the Initial Term, and the denominator of which is  eighty-four (84) months (with appropriate adjustments to the foregoing in the event that the  Commencement Date with respect to Suite 100 has not occurred on November 1, 2022).          In the  event  the  Abated  Base  Rent  is  not  timely  paid  as  set  forth  in  the  preceding  sentences,  Landlord shall have all remedies otherwise available pursuant to this Lease for nonpayment of Rent. The  payment  by  Tenant  of the  Abated  Base  Rent in  the  event  of  a  default shall  not  limit  or  affect  any  of  Landlord's other rights or remedies pursuant to this Lease or at law or in equity.  During the Base Rent  Abatement Period, only Monthly Rental Installments shall be abated, and all Additional Rent and other  costs and charges specified in this Lease shall remain as due and payable pursuant to the provisions of this  Lease.         Notwithstanding  anything  to  the  contrary  herein,  Landlord  shall  have  the  option  in  Landlord's  sole discretion, to make a cash payment to Tenant in the amount of the Abated Base Rent due under this  Section 3.01.  Upon Landlord's tender of such payment, Tenant shall no longer be entitled to abate any  Base Rent pursuant to this Section 3.01. Landlord shall exercise its option to buy out Tenant's Abated  Base Rent by notice given to Tenant, and Landlord shall make such payment to Tenant within ten (10)  days of such notice.                                         8  I\14399819.10  

 

         Section 3.02. Annual Rental Adjustment Definitions.         (a)   "Annual Rental Adjustment": the amount of Tenant's Proportionate Share of Operating  Expenses for a particular calendar year.         (b)   "Operating  Expenses":  the  amount  of  all  of  Landlord's  costs  and  expenses  paid  or  incurred in operating, repairing, replacing and maintaining the Building and the Common Areas in good  condition and repair for a particular calendar year including the Base Year (provided, that all costs and  expenses that vary on the basis of occupancy shall be increased to an amount that Landlord reasonably  determines that it would have paid or incurred during such year if the Building had been fully occupied),  including by way of illustration and not limitation, the  following: all Real Estate  Taxes  (as defined in  Section  3.02(d) below),  insurance  premiums  and  deductibles;  water,  sewer,  electrical  and  other  utility  charges other than the separately billed electrical and other utility charges paid by Tenant pursuant to this  Lease  (or  paid  by  other  tenants  in  the  Building other  than  as  such  tenants' proportionate  share  of  Operating  Expenses);  service  and  other  charges  incurred  in  the  repair,  replacement,  operation  and  maintenance of the elevators and the heating, ventilation and air-conditioning ("HVAC") system; costs  associated  with  providing  fitness  and/or  conference  facilities,  if  any;  cleaning  and  other  janitorial  services; tools and supplies; repair costs; landscape maintenance costs; access patrols; license, permit and  inspection fees; the Building's pro rata share of the operation, management and maintenance of a property  management office in the Park; market management fees; administrative fees; supplies, costs, wages and  related  employee  benefits  payable  for  the  management,  maintenance  and  operation  of  the  Building  (provided, that if any employees of Landlord provide services for more than one building of Landlord,  then  a  prorated  portion  of  such  employees’  wages,  benefits  and  taxes  shall  be  included  in  Operating  Expenses based on the portion of their working time devoted to the Building); maintenance, repair and  replacement of the driveways, parking and sidewalk areas (including snow and ice removal), landscaped  areas,  and  lighting;  and  maintenance  and  repair  costs,  dues,  fees  and  assessments  incurred  under  any  covenants  or  charged  by  any  owners  association,  and the costs  of  operating  any  facilities  available  to  employees of Tenant and to some or all other tenants in the Park.  The cost of any Operating Expenses  that are capital in nature ("Capital Expenses") and that are either (A) required by any new (or change in)  Laws (as defined in Section 5.02(a)) which are enacted or made applicable to the Building or Common  Areas  after  the  Commencement  Date,  (B)  needed  to repair  or  maintain  existing  improvements,  or  (C)  incurred  to  reduce  Operating  Expenses  (each,  "Permitted  Capital  Expenses"),  together  with  interest  thereon at the rate of ten percent per annum or such higher rate as may have been paid by Landlord on  funds borrowed for the purpose of funding such Permitted Capital Expenses, shall be amortized over the  expected  useful  life  thereof  (as  reasonably  determined  by  Landlord)  and  in  each  calendar  year  of  the  Lease Term only the amortized portion of such Permitted Capital Expenses shall be included in Operating  Expenses, and such amortized portion shall be prorated with respect to any partial calendar year during  the Lease Term.         Notwithstanding  the  foregoing, Operating  Expenses  shall  not  include  the following:  leasing  commissions, attorneys' fees and other expenses related to leasing tenant space; the cost of building out  leasable space in preparation for occupancy (excluding any portion of said cost that results from repairs,  replacements  or  maintenance  work  that  would  otherwise  have  been  performed  or  were  otherwise  required); repairs,  replacements  and  general  maintenance  paid  by  insurance  proceeds  or  condemnation  proceeds; except as provided  above  in this  Section 3.02(b), depreciation, amortization, and the cost of  capital  improvements  or  additions;  expenses  for  repairs  or  maintenance  related  to  the  Building  or  Common  Areas  that  have  been  reimbursed  to  Landlord  pursuant  to  warranties  or  service  contracts;  principal  and  interest  payments  on  indebtedness  secured  by  liens  against  the  Building,  or  costs  of  refinancing such indebtedness; goods and services purchased from Landlord's subsidiaries and affiliates  to the extent the cost of same is not generally consistent with rates charged by unaffiliated third parties for  similar goods and services; rent paid under any ground lease; the capital cost of correcting defects in the                                         9  I\14399819.10  

 

   construction  for  the  Building (except  as  expressly  provided  above  with  respect  to Permitted Capital  Expenses); cost  to  comply  with  any Laws  applicable  to  the  Building  or  Common  Areas on the  Commencement Date (except as expressly provided above with respect to Permitted Capital Expenses);  insurance  costs  incurred  due  to  co-insurance  penalties;  except  to  the  extent  caused  or  exacerbated  by  Tenant or its agents, employees, contractors, customers or invitees, and subject to the terms of Article 15,  costs  of  testing  (except  for  routine  water  and  other routine  tests,  including,  without  limitation, routine  mold and other air quality tests; provided, that any such routine tests shall be conducted in accordance  with  sound  property  management  practices),  containing,  removing  (except  for  the  disposal  of any  Hazardous  Substances in  immaterial  amounts or routine  Hazardous  Substances that  are  reasonably  necessary to operate and maintain the Building, all handled in compliance with applicable Law in any  event, including, without limitation, light bulbs and generator oil; provided, that any such disposal shall  be performed in accordance with sound property management practices) or abating or any costs otherwise  caused by any Hazardous Substance in violation of applicable Law; and expenses incurred in leasing or  procuring  new  tenants,  including  advertising  and  marketing  expenses  and  expenses  for  preparation of  leases  or  renovating  space  for  new  tenants,  rent  allowances,  lease  takeover  costs,  payment  of  moving  costs and similar costs and expenses.         (c)   "Tenant's Proportionate Share of Operating Expenses": an amount equal to the remainder  of (i) the product obtained by multiplying Tenant's Proportionate Share by the Operating Expenses for the  applicable calendar year, less (ii) the product obtained by multiplying Tenant's Proportionate Share by the  Operating Expenses for the Base Year, provided that such amount shall not be less than zero.         (d)   "Real Estate Taxes": any form of real estate tax or assessment or service payments in lieu  thereof or water or sewer tax or charges, and any license fee, commercial rental tax, improvement bond,  charges in connection with an improvement district or other similar charge or tax (other than inheritance,  personal income  or  estate  taxes)  imposed  upon  the  Building  or  Common  Areas,  or  against  Landlord's  business of leasing the Building, by any authority having the power to so charge or tax, together with  costs  and  expenses  of  contesting  the  validity  or  amount  of  the  Real  Estate  Taxes. Notwithstanding  anything herein to the contrary, “Real Estate Taxes” shall not include and Tenant shall not be required to  pay any portion of any tax or assessment expense or any increase therein (a) levied on Landlord’s rental  income,  unless  such  tax  or  assessment  is  imposed  in  lieu  of  real  property  taxes;  (b)  in  excess  of  the  amount which  would be  payable  if such  tax  or assessment expense  were  paid in installments  over the  longest permitted term; (c) imposed on land and improvements other than those within the Park; and (d)  attributable to Landlord’s net income, inheritance, gift, transfer, or estate taxes.         Section 3.03. Payment of Additional Rent.         (a)   Any amount required to be paid by Tenant hereunder (other than Minimum Annual Rent)  and any charges or expenses incurred by Landlord on behalf of Tenant under the terms of this Lease shall  be considered "Additional Rent" payable in the same manner and upon the same terms and conditions as  the Minimum Annual Rent reserved hereunder, except as set forth herein to the contrary. Any failure on  the  part  of  Tenant  to  pay  such  Additional  Rent  when  and  as  the  same  shall  become  due  shall  entitle  Landlord to the remedies available to it for non-payment of Minimum Annual Rent. Minimum Annual  Rent and Additional Rent are sometimes referred to herein, collectively, as "Rent". The covenants to pay  Rent and other amounts due hereunder are independent covenants and Tenant shall have no right to hold  back, offset or fail to pay any such amounts for any reason whatsoever, except as may be specifically  provided for herein to the contrary, it being understood and acknowledged by Tenant that Tenant's only  recourse is to seek an independent action against Landlord.         (b)   In addition to the Minimum Annual Rent specified in this Lease, commencing as of the  Commencement Date, Tenant shall pay to Landlord as Additional Rent for the Leased Premises, in each                                         10  I\14399819.10  

 

   calendar  year  or  partial  calendar  year  during  the  Lease  Term, an  amount  equal  to  the  Annual  Rental  Adjustment for such calendar year, provided that notwithstanding anything in this Lease to the contrary,  with respect to the partial calendar year 2022 and the calendar year 2023, Tenant shall pay to Landlord as  Additional  Rent  for  the  Leased  Premises,  the  amount  of  the  Base  Year  Adjustment.   Landlord  shall  estimate the Annual Rental Adjustment annually, as well as the Base Year Adjustment, and written notice  thereof shall be given to Tenant prior to the beginning of each calendar year, as applicable.  Tenant shall  pay to Landlord each month, at the same time the Monthly Rental Installment is due, an amount equal to  one-twelfth (1/12) of the estimated Annual Rental Adjustment, or Base Year Adjustment, as applicable.   Tenant shall be responsible for delivering the Additional Rent to the payment address set forth in Section  1.01(l) above  in accordance  with this Section  3.03.  If  Operating  Expenses  increase  during  a  calendar  year,  Landlord  may  increase  the  estimated  Annual  Rental  Adjustment or  Base  Year  Adjustment,  as  applicable, during such calendar year by giving Tenant written notice to that effect, and thereafter Tenant  shall pay to Landlord, in each of the remaining months of such calendar year, an amount equal to the  amount  of  such  increase  in  the  estimated  Annual  Rental  Adjustment or  Base  Year  Adjustment,  as  applicable, divided by the number of months remaining in such calendar year.  Within a reasonable time  after the end of each calendar year, Landlord shall prepare and deliver to Tenant a statement showing the  actual Annual Rental Adjustment or Base Year Adjustment, as applicable, for such calendar year.  If the  estimated Annual Rental Adjustment or Base Year Adjustment, as applicable, payments made by Tenant  are less than the actual Annual Rental Adjustment or Base Year Adjustment, as applicable, then Tenant  shall  pay  to  Landlord  the  difference  between  the  actual  Annual  Rental  Adjustment or  Base  Year  Adjustment, as applicable, for the preceding calendar year and the estimated payments made by Tenant  during such calendar year within thirty (30) days after receipt of the aforementioned statement.  In the  event that the estimated  Annual Rental Adjustment or Base Year Adjustment, as  applicable, payments  made  by  Tenant  are greater  than  the  actual  Annual  Rental  Adjustment or  Base  Year  Adjustment,  as  applicable, then Landlord shall credit the amount of such overpayment toward the next Monthly Rental  Installment(s) and  the  next  monthly  estimated  Annual  Rental  Adjustment  payment(s) due  under  this  Lease until  such  overpayment  is  recovered  by  Tenant  in  full  (provided,  that  if  the  Lease shall  have  expired or terminated, and (i) Tenant has vacated the Leased Premises and (ii) there are then no Defaults  outstanding under this Lease, then Landlord shall send a refund check to Tenant, after first deducting any  amounts owed by Tenant under this Lease, within thirty (30) days after delivery of the aforementioned  statement).  This Section 3.03 shall survive the expiration or any earlier termination of this Lease.         Section 3.04. Late Charges.  Tenant acknowledges that Landlord shall incur certain additional  unanticipated  administrative  and  legal  costs  and  expenses  if  Tenant  fails  to  pay  timely  any  payment  required hereunder.  Therefore, in addition to the other remedies available to Landlord hereunder, if any  payment required to be paid by Tenant to Landlord hereunder shall become overdue, such unpaid amount  shall  bear  interest  from  the  due  date  thereof  to  the  date  of  payment  at  the  prime  rate  of  interest,  as  reported  in  the  Wall  Street  Journal  (the  "Prime  Rate")  plus  six  percent  (6%)  per  annum;  provided,  however, such interest rate shall not be less than twelve percent (12%) per annum.                           ARTICLE 4 - SECURITY DEPOSIT         Upon execution and delivery of this Lease by Tenant, Tenant shall deposit the Security Deposit  with Landlord as security for the full and faithful performance by Tenant of all of Tenant's obligations  contained in this Lease.  In the event of a Default by Tenant, Landlord may apply all or any part of the  Security Deposit to cure all or any part of such Default; provided, however, that any such application by  Landlord shall not be or be deemed to be an election of remedies by Landlord or considered or deemed to  be  liquidated  damages.   Tenant  agrees  to  promptly  deposit,  upon  demand,  such  additional  sum  with  Landlord  as  may  be  required  to  maintain  the  full  amount  of  the  Security  Deposit.   All  sums  held  by  Landlord  pursuant  to  this Article  4 shall  be  without  interest  and  may  be  commingled  by  Landlord.   Provided that Tenant is not then in default (regardless of notice and cure periods since the Lease will have                                         11  I\14399819.10  

 

   expired or terminated at such time), and provided that there are then no repairs required to be made by  Tenant pursuant to Section 2.03 above or Section 7.03 below, Landlord shall return the Security Deposit,  or so much as has not been applied by Landlord to cure a default or to make such a repair that is Tenant's  obligation, to Tenant within sixty (60) days after the date on which Tenant vacates the Leased Premises  after  the  expiration  or  earlier  termination  of  the  Lease.   In  the  event  of  a  sale  or  master  lease  of  the  Building, Landlord shall transfer the Security Deposit to the purchaser or lessee, and if the same be turned  over as aforesaid, Landlord shall thereupon be released by Tenant from all responsibility or liability for  the  return  of the  Security Deposit, and  Tenant shall look  to  such  purchaser  or lessee  for return  of  the  Security Deposit.         (a)   Letter  of  Credit  as  Security  Deposit.  Anything  in  this  Article  4  to the  contrary  notwithstanding,  within  thirty  (30)  days  following  execution  of  this  Lease,  Tenant  may  satisfy  the  Security  Deposit  requirement  by  delivering  to  Landlord  (as  beneficiary),  with  a  copy  to  Landlord’s  attorney, a standby letter of credit ("Letter of Credit") in form and content satisfactory to Landlord.  If  Tenant shall provide Landlord a Letter of Credit in accordance with this Lease, Landlord shall promptly  return the cash Security Deposit to Tenant upon receipt of such Letter of Credit.         (b)   Requirements of Letter of Credit. The Letter of Credit shall be, among other things:         (i)   subject to the International Standby Practices 1998, International Chamber of Commerce        Publication No. 590;         (ii)  negotiable, irrevocable and unconditional;         (iii) in the amount of $823,641.15;         (iv)  conditioned for payment solely upon presentation of the Letter of Credit and a sight draft        accompanied  with  a  certification  by  Landlord  that either a Default (or  a  default  regardless  of        notice and cure periods if the Lease has expired or been terminated at such time) has occurred or        that Tenant failed to renew the Letter of Credit, pursuant to the Lease, at least 30 days prior to its        expiration  date  for  another one  year  period  or  replace  it  with  a  substitute  acceptable  to  the        beneficiary, and  that:  (1)  Landlord (including  any  successor  thereto) is  the  beneficiary  of  the        Letter  of  Credit; (2)  Landlord  has  given  written  notice  to Tenant  to cure  the default and  such        default  has  not  been  cured  up  to  the  date  of  the  drawing  under  the  Letter  of  Credit;  and  (3)        Landlord is authorized to draw down under the Letter of Credit in the requested amount;          (v)   available for partial draws with a reducing balance; and         (vi)  transferable one or more times by Landlord without the consent of Tenant.         (c)   Transfer Fee. Tenant acknowledges and agrees that it shall pay upon Landlord’s demand,  as Additional Rent, any and all costs or fees charged in connection with the Letter of Credit that arise due  to:  (i)  Landlord’s  sale  or  transfer  of  all  or  a  portion  of  the  Building;  or  (ii)  the  addition,  deletion,  or  modification of any beneficiaries under the Letter of Credit.         (d)   Issuing Bank. The Letter of Credit shall be issued by a member of The Clearing House  Association  L.L.C.,  f/k/a  The  New  York  Clearing  House  Association,  or  a  commercial  bank  or  trust  company satisfactory to Landlord, having banking offices at which the Letter of Credit may be drawn  upon  in  Indianapolis,  Indiana or  via  Facsimile and  a  tangible  net  worth  of  not  less  than  $1  billion.  Landlord hereby approves Silicon Valley Bank as the issuer of the Letter of Credit.                                          12  I\14399819.10  

 

         (e)   Expiration of Letter of Credit. The Letter of Credit shall expire not earlier than twelve  (12)  months  after  the  date of  delivery  thereof  to  Landlord  and  shall  provide  that  same  shall  be  automatically renewed for successive twelve (12) month periods through a date which is not earlier than  sixty (60) days after the expiration date of this Lease, or any renewal or extension thereof, unless written  notice  of  nonrenewal  has been  given  by  the  issuing bank  to  Landlord  by  certified  mail, return  receipt  requested, not less than sixty (60) days prior to the expiration of the current period. If the issuing bank  does not renew the Letter of Credit, and if Tenant does not deliver a substitute Letter of Credit at least  thirty (30) days prior to the expiration of the current period, then, in addition to its rights granted under  this Section, Landlord shall have the right to draw on the existing Letter of Credit. If Landlord fails to  timely draw on a Letter of Credit and the Letter of Credit expires, Tenant shall, within five (5) days after  notice from Landlord, replace the Letter of Credit in the form required in this Section, or deposit with  Landlord  cash  in  the  amount  of  such  Letter  of  Credit;  Landlord  shall  have  the  right  to  hold  the  cash  proceeds as the Security Deposit or use the cash proceeds to obtain a substitute Letter of Credit in the  form provided for in this Section, and the substitute Letter of Credit shall constitute the Security Deposit,  provided  that  any  issuance  and  maintenance  fees  shall  be  the  obligation  of  Tenant  and  immediately  payable by Tenant upon notice from Landlord.         (f)   Draws.         (i)   Landlord may use, apply, or retain the proceeds of the Letter of Credit to the same extent        that Landlord may use, apply, or retain the cash Security Deposit, as set forth in this Article;         (ii)  In addition to the right to draw for expiry of the Letter of Credit, Landlord may draw on        the Letter of Credit, in whole or in part, from time to time, at Landlord's election by issuance of a        sight draft, upon any default under this Lease, including but not limited to a default resulting from        the bankruptcy of Tenant; and         (iii) If Landlord partially draws down the Letter of Credit, Tenant shall, within ten (10) days        after Landlord gives Tenant notice thereof, restore all amounts drawn by Landlord, or substitute        cash security instead.         (g)   Cooperation by Tenant. Tenant hereby agrees to cooperate, at its expense, with Landlord  to promptly execute and deliver to Landlord any and all modifications, amendments, and replacements of  the  Letter of Credit, as  Landlord may reasonably request to carry out the terms  and  conditions  of this  Section. Notwithstanding the foregoing, Tenant shall not cause or permit the terms and conditions of the  Letter of Credit to be altered, amended or rescinded without the prior written consent of Landlord, which  consent may be withheld or granted in Landlord's sole and absolute discretion.                          ARTICLE 5 - OCCUPANCY AND USE         Section 5.01. Use.  Tenant shall use the Leased Premises for the Permitted Use and for no other  purpose without the prior written consent of Landlord.          Section 5.02. Covenants of Tenant Regarding Use.         (a)   Tenant shall (i) use and maintain the Leased Premises and conduct its business thereon in  a safe, careful, reputable and lawful manner, (ii) comply with all covenants and restrictions that encumber  the Building and all applicable laws, rules, regulations, orders, ordinances, directions and requirements of  any governmental authority or agency, now in force or which may hereafter be in force (collectively, the  "Laws"), including, without limitation, those Laws which shall impose upon Landlord or Tenant any duty  with respect to or triggered by a change in the use or occupation of, or any improvement or alteration to,                                         13  I\14399819.10  

 

   the Leased Premises, and (iii) comply with and obey all reasonable directions, rules and regulations of  Landlord,  including  the  Building  rules  and  regulations  attached  hereto  as Exhibit  D and  made  a  part  hereof (the "Rules and Regulations"), as such Rules and Regulations may be modified from time to time  by  Landlord  upon  reasonable  notice  to  Tenant;  provided,  that  any  modification  shall  not  materially  increase any obligations or materially diminish any rights of Tenant under this Lease.  In the event of a  conflict between the Rules and Regulations and the provisions of this Lease, the provisions of this Lease  shall govern and control.         (b)   Tenant shall not do or permit anything to be done in or about the Leased Premises that  will in any way cause a nuisance, obstruct or interfere with the rights of other tenants or occupants of the  Building or injure or annoy them.  Landlord shall not be responsible to Tenant for the non-performance  by  any  other  tenant  or  occupant  of  the  Building  of  Landlord's  directions  or  any  of  the  Rules  and  Regulations, but Landlord agrees that any enforcement thereof shall be done uniformly.  Tenant shall not  use the Leased Premises, nor allow the Leased Premises to be used, for any purpose or in any manner that  would (i) invalidate any policy of insurance now or hereafter carried by Landlord on the Building, or (ii)  increase the rate of premiums payable on any such insurance policy unless Tenant reimburses Landlord  for any such increase in premiums charged.         Section 5.03. Landlord's  Rights  Regarding  Use.   In  addition  to  Landlord's  rights  specified  elsewhere in this Lease, (a) Landlord shall have the right at any time, without notice to Tenant, to control,  change or otherwise alter the Common Areas in such manner as it deems necessary or proper (provided  that any such activities do not unreasonably interfere with Tenant's use of, or access to, the Premises and  the  Building  parking  areas),  and  (b)  Landlord,  its  agents,  employees, representatives,  consultants,  contractors and any mortgagees of the Building, shall have the right (but not the obligation) to enter any  part  of  the  Leased  Premises  at  reasonable  times  upon  reasonable  notice  (except  in  the  event  of  an  emergency where no notice shall be required) and to enter upon the Building and Common Areas at any  time without notice for the purposes of examining or inspecting the same (including, without limitation,  testing  to  confirm  Tenant's  compliance  with  this  Lease),  showing  the  same  to  prospective  purchasers,  mortgagees or tenants, and making such repairs, alterations or improvements to the Leased Premises or  the Building as Landlord may deem necessary or desirable.  Landlord shall incur no liability to Tenant for  such entry, nor shall such entry constitute an eviction of Tenant or a termination of this Lease, or entitle  Tenant  to  any  abatement  of  rent  therefor. Notwithstanding  the  foregoing,  Landlord  shall  use  commercially reasonable efforts to minimize any interference with Tenant's use of the Premises during  any such entries, and Landlord and Landlord’s agents, except in the case of emergency, shall (i) provide  Tenant with twenty-four (24) hours' oral or written notice prior to entry in to the Leased Premises, and (ii)  comply with Tenant’s reasonable security measures of which Landlord has been notified.         Section 5.04. Signage.  Landlord  may  install  such  signs or notices (including  without  limitation,  as  to  tenant events,  Park events,  fire  drills,  etc.) or  tenant  identification  information  on  the  Building  directory,  tenant  access  doors  or  other  areas  of  the  Building,  as  it  shall  deem  necessary  or  proper.  Tenant shall not place any exterior signs on the Leased Premises or interior signs visible from the  exterior  of  the  Leased  Premises  without  the  prior  written  consent  of  Landlord. Landlord  shall  not  unreasonably withhold consent to any interior signs visible from the exterior of the Leased Premises so  long as such signs comply with all Laws. Upon expiration or early termination of the Lease Term, Tenant  shall  remove all  interior signs and  repair  all  damage  to  the Leased  Premises  or  the  Building caused  thereby. Notwithstanding any other provision of this Lease to the contrary, Landlord may immediately  remove any sign(s) placed by Tenant in violation of this Section 5.04.          Notwithstanding anything herein to the contrary, provided that Tenant is not in Default of this  Lease,  then  from  and  after  the  Commencement  Date,  Landlord  shall  provide  Tenant  with  a  Building  standard listing on the monument signage at the main exterior entrance of the Building, at Tenant's cost.                                         14  I\14399819.10  

 

   Tenant agrees to maintain such monument sign listing in first-class condition and in compliance with all  zoning and building codes throughout the Lease Term.  Upon expiration or early termination of the Lease  Term,  Tenant  shall  remove  the  monument  sign  listings  and  repair  all  damage  to  the  monument  sign  caused thereby. Landlord and Tenant acknowledge and agree that Tenant also has the right to a listing on  the Building's monument sign, pursuant to the Sublease and the Consent to Sublease at Tenant's sole cost  and  expense,  and  if  so  installed  during  the  term  of  the  Sublease,  such  listing  may  continue  to  be  maintained by Tenant through the Lease Term in accordance with this Section.         Notwithstanding anything herein to the contrary, provided that Tenant is not in Default of this  Lease, then from and after the Commencement Date, Tenant shall have the right to install, at Tenant's sole  cost and expense, two (2) exterior signs (the "Façade Signs") showing the name of Tenant's business (one  sign shall be placed on the south side of the Building facing Interstate 465 and one sign shall be placed on  the north side (front) of the Building facing Priority Way West Drive), subject to the following terms and  conditions: (a) the size, appearance, content and location of such Façade Signs shall be subject to the prior  written approval of Landlord and of any owners association of which Landlord is a member (a "Property  Owners Association"), (b) Tenant shall be responsible, at its sole cost and expense, for ensuring that the  Façade Signs and the installation thereof complies with any and all applicable Laws, (c) Tenant shall be  responsible, at its sole cost and expense, before erecting any such Landlord-approved Façade Signs, for  obtaining  any  and  all  necessary  or  appropriate  approvals,  permits,  consents  and  licenses  from  any  applicable  governmental  authorities  or  other  third  parties  (including  without  limitation  any  Property  Owners Association) with respect to such Façade Signs and shall thereafter, at Tenant's cost and expense,  maintain all such approvals, permits, consents and licenses in full force and effect, and (d) Tenant shall, at  Tenant's cost and expense, maintain the Façade Signs in first-class condition and repair. Any changes to  any  such  Landlord-approved Façade  Signs shall  be  subject  to  Landlord's  prior  written  approval.   Landlord's  approval  of  such Façade  Signs shall  not,  and  shall  not  be  deemed  to,  constitute  a  representation or acknowledgement by Landlord that Tenant's proposed Façade Signs and the installation  thereof complies with any Laws, nor shall such approval by Landlord relieve Tenant of any of Tenant's  obligations under subsections (b) or (c) of the preceding sentence. Promptly upon the expiration or sooner  termination of this Lease, Tenant shall, at its cost and expense, remove all Façade Signs and repair and  restore the Building to correct any damage caused by the installation or removal of such Façade Signs.  Installation,  maintenance,  or  removal  of  such Façade  Signs shall  be  completed  by  a  sign  contractor  chosen by Tenant from three (3) approved sign contractors submitted to Tenant by Landlord, at Tenant's  sole expense.  In the event of a subletting or assignment of the Leased Premises, Tenant's subtenant or  assignee, regardless of Landlord's approval of such sublease or assignment, shall not have rights to such  Façade Signs or any other exterior signage  unless  approved  by Landlord in Landlord's  sole discretion.  Notwithstanding the foregoing, (i) a Permitted Transferee (as defined below), (ii) any approved assignee  of the entirety of this Lease or (iii) any approved sublessee of 2/3 or more of the rentable square footage  of  the  Leased  Premises  or  two  (2)  full  floors  or  more  of  the  Leased  Premises (in  either  case  in  one  transaction), shall have the right to replace one or both of the Façade Signs with its own signage, subject  to  all  provisions  herein  with  respect  to  such  Façade  Signs,  including  without limitation  Landlord's  approval  rights. Landlord  and  Tenant  acknowledge  and  agree  that, pursuant  to  the  Sublease and  the  Consent to Sublease, Tenant also has the right to replace one of such Façade Signs (facing Interstate 465),  at Tenant's sole cost and expense during the term of the Sublease, and if so installed during the term of the  Sublease,  such  Façade  Sign  may  continue  to  be  maintained  by  Tenant  through  the  Lease  Term  in  accordance with this Section as one of the two permitted Façade Signs referenced herein.         Section 5.05. Parking.  Tenant shall be entitled to the non-exclusive use of the parking spaces  designated  for  the  Building  by  Landlord.   Tenant  agrees  not  to  overburden  the  parking  facilities  and  agrees to cooperate with Landlord and other tenants in the use of the parking facilities.  Landlord reserves  the right in its absolute discretion to determine whether parking facilities are becoming crowded and, in  such event, to allocate parking spaces among Tenant and other tenants; provided, however, that, Tenant’s                                         15  I\14399819.10  

 

   parking rights shall not be reduced by Landlord.  There will be no assigned parking unless Landlord, in its  sole discretion, deems such assigned parking advisable.  No vehicle may be repaired or serviced in the  parking  area  and  any  vehicle  brought  into  the parking  area  by  Tenant,  or  any  of  Tenant's  employees,  agents,  representatives, contractors,  customers,  guests  or invitees, and  deemed  abandoned  by Landlord  will be towed and all costs thereof shall be borne by the Tenant.  All driveways, ingress and egress, and  all parking spaces are for the joint use of all tenants.  There shall be no parking permitted on any of the  streets or roadways located within the Park.  In addition, Tenant agrees that its employees will not park in  the spaces designated visitor parking. On or before the Commencement Date, Landlord shall designate  (by marking "Reserved for eHealth Guests" on the pavement to the extent not already so marked at the  Commencement Date), at Tenant's sole cost and expense, seven (7) parking spaces (to be located in the  same location as the Sublessor's reserved spaces are located as of the Effective Date pursuant to the Home  Point Lease) for the use of Tenant and its agents, contractors, visitors, and invitees.  The current ratio of  parking spaces available for Tenant's use as of the Effective Date is 4.7 spaces per 1,000 rentable square  feet in the Leased Premises. Notwithstanding anything herein to the contrary, Tenant shall have the use of  not less than 383 of the general parking spaces designated for the Building at no additional cost to Tenant.  The  immediately  preceding  sentence  does  not  operate  to  exclude  from  Operating  Expenses  any  item  properly  includable  therein  (including,  but  not  limited  to,  costs  and  expenses  related  to  parking  area).  Landlord shall not be responsible for the monitoring, policing or enforcing of the use of designated or  undesignated parking spaces at the Building.                ARTICLE 6 - UTILITIES AND OTHER BUILDING SERVICES         Section 6.01. Services  to  be  Provided.   Landlord  shall  furnish  to  Tenant  during  the  Lease  Term, except as noted below, the following utilities and other services:         (a)   HVAC  service  between  the  hours  of  7:00  a.m.  and  6:00  p.m.  Monday  through  Friday  and, upon Tenant's prior written request, 8:00 a.m. to 1:00 p.m. on Saturday of each week except on legal  holidays;         (b)   Electrical  current in  an  amount  not  to  exceed  the  capacity  of  the  Building,  as  such  capacity exists from time to time;         (c)   Water in the Common Areas for lavatory and drinking purposes;         (d)   Sewer service;         (e)   Automatic elevator service;         (f)   Cleaning and janitorial service in the Leased Premises and Common Areas on Monday  through Friday of each week except legal holidays; provided, however, Tenant shall be responsible for  carpet cleaning other than routine vacuuming;         (g)   Washing of windows at intervals reasonably established by Landlord;         (h)   Replacement  of  all  lamps,  bulbs,  starters  and  ballasts  in  Building  standard  lighting  as  required from time to time as a result of normal usage; and         (i)   Maintenance of the Common Areas, including the removal of rubbish, ice and snow.                                          16  I\14399819.10  

 

         Section 6.02. Additional Services.         (a)   If Tenant requests utilities or building services in addition to those identified above, or if  Tenant uses any of the above utilities or services in frequency, scope, quality or quantity substantially  greater than that which Landlord determines is normally required by other tenants in the Building or by  tenants in comparable office buildings, then Landlord shall use reasonable efforts to attempt to furnish  Tenant with such additional utilities or services.  In the event Landlord is able to and does furnish such  additional utilities or services, (i) the costs thereof (which shall be deemed to mean the cost that Tenant  would have incurred had Tenant contracted directly with the utility company or service provider) shall be  borne  by  Tenant,  who  shall  reimburse  Landlord  monthly  for  the  same  as  Additional  Rent,  and  (ii)  Landlord  shall  also  have  the  right  to  submeter  or  separately  meter  the  Leased  Premises  (or  portion  thereof) at Tenant's sole cost, and Tenant shall pay such utilities based on the submeter or separate meter.         (b)   If  any  lights,  density  of  staff,  machines  or  equipment  used  by  Tenant  in  the  Leased  Premises materially affect the temperature otherwise maintained by the Building's air-conditioning system  or generate substantially more heat in the Leased Premises than that which Landlord determines would  normally be generated by tenants in comparable office buildings, then Landlord shall have the right to  install  any  machinery  or  equipment  that  Landlord  considers  reasonably  necessary,  including,  without  limitation,  equipment  that modifies the  Building's  HVAC  system.   All  costs  expended  by  Landlord to  install  any  such  machinery  and  equipment  and  any  additional  costs  of  operation  and  maintenance  in  connection therewith shall be borne by Tenant, who shall reimburse Landlord for the same as provided in  this Section 6.02.         (c)   HVAC can be provided at additional times outside of the hours listed in Section 6.01(a)  above upon at least twenty-four (24) hours prior written request by Tenant at a rate of Fifty and 00/100  Dollars ($50.00) per hour for the Building or approximately Sixteen and 00/100 Dollars ($16.00) per hour  per floor.  This rate represents a combination of usage and wear and tear on the HVAC system, and is  subject  to  change  at  Landlord’s  discretion  during the  Lease  Term. Landlord  represents  that Landlord  shall, except as otherwise provided in this Lease, maintain a temperature in the Building between 68 and  74 degrees year round, based on all lobby and entrance doors being closed and any windows being closed.         Section 6.03. Interruption of Services.  Tenant acknowledges and agrees that any one or more  of  the  utilities  or  other  services  identified  in Sections  6.01 or 6.02 or  otherwise  hereunder  may  be  interrupted  by  reason  of  accident,  emergency  or  other  causes  beyond  Landlord's  control,  or  may  be  discontinued or diminished temporarily by Landlord or other persons until certain repairs, alterations or  improvements  can  be  made.   Landlord  shall  not  be  liable  in  damages  or  otherwise  for  any  failure  or  interruption of any utility or service and no such failure or interruption shall entitle Tenant to terminate  this Lease or withhold sums due hereunder.         Section 6.04. Telephone and Telecommunications Systems.  Tenant shall be responsible, at its  sole  cost  and  expense,  for  the  installation,  repair,  maintenance  and  use  of  its  own  telephone  and  telecommunications systems ("T&T Systems").  All wiring for the T&T Systems shall be done within the  Leased  Premises  only,  and  Tenant's  installation,  repair  and  maintenance  of  its  T&T  systems  shall  not  interfere with or disrupt the activities of any other tenant in the Building.  Tenant shall remove all T&T  systems installed by Tenant or the Sublessor, including, without limitation, all wiring and cabling of such  T&T systems, at the expiration or earlier termination of the Lease and shall repair all damage caused by  the installation or removal of the T&T Systems, all at Tenant's sole cost and expense.  All of Tenant's  T&T Systems requirements, and the installation, repair and maintenance requirements therefor, shall be  submitted  in  writing  to  Landlord  and  are  subject  to  Landlord's  prior  approval,  which  shall  not  be  unreasonably withheld. Tenant acknowledges and agrees that all mechanical rooms and control rooms in  the Building shall remain Common Areas and subject to Landlord's control.                                         17  I\14399819.10  

 

               ARTICLE 7 - REPAIRS, MAINTENANCE AND ALTERATIONS         Section 7.01. Repair and Maintenance of Building.  Landlord shall make all necessary repairs  and replacements to the roof, exterior walls, exterior doors, windows, corridors and other Common Areas,  and Landlord shall keep the Building in a clean and neat condition and use reasonable efforts to keep all  equipment used in common with other tenants in good condition and repair.  The cost of such repairs,  replacements and maintenance shall be included in Operating Expenses to the extent provided in Section  3.02; provided however, to the extent any such repairs, replacements or maintenance are required because  of the negligence, misuse or default of Tenant, its employees, agents, contractors, customers or invitees,  Landlord shall make such repairs at Tenant's sole expense.         Section 7.02. Repair and Maintenance of Leased Premises.  Landlord shall keep and maintain  the  Leased  Premises  in  good  condition  and  repair.   The  cost  of  such  repairs  and  maintenance  to  the  Leased Premises shall be included in Operating Expenses; provided however, to the extent any repairs or  maintenance are required in the Leased Premises because of the negligence, misuse or default of Tenant,  its employees, agents, contractors, customers or invitees or are made at the specific request of Tenant,  Landlord shall make such repairs or perform such maintenance at Tenant's sole expense.  Notwithstanding  the  above,  Tenant  shall  be  solely  responsible  for  any  repair  or  replacement  with  respect  to  Tenant's  Property (as defined in Section 8.01 below) located in the Leased Premises, the Building or the Common  Areas.  Nothing in this Article 7 shall obligate Landlord or Tenant to repair normal wear and tear to any  paint, wall covering or carpet in the Leased Premises.         Section 7.03. Alterations/Liens.  Tenant  shall  not  permit  alterations  in  or  to  the  Leased  Premises  without  Landlord's  prior  written  consent (which  consent  shall  not  be  unreasonably  withheld,  conditioned, or delayed so long as such alterations do not affect the Building's exterior or structure or  adversely affect the Building Systems), and unless and until Landlord has approved the plans therefor in  writing.  As a condition of such approval, Landlord hereby agrees that, upon written request by Tenant, at  the  time  that  Tenant  is  contemplating  alterations,  Landlord  will  inform  Tenant  as  to  whether  such  proposed alterations will be required to be removed by Tenant and the Premises restored at the end of the  Lease Term; otherwise, all such alterations shall at Landlord's option become a part of the realty and the  property of Landlord, and shall not be removed by Tenant.  Tenant shall ensure that all alterations shall be  made in accordance with all applicable Laws, in a good and workmanlike manner and of quality equal to  or better than the original construction of the Building.  Notwithstanding anything herein to the contrary,  Tenant’s  Property  (defined  below) shall at  all  times  be  and remain Tenant’s  property  and  at any  time  Tenant may remove Tenant’s Property from the Leased Premises, provided that Tenant repairs all damage  caused by such removal.  Landlord shall have no lien or other interest in any item of Tenant’s Property;  provided, however, that the foregoing shall not affect Landlord's rights under Section 2.03 of this Lease.   No person shall be entitled to any lien derived through or under Tenant for any labor or material furnished  to the Leased Premises, and nothing in this Lease shall be construed to constitute Landlord's consent to  the creation of any lien.  If any lien is filed against the Leased Premises for work claimed to have been  done  for  or  material  claimed  to  have  been  furnished  to  Tenant,  Tenant  shall  cause  such  lien to  be  discharged of record within thirty (30) days after filing.  Tenant shall indemnify Landlord from all costs,  losses, expenses and attorneys' fees in connection with any construction or alteration and any related lien.   With respect to any alterations in or to the Leased Premises made or proposed to be made by or on behalf  of  Tenant,  Tenant  shall  reimburse  Landlord  for  Landlord's  reasonable,  actual,  out-of-pocket  costs  and  expenses actually incurred in connection with Landlord's review of plans for such work or supervision of  such work. Tenant agrees that at Landlord's option, Landlord or Landlord's contractor shall perform all  work on any alterations to the Leased Premises and in such case shall receive a construction management  fee in connection therewith.                                          18  I\14399819.10  

 

                       ARTICLE 8 - INDEMNITY AND INSURANCE         Section 8.01. Release.   All  of  Tenant's  trade  fixtures,  merchandise,  inventory,  special  fire  protection  equipment,  telecommunication  and  computer  equipment,  supplemental  air  conditioning  equipment, kitchen equipment and all other personal property located in or about the Leased Premises, the  Building or the Common Areas, which is deemed to include the trade fixtures, merchandise, inventory  and  personal  property  of  others  located  in  or  about  the  Leased  Premises  or  Common  Areas  at  the  invitation,  direction  or  acquiescence  (express  or  implied)  of  Tenant  (all  of  which  property  shall  be  referred  to  herein,  collectively,  as  "Tenant's  Property"),  shall  be  and  remain  at  Tenant's  sole  risk.   Landlord shall not be liable to Tenant or to any other person for, and Tenant hereby releases Landlord  (and its affiliates, property managers and mortgagees) from (a) any and all liability for theft of or damage  to  Tenant's  Property,  and  (b)  any  and  all  liability  for  any  injury  to  Tenant  or  its  employees,  agents,  representatives, contractors, customers, guests and invitees in or about the Leased Premises, the Building,  the  Common  Areas  or  the  Park,  except  to  the  extent  of  personal  injury  caused  directly  by  the  sole  negligence or willful misconduct of Landlord, its agents, employees or contractors.  Nothing contained in  this Section 8.01 shall limit (or be deemed to limit) the waivers contained in Section 8.06 below.  In the  event of any conflict between the provisions of Section 8.06 below and this Section 8.01, the provisions  of Section 8.06 shall prevail.  This Section 8.01 shall survive the expiration or earlier termination of this  Lease.         Section 8.02. Indemnification  by  Tenant.   Tenant  shall  protect,  defend,  indemnify  and  hold  harmless Landlord, its agents, employees and contractors of all tiers from and against any and all claims,  damages, demands, penalties, costs, liabilities, losses, and expenses (including reasonable attorneys' fees  and  expenses  at  the  trial  and  appellate  levels)  to  the  extent  (a)  arising  out  of  or  relating  to  any  act,  omission,  negligence,  or  willful  misconduct  of  Tenant  or  Tenant's  agents,  employees,  contractors,  customers or invitees in or about the Leased Premises, the Building, the Common Areas or the Park, (b)  arising out of or relating to any of Tenant's Property, or (c) arising out of any other act or occurrence  within the Leased Premises, in all such cases except to the extent of personal injury caused directly by the  sole  negligence  or  willful  misconduct  of  Landlord,  its  agents,  employees  or  contractors.   Nothing  contained in this Section 8.02 shall limit (or be deemed to limit) the waivers contained in Section 8.06  below.  In the event of any conflict between the provisions of Section 8.06 below and this Section 8.02,  the  provisions  of Section 8.06 shall  prevail.   This Section  8.02 shall  survive  the  expiration  or  earlier  termination of this Lease.         Section 8.03. Indemnification by Landlord.  Landlord shall protect, defend, indemnify and hold  harmless Tenant, its agents, employees and contractors of all tiers from and against any and all claims,  damages, demands, penalties, costs, liabilities, losses and expenses (including reasonable attorneys' fees  and expenses at the trial and appellate levels) arising out of or related to claims of injury to or death of  persons  or damage  to property to the  extent occurring or resulting from the  sole  negligence  or willful  misconduct  of  Landlord  or  Landlord's  agents,  employees  or  contractors.   Nothing  contained  in  this  Section 8.03 shall limit (or be deemed to limit) the waivers contained in Section 8.06 below.  In the event  of  any  conflict  between  the  provisions  of Section  8.06 below  and  this Section  8.03,  the  provisions  of  Section 8.06 shall prevail.  This Section 8.03 shall survive the expiration or earlier termination of this  Lease.          Section 8.04. Tenant's Insurance.         (a)   During the Lease Term (and any period of early entry or occupancy or holding over by  Tenant, if applicable, including without limitation occupancy pursuant to the Sublease (notwithstanding  any different insurance requirements required of Sublessor under the Home Point Lease)), Tenant shall  maintain the following types of insurance, in the amounts specified below:                                         19  I\14399819.10  

 

               (i)   Liability Insurance.  Commercial General Liability Insurance, ISO Form CG 00  01, or its equivalent, covering Tenant's use of or occupancy at the Leased Premises against claims for  bodily injury or death or property damage, which insurance shall be primary and non-contributory and  shall provide coverage on an occurrence basis with a per occurrence limit of not less than $3,000,000 for  each policy year, which limit may be satisfied by any combination of primary and excess or umbrella per  occurrence policies.               (ii)  Property Insurance.  Special Cause of Loss Form Insurance, ISO Form CP-10-30,  in the amount of the full replacement cost of Tenant's Property (including, without limitation, alterations  or  additions  performed  by  Tenant  pursuant  hereto,  but  excluding  those  improvements,  if  any,  made  pursuant to Section 2.02 above), which insurance shall waive coinsurance limitations.               (iii) Worker's  Compensation  and  Employer's  Liability  Insurance.   Worker's  Compensation  insurance  in  amounts  required  by  applicable  Laws;  provided,  if  there  is  no  statutory  requirement  for  Tenant,  Tenant shall  still  obtain  Worker's  Compensation  insurance  coverage;  and  employer's  liability  insurance  with  limits  as  follows:   bodily  injury  each  accident -- not  less  than  $500,000,  bodily  injury/disease  each  employee -- not  less  than  $500,000,  and  a  bodily  injury/disease  policy limit of not less than $500,000.               (iv)  Business  Interruption  Insurance.  Business  income  coverage  or  other  similar  insurance providing 'rental value' coverage and naming the Landlord as an additional insured (see e.g.,  ISO Forms BP 05 93 01 06, CP 15 03 06 07), providing coverage for the full amount of net income that  would have been earned as rental income from Tenant but for the covered loss.               (v)   Automobile Insurance.  Comprehensive Automobile Liability Insurance insuring  bodily injury and property damage arising from all owned, non-owned and hired vehicles, if any, with  minimum limits of liability of $1,000,000 combined single limit, per accident.         (b)   All insurance  required to be  carried  by Tenant hereunder shall (i) be  issued  by one  or  more insurance companies licensed to do business in the State in which the Leased Premises is located  and  having  an  AM  Best's  rating  of  A  VII  or  better,  and  (ii) provide  that  said insurance  shall  not  be  canceled or permitted to lapse on less than thirty (30) days' prior written notice to Landlord.  In addition,  Tenant shall name Landlord, Landlord's managing agent, and any mortgagee requested by Landlord, as  additional insureds under Tenant's commercial general liability, excess and umbrella policies (but only to  the extent of the limits required hereunder).  On or before the Commencement Date (or the date of any  earlier entry or occupancy by Tenant), and thereafter, prior to the expiration of each such policy, Tenant  shall  furnish  Landlord  with  certificates  of  insurance  (ACORD  Form  28  for  evidence  of  commercial  property  insurance  and  ACORD  Form  25  for  certificate  of  liability  coverage)  (or  other  evidence  of  insurance  reasonably  acceptable  to  Landlord),  evidencing  all  required  coverages,  and  that  with  the  exception of Workers Compensation insurance, such insurance is primary and non-contributory.  During  the Lease Term, Tenant shall maintain commercially reasonable deductibles on its commercial general  liability insurance  and property insurance  set  forth  above. Upon  Tenant's  receipt  of  a  request  from  Landlord, Tenant shall provide Landlord with a redacted (redacted only as to amount of premium charged  to Tenant) copy of the Declarations page(s) from the policies of insurance required to be maintained by  Tenant pursuant to this Section 8.04. If Tenant fails to carry such insurance and furnish Landlord with  such certificates of insurance and copies of insurance policies, as applicable, Landlord may obtain such  insurance on Tenant's behalf and Tenant shall reimburse Landlord upon demand for the cost thereof as  Additional Rent.  Landlord reserves the right from time to time (but not more frequently than once every  five (5) years) to require Tenant to obtain higher minimum amounts or different types of insurance if it  becomes customary for other landlords of similar buildings in the area to require similar sized tenants in  similar industries to carry insurance of such higher minimum amounts or of such different types.                                         20  I\14399819.10  

 

         Section 8.05. Landlord's  Insurance.   During  the  Lease  Term,  Landlord  shall  maintain  the  following  types  of  insurance,  in  the  amounts  specified  below  (the  cost  of  which  shall  be  included  in  Operating Expenses):         (a)   Liability Insurance.  Commercial General Liability Insurance, ISO Form CG 00 01, or its  equivalent, covering the Common Areas against claims for bodily injury or death and property damage,  which insurance shall provide coverage on an occurrence basis with a per occurrence limit of not less than  $3,000,000 for each policy year, which limit may be satisfied by any combination of primary and excess  or umbrella per occurrence policies.         (b)   Property Insurance.  Special Cause of Loss Form Insurance, ISO Form CP-10-30, in the  amount of the full replacement cost of the Building, including, without limitation, any improvements, if  any, made pursuant to Section 2.02 above, but excluding Tenant's Property and any other items required  to be insured by Tenant pursuant to Section 8.04 above.         Section 8.06. Waiver of Subrogation.  Notwithstanding anything contained in this Lease to the  contrary,  each  of  Landlord  (and  its  affiliates,  property  managers  and  mortgagees)  and  Tenant  (and  its  affiliates) hereby waives any and all rights of recovery, claims, actions or causes of action against the  other party, or such other party's employees, agents or contractors, on account of any loss of or damage to  their respective  personal  property,  the  Leased  Premises,  the  Building,  and  the  Common  Areas,  arising  from  any risk  which  is  required  to  be  insured  against  by Sections  8.04(a)(ii), 8.04(a)(iii), and 8.05(b)  above.  The  effect  of  such  waiver  is  not  limited  by  the  amount  of  such  insurance  actually  carried  or  required  to  be  carried, or to  the  actual  proceeds  received after  a  loss  or  to  any  deductible  applicable  thereto, and either party's failure to carry insurance required under this Lease shall not invalidate such  waiver.  The foregoing waiver shall apply regardless of the cause or origin of any such claim, including,  without limitation, the fault or negligence of either party or such party's employees, agents or contractors.   The Special Cause  of  Loss Form  Insurance policies  and  Workers'  Compensation  Insurance  policies  maintained by Landlord and Tenant as provided in this Lease shall include an endorsement containing an  express waiver of any rights of subrogation by the insurance company against Landlord and/or Tenant, as  applicable.                               ARTICLE 9 - CASUALTY         In the event of total or partial destruction of the Building or the Leased Premises by fire or other  casualty, Landlord agrees promptly to restore and repair same; provided, however, Landlord's obligation  hereunder  with  respect  to  the  Leased  Premises  shall  be  limited  to  the  reconstruction  of  such  of  the  leasehold improvements as were originally required to be made pursuant to Section 2.02 above, if any.   Rent shall proportionately abate  during the time  that the  Leased  Premises or part thereof are  unusable  because of any such damage.  Notwithstanding the foregoing, if the Leased Premises are (a) so destroyed  that they cannot be repaired or rebuilt within three hundred sixty-five (365) days from the casualty date  (based  on  Landlord's  completion  estimate);  or  (b)  destroyed  by  a  casualty  that  is  not  covered  by  the  insurance required hereunder or, if covered, such insurance proceeds are not released by any mortgagee  entitled thereto or are insufficient to rebuild the Building and the Leased Premises; then, in the case of a  clause (a) casualty, either Landlord or Tenant may (by giving written notice to the other of such election  within  ten  (10)  days  after  receipt  of  Landlord's  completion  estimate),  or,  in  the  case  of  a  clause  (b)  casualty,  then  Landlord  may,  in  either  case  upon  thirty  (30)  days'  written  notice  to  the  other  party,  terminate this Lease with respect to matters thereafter accruing.  Tenant hereby waives any rights under  applicable Laws inconsistent with the terms of this Article 9.  If this Lease is not terminated due to a casualty,  then Tenant shall promptly restore Tenant's Property (including, without limitation, alterations or additions  performed by Tenant pursuant hereto, but excluding those improvements, if any, made pursuant to Section  2.02 above) to as good or better condition than they were in immediately prior to the casualty.                                         21  I\14399819.10  

 

                           ARTICLE 10 - EMINENT DOMAIN         If all or any substantial part of the Building or Common Areas shall be acquired by the exercise  of eminent domain, Landlord may terminate this Lease by giving written notice to Tenant on or before the  date possession thereof is so taken.  If all or any part of the Leased Premises shall be acquired by the  exercise of eminent domain so that the Leased Premises shall become impractical for Tenant to use for  the Permitted Use, Tenant may terminate this Lease by giving written notice to Landlord as of the date  possession thereof is so taken.  All damages awarded shall belong to Landlord; provided, however, that  Tenant  may  claim  an  award  for  relocation  expenses  but  only  if  such  amount  is  not  subtracted  from  Landlord's award and does not otherwise diminish or adversely affect any award to Landlord.                      ARTICLE 11 - ASSIGNMENT AND SUBLEASE         Section 11.01. Assignment and Sublease.         (a)   Tenant shall not assign this Lease or sublet the Leased Premises in whole or in part, or  permit  use  of  the  Leased  Premises  or  any  part  thereof  by any  person  other  than  Tenant, without  Landlord's prior written consent, which shall not be unreasonably withheld, conditioned or delayed.  In  the event of any permitted assignment or subletting, Tenant shall remain primarily liable hereunder, any  such transfer shall not relieve Tenant of its obligations under this Lease, and any extension, expansion,  rights  of first offer, rights of first refusal or other options  granted to Tenant under this  Lease  shall be  rendered void and of no further force or effect.  The acceptance of rent by Landlord from any other person  or entity shall not be deemed to be a waiver of any of the provisions of this Lease or to be a consent to the  assignment of this Lease or the subletting of the Leased Premises.  Any assignment or sublease consented  to  by  Landlord  shall  not  relieve  Tenant  (or  its  assignee)  from  obtaining  Landlord's  consent  to  any  subsequent assignment or sublease hereunder.         (b)   By  way  of  example  and  not  limitation,  Landlord  shall  be  deemed  to  have  reasonably  withheld consent to a proposed assignment or sublease if in Landlord's opinion (i) the Leased Premises  are  or  may  be  in  any  way  adversely  affected;  (ii)  the  business  reputation  of  the  proposed  assignee  or  subtenant is unacceptable; (iii) the financial worth of the proposed assignee or subtenant is insufficient to  meet the obligations of Tenant hereunder, (iv) the prospective assignee or subtenant is a current tenant at  the Park or is a bona-fide third-party prospective tenant of Landlord at the Park, or (v) such assignee or  subtenant will  conduct a business that is  incompatible  with that  conducted  by  the  other  tenants  of the  Park.  Landlord further expressly reserves the right to refuse to give its consent to any subletting if the  proposed rent is publicly advertised to be less than the rent publicly advertised for similar premises in the  Building.  If Landlord refuses to give its consent to any proposed assignment or subletting, Landlord may,  at its  option, within thirty (30) days  after receiving a  request to consent, in the case of an  assignment  terminate this Lease, or in the case of a subletting of more than 1/3 of the rentable square footage of the  Leased Premises or more than one (1) full floor of the Leased Premises (whether determined based on the  subject  subletting alone  or  the cumulative effective  of  the  subject  subletting  with  prior  approved  sublettings) terminate  this  Lease  as  to  the  portion  of  the  Leased  Premises  to  be  sublet in  the  subject  subletting by  giving  Tenant  thirty  (30)  days  prior  written  notice  of  such termination,  whereupon  each  party shall be released from all further obligations and liability hereunder with respect to the portion of  the  Lease  so  terminated,  except  those  which  expressly  survive  the  termination  of  this  Lease.  Notwithstanding the foregoing, such recapture right shall not apply to an assignment or subletting to a  Permitted Transferee.         (c)   If Tenant shall make any assignment or sublease, with Landlord's consent, for a rental in  excess of the rent payable under this Lease, Tenant shall pay to Landlord fifty percent (50%) of any such  excess rental upon receipt after deducting any costs or expenses incurred by Tenant in connection with                                         22  I\14399819.10  

 

   such assignment or sublease.  Tenant agrees to pay Landlord, upon demand by Landlord, for reasonable  accounting  and  attorneys'  fees  incurred  in  conjunction  with  the  processing  and  documentation  of  any  requested assignment, subletting or any other hypothecation of this Lease or Tenant's interest in and to the  Leased  Premises  as  consideration  for  Landlord's  consent. Neither  Tenant's  payment  nor  Landlord's  acceptance of the foregoing fees shall be construed to impose any obligation whatsoever upon Landlord  to consent to Tenant's request.         Section 11.02. Permitted  Transfer.   Notwithstanding  anything  to  the  contrary  contained  in  Section 11.01 above, Tenant shall have the right, without Landlord's consent, but upon seven (7) days  prior notice to Landlord, to (a) sublet all or part of the Leased Premises to any related corporation or other  entity which  controls  Tenant, is controlled by Tenant or is  under common control with Tenant; or (b)  assign this Lease to any related corporation or other entity which controls Tenant, is controlled by Tenant,  or is  under common  control  with Tenant,  or  to  a  successor  entity  into  which or  with  which Tenant is  merged or consolidated or which acquires substantially all of Tenant's assets or property; provided that in  the event of a transfer pursuant to clause (b), the tangible net worth of the successor entity after any such  transaction is not less than the tangible net worth of Tenant as of the date hereof and provided further that  such successor entity assumes all of the obligations and liabilities of Tenant (any such entity hereinafter  referred  to  as  a "Permitted  Transferee").   For  the  purpose  of  this Article 11,  (i) "control" shall  mean  ownership of not less than fifty percent (50%) of all voting stock or legal and equitable interest in such  corporation or entity, and (ii) "tangible net worth" shall mean the excess of the value of tangible assets  (i.e. assets excluding those which are intangible such as goodwill, patents and trademarks) over liabilities.   Tenant  shall  remain  primarily  liable  hereunder  and  any  such  transfer  shall  not  relieve  Tenant  of  its  obligations  under  this  Lease.   Nothing  in  this Section  11.02 is  intended  to  nor  shall  permit  Tenant  to  transfer its interest under this Lease as part of a fraud or subterfuge to intentionally avoid its obligations  under  this  Lease  (for  example,  transferring  its  interest  to  a  shell  corporation  that  subsequently files  a  bankruptcy), and any such transfer shall constitute a Default hereunder. A change of control (as defined  above) of Tenant resulting from a stock transfer shall constitute an assignment or transfer that requires  Landlord's  prior  written  consent  pursuant  to Section  11.01 above,  unless  Tenant  is  an  entity  whose  outstanding stock is listed on a recognized securities exchange, or if at least 80% of Tenant's voting stock  is owned by another entity, the voting stock of which is so listed. Notwithstanding the preceding sentence,  a change of control (as defined above) of Tenant resulting from a merger or consolidation, or from any  sale of substantially all of the assets of Tenant, that do not meet the requirements of this Section 11.02  shall  constitute  an  assignment  or  transfer  that  requires  Landlord's  prior  written  consent  pursuant  to  Section 11.01 above.                       ARTICLE 12 - TRANSFERS BY LANDLORD         Section 12.01. Sale  of  the  Building.   Landlord  shall  have  the  right  to  sell  the  Building  and  Common Areas at any time during the Lease Term, subject only to the rights of Tenant hereunder; and  such  sale  shall  operate  to  release  Landlord  from  liability  accruing  hereunder  after  the  date  of  such  conveyance.         Section 12.02. Estoppel Certificate.  Within ten (10) days following receipt of a written request  from  Landlord,  Tenant  shall  execute  and  deliver  to  Landlord,  without  cost  to  Landlord,  an  estoppel  certificate in such form as Landlord may reasonably request certifying (a) that this Lease is in full force  and effect and unmodified or stating the nature of any modification, (b) the date to which rent has been  paid, (c) that there are not, to Tenant's knowledge, any uncured defaults or specifying such defaults if any  are claimed, and (d) any other matters or state of facts reasonably required respecting this Lease.  Such  estoppel may be relied upon by Landlord and by any purchaser or mortgagee of the Building.                                          23  I\14399819.10  

 

         Section 12.03. Subordination.  This Lease is and shall be expressly subject and subordinate at all  times to the lien of any present or future mortgage or deed of trust, ground or underlying lease, or any  other method of financing or refinancing now or hereafter encumbering the Leased Premises ("Mortgage  Lien"), and to all advances made, or hereafter to be made upon the security thereof, and to all increases,  renewals,  amendments,  modifications,  consolidations,  spreaders,  replacements,  substitutions  and/or  extensions of any such Mortgage Lien and to all easements, restrictions, liens, encumbrances, rights-of- way, or other matters affecting the Leased Premises of record as the same may be amended or restated  from time to time.  If any such Mortgage Lien be foreclosed, upon request of the mortgagee, lessor or  beneficiary  ("Landlord's  Mortgagee"),  as  the  case  may  be,  Tenant  will  attorn  to  the  purchaser  at  the  foreclosure sale.  The foregoing provisions are declared to be self-operative and no further instruments  shall be required to effect such subordination and/or attornment; provided, however, that subordination of  this Lease to any future mortgage or trust deed shall be conditioned upon the mortgagee, beneficiary, or  purchaser at foreclosure, as the case may be, agreeing that Tenant's occupancy of the Leased Premises  and other rights under this Lease shall not be disturbed by reason of the foreclosure of such mortgage or  trust deed, as the case may be, so long as Tenant is not in Default under this Lease.  Within ten (10) days  following  receipt  of  a  written  request  from  Landlord,  Tenant  shall  execute  and  deliver  to  Landlord,  without  cost,  any  instrument  that  Landlord  deems  reasonably  necessary  or  desirable  to  confirm  the  subordination of this Lease.  Notwithstanding the foregoing, a Mortgagee may unilaterally elect, at any  time, to make this Lease superior to its Mortgage Lien by so notifying Tenant in writing. Notwithstanding  anything  herein  to  the  contrary,  Landlord  shall  use  commercially  reasonable  efforts  to  obtain  a  subordination, non-disturbance and attornment agreement in a form reasonably acceptable to the parties  thereto (an "SNDA") within sixty (60) days following the Effective Date hereof. All costs incurred by  Landlord  in  connection  with  obtaining  an  SNDA  (including,  without  limitation,  any attorneys' fees  charged by Landlord's Mortgagee) shall be paid by Tenant within fifteen (15) days after demand therefor.  In  the  event  that,  despite  using  commercially  reasonable  efforts,  Landlord is  unable  to  obtain  such  an  agreement  from the current  Landlord's Mortgagee,  then  this  Lease  nonetheless  shall  be  subordinate  as  aforesaid.                         ARTICLE 13 - DEFAULT AND REMEDY         Section 13.01. Default.  The occurrence of any of the following shall be a "Default":         (a)   Tenant fails to pay any Monthly Rental Installments or Additional Rent within five (5)  days after the same is due. Notwithstanding the foregoing sentence, before exercising any of the Default  remedies of Landlord set forth in this Lease, Landlord shall provide Tenant with a written notice of such  payment  Default  and  Tenant  shall  have  an  additional  five  (5)  days  to  cure  such  payment  Default;  provided, however, that Landlord shall not be required to give notice of payment Default more than one  (1) time in any consecutive twelve (12) month period.         (b)   Tenant  fails  to  perform  or  observe  any  other  term,  condition,  covenant  or  obligation  required under this Lease (other than those governed by subsections (c) through (e) below) for a period of  thirty  (30)  days  after  delivery  of  written  notice  thereof  from  Landlord;  provided,  however,  that  if  the  nature of Tenant's default is such that more than thirty (30) days are reasonably required to cure, then  such  default  shall  be  deemed  to  have  been  cured  if  Tenant  commences  such  performance  within  said  thirty  (30)  day  period  and  thereafter  diligently,  continuously  and  in  good  faith  prosecutes  such  performance and completes the required action within a reasonable time.         (c)   Tenant  shall  vacate  or  abandon  the  Leased  Premises,  or  fail  to  occupy  the  Leased  Premises or any substantial portion thereof for a period of thirty (30) days or more; provided, however,  that Tenant's vacation of the Premises shall not constitute default so long as Tenant continues to pay rent  and perform its other obligations under this Lease within applicable notice and cure periods and is not                                         24  I\14399819.10  

 

   otherwise in default with respect to any other terms, covenants or obligations under this Lease beyond  applicable notice and cure periods.         (d)   Tenant shall assign or sublet all or a portion of the Leased Premises in violation of the  provisions of Article 11 of this Lease.         (e)   All or substantially all of Tenant's assets in the Leased Premises or Tenant's interest in  this Lease are attached or levied under execution (and Tenant does not discharge the same within sixty  (60) days thereafter); a petition in bankruptcy, insolvency or for reorganization or arrangement is filed by  or against Tenant (and Tenant fails to secure a stay or discharge thereof within sixty (60) days thereafter);  Tenant is insolvent and unable to pay its debts as they become due; Tenant makes a general assignment  for the benefit of creditors; Tenant takes the benefit of any insolvency action or law; the appointment of a  receiver or trustee in bankruptcy for Tenant or its assets if such receivership has not been vacated or set  aside within thirty (30) days thereafter; or, dissolution or other termination of Tenant's corporate charter if  Tenant is a corporation.          (f)   Tenant  defaults beyond  applicable  notice  and  cure  periods under  any  other  leases  or  agreements between Tenant and Landlord, including without limitation the Consent to Sublease.         (g)   Tenant defaults under the Sublease beyond applicable notice and cure periods.   In addition to the Defaults described above, the parties agree that if Tenant receives written notice of a  violation of the performance of any (but not necessarily the same) term or condition of this Lease three  (3)  or  more  times  during  any  twelve  (12)  month  period,  regardless  of  whether  such  violations  are  ultimately cured, then such conduct shall, at Landlord's option, represent a separate Default.         Section 13.02. Remedies.   Upon  the  occurrence  of  any  Default,  Landlord  shall  have  the  following rights and remedies, in addition to those stated elsewhere in this Lease and those allowed by  law or in equity, any one or more of which may be exercised without further notice to Tenant:         (a)   Landlord  may  re-enter the  Leased  Premises  and  cure  any  such  Default  of Tenant,  and  Tenant  shall,  immediately  upon  demand, reimburse  Landlord,  as  Additional  Rent,  for  any  costs  and  expenses that Landlord thereby incurs; and Landlord shall not be liable to Tenant for any loss or damage  that Tenant may sustain by reason of Landlord's action.         (b)   Landlord  may  terminate  this  Lease  by  giving  Tenant  notice  of  termination,  in  which  event this  Lease  shall expire  and  terminate  on the  date  specified in such notice of termination and all  rights of Tenant under this Lease and in and to the Leased Premises shall terminate, except with respect to  any  provisions  thereunder  that  expressly  survive  such  termination.   Tenant  shall  remain  liable  for  all  obligations  under this Lease arising up to the date  of such termination, and Tenant shall surrender the  Leased Premises to Landlord on the date specified in such notice.  Furthermore, in the event that Landlord  terminates this Lease, Tenant shall be liable to Landlord for the unamortized balance of any leasehold  improvement allowance and brokerage fees paid in connection with this Lease.         (c)   Without terminating this Lease, Landlord may terminate Tenant's right to possession of  the  Leased  Premises,  and  thereafter,  neither  Tenant  nor  any  person  claiming  under  or  through  Tenant  shall be entitled to possession of the Leased Premises.  In such event, Tenant shall immediately surrender  the Leased Premises to Landlord, and Landlord may re-enter the Leased Premises and dispossess Tenant  and  any  other  occupants  of  the  Leased  Premises  by  any  lawful  means  and  may  remove  their  effects,  without  prejudice  to  any  other  remedy  that  Landlord  may  have.   Upon  termination  of  possession,  Landlord may re-let all or any part thereof as the agent of Tenant for a term different from that which                                         25  I\14399819.10  

 

   would otherwise have constituted the balance of the Lease Term and for rent and on terms and conditions  different  from  those  contained  herein,  whereupon  Tenant  shall  be  immediately  obligated  to  pay  to  Landlord an amount equal to (i) the difference between the rent provided for herein and that provided for  in  any  lease  covering  a  subsequent  re-letting  of  the  Leased  Premises,  for  the  period  which  would  otherwise have constituted the balance of the Lease Term had this Lease not been terminated (said period  being referred to herein as the "Remaining Term"),  (ii) the costs of recovering possession of the Leased  Premises  and  all  other  expenses,  loss  or  damage  incurred  by  Landlord  by  reason  of  Tenant's  Default  ("Default Damages"), which shall include, without limitation, expenses of preparing the Leased Premises  for re-letting, demolition, repairs, tenant finish improvements, brokers' commissions and attorneys' fees,  and  (iii)  all  unpaid  Minimum  Annual  Rent  and  Additional  Rent  that  accrued  prior  to  the  date  of  termination of possession, plus any interest and late fees due hereunder (the "Prior Obligations").  Neither  the filing of any dispossessory proceeding nor an eviction of personalty in the Leased Premises shall be  deemed to terminate this Lease.           (d)   Landlord may terminate this Lease and recover from Tenant all damages Landlord may  incur by reason of Tenant's default, including, without limitation, an amount which, at the date of such  termination is equal to the sum of the following:  (i) the present value of the excess, if any, discounted at  the Prime Rate, of (A) the Minimum Annual Rent, Additional Rent and all other sums that would have  been payable hereunder by Tenant for the Remaining Term, less (B) the aggregate reasonable rental value  of the  Leased  Premises for the  Remaining Term, as determined  by a real estate  broker licensed in the  State in which the Leased Premises is located who has at least ten (10) years of experience, (ii) all of the  Default Damages, and (iii) all Prior Obligations.  Landlord and Tenant acknowledge and agree that the  payment  of  the  amount  set  forth  in  clause  (i)  above  shall  not  be  deemed  a  penalty,  but  shall  merely  constitute  payment  of  liquidated  damages,  it  being  understood  that  actual  damages  to  Landlord  are  extremely difficult,  if  not  impossible,  to  ascertain.   It  is  expressly  agreed  and  understood  that  all  of  Tenant's liabilities and obligations set forth in this subsection (d) shall survive termination of this Lease.         (e)   With or without terminating this Lease, declare immediately due and payable the sum of  the  following:  (i)  the  present  value  (discounted  at the  Prime  Rate)  of  all Minimum  Annual  Rent and  Additional Rent due and coming due under this Lease for the entire Remaining Term (as if by the terms  of  this  Lease  they  were  payable  in  advance),  (ii)  all  Default  Damages,  and  (iii)  all  Prior  Obligations,  whereupon Tenant shall be obligated to pay the same to Landlord; provided, however, that such payment  shall not be deemed a penalty or liquidated damages, but shall merely constitute payment in advance of  all Minimum Annual Rent and Additional Rent payable hereunder throughout the Remaining Term, and  provided further, however, that upon Landlord receiving such payment, Tenant shall be entitled to receive  from Landlord all rents received by Landlord from other assignees, tenant and subtenants on account of  said Leased Premises during the Remaining Term (but only to the extent that the monies to which Tenant  shall so become entitled do not exceed the entire amount actually paid by Tenant to Landlord pursuant to  this subsection (e)), less all Default Damages of Landlord incurred but not yet reimbursed by Tenant.         (f)   Landlord may sue for injunctive relief or to recover damages for any loss resulting from  the Default.         (g)   In the event of a default by Tenant under the Sublease which results in (i) the termination  of the Sublease, or (ii) the termination of Tenant's right to possession under the Sublease; such event shall  be a Default under this Lease without further opportunity to cure, and Landlord may exercise any and all  remedies therefor as  provided  in  this Lease, including  without limitation the  following:  Landlord  may  terminate Tenant's rights under this Lease, in which event, (i) the Suite 200 Allowance and the Suite 300  Allowance, to the extent already paid to or incurred by Landlord on behalf of Tenant with respect to the  Improvement Costs, shall be  reimbursed by Tenant to Landlord upon demand,  Landlord shall have  no                                         26  I\14399819.10  

 

   further obligation to Tenant with respect to the Suite 200 Allowance and the Suite 300 Allowance, and (ii)  Tenant shall surrender possession of the Leased Premises as required in this Lease.         Section 13.03. Landlord's Default and Tenant's Remedies.  Landlord shall be in default if it fails  to perform any term, condition, covenant or obligation required under this Lease for a period of thirty (30)  days after written notice thereof from Tenant to Landlord; provided, however, that if the term, condition,  covenant or obligation to be performed by Landlord is such that it cannot reasonably be performed within  thirty  (30)  days,  such  default  shall  be  deemed  to  have  been  cured  if  Landlord  commences  such  performance  within  said  thirty-day  period  and  thereafter  diligently,  continuously  and  in  good  faith  undertakes to complete the same.  Upon the occurrence of any such default by Landlord, Tenant may sue  for injunctive relief or to recover damages for any loss directly resulting from such default, but Tenant  shall not be entitled to terminate this Lease or withhold, offset or abate any sums due hereunder.  In no  event, however, shall Landlord be liable to Tenant for any consequential or punitive damages.         Section 13.04. Limitation  of  Landlord's  Liability.   If  Landlord  shall  fail  to  perform  any  term,  condition, covenant or obligation required to be performed by it under this Lease, and if Tenant shall, as a  consequence thereof, recover a money judgment against Landlord, Tenant agrees that it shall look solely  to  Landlord's  right,  title  and  interest  in  and  to  the  Building  for  the  collection  of  such  judgment;  and  Tenant further agrees that no other assets of Landlord shall be subject to levy, execution or other process  for the satisfaction of Tenant's judgment.         Section 13.05. Nonwaiver of Defaults.  Neither party's failure nor delay in exercising any of its  rights or remedies or other provisions of this  Lease shall constitute a  waiver thereof or affect its right  thereafter to exercise or enforce such right or remedy or other provision at that time or in the future.  No  waiver of any default shall be deemed to be a waiver of any other default.  Landlord's receipt of less than  the full rent due shall not be construed to be other than a payment on account of rent then due, nor shall  any statement on Tenant's  check or any letter accompanying Tenant's  check be deemed  an accord and  satisfaction, and Landlord may accept such payment without prejudice to Landlord's right to recover the  balance due or to pursue any other remedy available to Landlord.  No act or omission by Landlord or its  employees or agents during the Lease Term shall be deemed an acceptance of a surrender of the Leased  Premises,  and  no  agreement  to  accept  such  a  surrender  shall  be  valid  unless  in  writing  and  signed  by  Landlord.         Section 13.06. Attorneys' Fees.  If either party defaults in the performance or observance of any  of the terms, conditions, covenants or obligations contained in this Lease and the  non-defaulting party  obtains a judgment against the defaulting party, then the defaulting party agrees to reimburse the non- defaulting party for reasonable attorneys' fees incurred in connection therewith.  In addition, if a monetary  Default shall occur and Landlord engages outside counsel to exercise its remedies hereunder, and then  Tenant cures such monetary Default, Tenant shall pay to Landlord, on demand, all expenses incurred by  Landlord  as  a  result  thereof,  including  reasonable  attorneys'  fees,  court  costs  and  expenses  actually  incurred.               ARTICLE 14 - LANDLORD'S RIGHT TO RELOCATE TENANT         Intentionally omitted.                                          27  I\14399819.10  

 

                 ARTICLE 15 - TENANT'S RESPONSIBILITY REGARDING               ENVIRONMENTAL LAWS AND HAZARDOUS SUBSTANCES         Section 15.01. Environmental Definitions.         (a)   "Environmental Laws" shall mean all present or future federal, state and municipal laws,  ordinances, rules and regulations applicable to the environmental and ecological condition of the Leased  Premises,  the  Building  and  the  Common  Areas,  and  the  rules  and  regulations  of  the  Federal  Environmental Protection Agency and any other federal, state or municipal agency or governmental board  or entity having jurisdiction over the Leased Premises, the Building and the Common Areas.         (b)   "Hazardous Substances"  shall  mean  petroleum  products  and  those  substances  included  within the definitions of "hazardous substances," "hazardous materials," "toxic substances" "solid waste"  or "infectious waste" under Environmental Laws.         Section 15.02. Restrictions on Tenant.  Tenant shall not cause or permit its agents, employees or  contractors to cause the use, generation, release, manufacture, refining, production, processing, storage or  disposal of any Hazardous Substances on, under or about the Leased Premises, the Building, the Common  Areas or the Park, or the transportation to or from the Leased Premises of any Hazardous Substances,  except  as  necessary  and  appropriate  for  its  Permitted  Use  in  which  case  the  use,  storage  or  off-site  disposal of such Hazardous Substances shall be performed in compliance with the Environmental Laws  and the highest standards prevailing in the industry.         Section 15.03. Notices, Affidavits, Etc.  Tenant shall immediately (a) notify Landlord of (i) any  violation by Tenant, its employees, agents, representatives, guests, customers, invitees or contractors of  any Environmental Laws on, under or about the Leased Premises, the Building, the Common Areas or the  Park,  or  (ii)  the  presence  or  suspected  presence  of  any  Hazardous  Substances  on,  under  or  about  the  Leased Premises, and (b) deliver to Landlord any notice received by Tenant relating to (a)(i) and (a)(ii)  above from any source.  Tenant shall execute affidavits, representations and the like within five (5) days  of Landlord's request therefor concerning Tenant's best knowledge and belief regarding the presence of  any Hazardous Substances on, under or about the Leased Premises.         Section 15.04. Tenant's  Indemnification.   Tenant  shall  indemnify,  defend  and  hold  harmless  Landlord and Landlord's  managing agent from and against any and all claims, losses, liabilities, costs,  expenses,  penalties  and  damages,  including  attorneys'  fees,  costs  of  testing  and  remediation  costs,  incurred by Landlord in connection with any breach by Tenant of Tenant's obligations under this Article  15.         Section 15.05. Existing  Conditions.   Notwithstanding  anything  contained  in  this Article  15 to  the  contrary,  Tenant  shall  not  have  any  liability  to  Landlord  under  this Article  15 resulting  from  any  conditions existing, or events occurring, or any Hazardous Substances existing or generated, at, in, on,  under or in connection with the Leased Premises prior to the Commencement Date of this Lease (or any  earlier occupancy of the Leased Premises by Tenant) except to the extent that Tenant or any assignee or  subtenant  of  Tenant,  or  any  of  their  respective  employees,  agents,  contractors,  representatives,  guests,  customers or invitees exacerbates the same.         Section 15.06. Interpretation.  The obligations imposed upon Tenant under this Article 15 are in  addition to and are not intended to limit, but to expand upon, the obligations imposed upon Tenant under  Article 5 above.                                          28  I\14399819.10  

 

         Section 15.07. Survival.  The covenants and obligations under this Article 15 shall survive the  expiration or earlier termination of this Lease.                           ARTICLE 16 - MISCELLANEOUS         Section 16.01. Benefit of Landlord and Tenant.  This Lease shall inure to the benefit of and be  binding upon Landlord and Tenant and their respective successors and assigns.         Section 16.02. Governing Law and Venue.  This Lease shall be governed by and construed in  accordance with the laws of the State where the Building is located. The parties hereby agree that the  exclusive  jurisdiction  and  venue  for  any  action  arising  out  of,  involving  or  in  any  way  related  to  this  Lease shall be the Indiana Commercial Court located in Marion County, Indiana or, if the Commercial  Court does not exist, in a state court located in Marion County, Indiana or a Federal Court located in the  Southern District of Indiana.  Tenant agrees that all service of process may be  made by certified mail  directed to Tenant at the address specified in Section 1.01(l), and service so made will be deemed to be  completed five (5) business days after the same has been deposited in the United States mails, postage  prepaid;  provided  that  nothing  contained  herein  will  prevent  Landlord  from  bringing  any  action  or  exercising any  rights  against  any  security  or  against  Tenant  individually,  or  against  any  property  of  Tenant within any other state to enforce any award or judgment obtained in the venue provided above.   Tenant waives any objection to venue and any objection based on a more convenient forum in any action  instituted herein.         Section 16.03. Force  Majeure.   Each  of  Landlord  and  Tenant  (except  with  respect  to  the  payment of any monetary obligation) shall be excused for the period of any delay in the performance of  any obligation hereunder when such delay is occasioned by causes beyond its control, including, but not  limited, to work stoppages, boycotts, slowdowns or strikes; shortages of materials, equipment, labor or  energy; unusual weather conditions; or acts, omissions or delays of action of governmental or political  bodies (any such occurrence herein referred to as "Force Majeure").         Section 16.04. Examination of Lease.  Submission of this instrument by Landlord to Tenant for  examination or signature  does not constitute an  offer by Landlord to lease the Leased Premises.  This  Lease  shall  become  effective,  if at all,  only  upon the  execution  by  and  delivery  to both  Landlord  and  Tenant.   Execution  and  delivery  of  this  Lease  by  Tenant  to  Landlord  constitutes  an  offer  to lease  the  Leased Premises on the terms contained herein.  The offer by Tenant will be irrevocable until 6:00 p.m.  EST, fifteen (15) days after the date Landlord receives this Lease executed by Tenant.         Section 16.05. Indemnification for Leasing Commissions.  Each of Landlord and Tenant hereby  represents and warrants that the only real estate brokers involved in the negotiation and execution of this  Lease are the Brokers and that no other party is entitled, as a result of the actions of the respective party,  to a commission or other fee resulting from the execution of this Lease.  Each of Landlord and Tenant  shall indemnify the other from any and all liability for the breach of this representation and warranty on  its  part  and  shall  pay  any  compensation  to  any  other  broker  or  person  who  may  be  entitled  thereto.   Landlord shall pay any commissions due the Brokers based on this Lease pursuant to separate agreements  between Landlord and Brokers.         Section 16.06. Notices.  Any notice required or permitted to be given under this Lease or by any  Laws shall be deemed to have been given if it is written and delivered in person or by overnight courier or  mailed  by  certified  mail,  postage  prepaid,  to  the  party  who  is  to  receive  such  notice  at  the  address  specified in Section 1.01(l).  If delivered in person, the notice shall be deemed given as of the delivery  date.   If  sent  by  overnight  courier,  the  notice  shall  be  deemed  to  have  been  given  as  of  the  date  of  delivery.  If mailed by certified mail, the notice shall be deemed to have been given on the date that is                                         29  I\14399819.10  

 

   three (3) business days following mailing.  Rejection or other refusal by the addressee to accept or the  inability of the  carrier to deliver because of a  changed  address  of which  no notice  was given  shall be  deemed to be the receipt of the notice sent. Either party may change its address by giving written notice  thereof to the other party.         Section 16.07. Partial Invalidity; Complete Agreement.  If any provision of this Lease shall be  held to be invalid, void or unenforceable, the remaining provisions shall remain in full force and effect.   This  Lease  represents  the  entire  agreement  between  Landlord  and  Tenant  covering  everything  agreed  upon  or  understood  in  this  transaction.   There  are  no  oral  promises,  conditions,  representations,  understandings, interpretations or terms of any kind as conditions or inducements to the execution hereof  or in effect between the parties.  No change or addition shall be made to this Lease except by a written  agreement executed by Landlord and Tenant.         Section 16.08. Financial Statements.  During the Lease Term and any extensions thereof, Tenant  shall provide to Landlord on an annual basis, within ninety (90) days following the end of Tenant's fiscal  year, as well as on Landlord's request if required in connection with a refinancing or sale of the Building  or if there is a monetary default by Tenant hereunder beyond applicable notice and cure periods), a copy  of Tenant's most recent financial statements prepared as of the end of Tenant's fiscal year.  Such financial  statements shall be signed by Tenant or an officer of Tenant, if applicable, who shall attest to the truth and  accuracy  of  the  information  set  forth  in  such  statements,  or  if  the  Minimum  Annual  Rent  hereunder  exceeds $100,000.00, said statements shall be certified and audited.  All financial statements provided by  Tenant  to  Landlord  hereunder  shall  be  prepared  in  conformity  with  generally  accepted  accounting  principles, consistently applied. Notwithstanding the foregoing, the provisions of this Section 16.08 shall  not apply if Tenant or Guarantor is a publicly traded company whose financial statements are publicly  available and accessible on the internet.         Section 16.09. Representations and Warranties.         (a)   Tenant hereby represents and warrants that (i) Tenant is duly organized, validly existing  and in good standing (if applicable) in accordance with the laws of the jurisdiction under which it was  organized; (ii) Tenant is authorized to do business in the State where the Building is located; and (iii) the  individual(s) executing and delivering this Lease on behalf of Tenant has been properly authorized to do  so, and such execution and delivery shall bind Tenant to its terms.         (b)   Landlord  hereby  represents  and  warrants  that  (i)  Landlord  is  duly  organized,  validly  existing and in good standing (if applicable) in accordance with the laws of the jurisdiction under which it  was organized; (ii) Landlord is authorized to do business in the State where the Building is located; and  (iii)  the  individual(s)  executing  and  delivering  this  Lease  on  behalf  of  Landlord  has  been  properly  authorized to do so, and such execution and delivery shall bind Landlord to its terms.         Section 16.10. Consent or Approval.  Where the consent or approval of a party is required, such  consent or approval will not be unreasonably withheld, conditioned or delayed, except as to Landlord's  consent to (a) a change of use, (b) signage, or (c) access to the roof of the Building, which consents or  approvals may be withheld in Landlord's sole and absolute discretion.  Whenever Landlord's consent or  approval  is  required  hereunder,  such  consent  or  approval  shall  only  be valid  when  given  expressly  in  writing and identified in such writing as being intended as a consent or approval required by the terms of  this  Lease.   Consent  or  approval  shall  never  be  implied  by  any  act  performed  or  statement  made  by  Landlord, or its agents, representatives or employees.         Section 16.11. Time.  Time is of the essence of each term and provision of this Lease.                                          30  I\14399819.10  

 

         Section 16.12. Anti-Corruption Laws and Sanctions.  For purposes hereof, (a) "Anti-Corruption  Laws" shall mean all Laws applicable to a pertinent party from time  to time  concerning or relating to  bribery or anti-corruption; (b) "Sanctions" shall mean all applicable economic or financial sanctions or  trade embargoes imposed, administered or enforced from time to time by (i) the U.S. federal government,  including those administered by the Office of Foreign Assets Control, the United States Department of  Treasury  ("OFAC")  or  the  U.S.  Department  of  State, or  (ii)  the  United  Nations  Security  Council,  the  European Union, any European Union member state in which a pertinent party or any of its subsidiaries  conduct operations or Her Majesty's Treasury of the United Kingdom; and (c) "Sanctioned Person" shall  mean, at any time, (i) any person or entity listed in any Sanctions-related list of designated persons or  entities maintained by OFAC, the U.S. Department of State, or by the United Nations Security Council,  the  European  Union  or  any  European  Union  member  state  in  which  the  pertinent  party  or  any  of  its  subsidiaries  conducts  operations, (ii)  unless  otherwise  authorized  by  OFAC,  any  person  or  entity  operating, organized or resident in any country or territory which is itself the subject or target of any full- scope (non-list based) Sanctions, or (iii) any ownership of fifty percent (50%) or more of an entity by  persons or entities described in the foregoing clauses (i) or (ii).  Each of Landlord and Tenant represents  and warrants that neither it nor any of its subsidiaries, nor to its knowledge, their respective directors,  officers,  employees  or  agents,  is  a  Sanctioned  Person.  Each  party  further  represents  that  it  and  its  subsidiaries, and to its knowledge, their respective directors, officers, employees and agents, complies and  shall continue to comply in all material respects with all Sanctions and with all Anti-Corruption Laws.   Each party will use reasonable efforts to notify the other in writing if any of the foregoing representations  and warranties are no longer true or have been breached or if such party has a reasonable basis to believe  that they may no longer be true or have been breached.  In the event of any violation of this Section by  Tenant, Landlord will be entitled to immediately terminate this Lease and take such other actions as are  permitted or required to be taken under law or in equity.         Section 16.13. Cooperation.  Tenant shall use  reasonable  efforts  to  cooperate  with  Landlord,  without cost to Tenant, in connection with the completion of any written surveys or evaluations relating to  the Building, the Park or Landlord.         Section 16.14. Air and Light.  This Lease does not grant or guarantee Tenant continuance of or  any right of a view, or any easement for light and air over any property adjoining the Leased Premises or  the Building.         Section 16.15. Status of Landlord.  The term "Landlord" as used herein, so far as covenants or  obligations on Landlord's part are concerned, shall be limited to mean and include only the owner(s) at  the time in question of Landlord's interest in the Building and Common Areas. Notwithstanding any other  provision of this Lease, Tenant agrees that no officer, director, agent, partner or employee of Landlord or  the owner or any subsequent owners of the Building or the Land shall be responsible or liable for the  performance or nonperformance of any agreement, covenant, or obligation of Landlord in this Lease in  his  or  her  individual  or personal  capacity,  and  Tenant  agrees  to  look  solely  to  the  equity  interest  of  Landlord in the Building as the sole asset for the payment and satisfaction of all obligations and liabilities  of Landlord or any subsequent owners of the Building.         Section 16.16. Waiver.  Waiver by Landlord of any term, covenant, requirement, or condition  herein contained shall not be deemed to be a permanent or continuing waiver thereof, nor as a waiver of  any  other  term,  covenant,  condition,  or  requirement  of  this  Lease,  and  subsequent  acceptance  of  rent  hereunder by Landlord shall not be deemed to be a waiver of any breach by Tenant of any term, covenant,  requirement, or condition or any subsequent breach of the same or any other term, requirement, covenant  or condition herein contained.                                          31  I\14399819.10  

 

         Section 16.17. Quiet  Enjoyment.   Upon  Tenant's  paying  rent  and  all  other  charges  due  hereunder, and observing and performing all terms, covenants, conditions and provisions on its part to be  observed and performed, Tenant may peaceably and quietly enjoy the Leased Premises, subject, however,  to the terms, covenants, conditions and provisions hereof and of any Mortgage Lien(s) encumbering the  Building.         Section 16.18. Interpretation.   The  captions  or  headings  to  the  various  articles  and  sections  hereof  are  inserted  only  as  a  matter  of convenience  and  for  reference,  and  in  no  way  define,  limit,  construe or describe the scope hereof or the intent of any provision hereof.  When applicable, use of the  singular form of any word shall also mean and apply to the plural, and the neuter form shall mean and  apply to the masculine or feminine.  Landlord and Tenant hereby acknowledge and agree that any rule of  construction to the effect that ambiguities are to be resolved against the drafting parties shall not apply in  the interpretation of this Lease, or any portions hereof, or any amendments hereto.  This Lease shall not  be  recorded.   All  Exhibits  referenced  in  this  Lease  are  attached  hereto  and  incorporated  herein  by  reference.         Section 16.19. Counterparts.   This  Lease  may  be  executed  in  separate  counterparts,  each  of  which when so executed shall be an original, but all of which together shall constitute but one and the  same instrument. Delivery of an executed counterpart of this Lease by facsimile or email shall be equally  as  effective  as  delivery  of  an  original executed  by  counterpart  of  this Lease.  Any  party  delivering  an  executed  counterpart  of  this Lease by  facsimile  or  email also  shall  deliver  an  original  executed  counterpart of this Lease but the failure to deliver an original executed counterpart shall not affect the  validity, enforceability, and binding effect of this Lease.         Section 16.20. No  Access  to  Roof.  Tenant  shall  have  no  right  of  access  to  the  roof  of  the  Building  and  shall  not  install,  repair  or  replace  any  aerial,  fan,  air  conditioner  or  other  device  or  equipment on the roof of the  Building without the  prior written consent of Landlord. Notwithstanding  anything  in  this  Lease  to  the  contrary,  Landlord  acknowledges  that  Tenant  may  wish  to  install  communications  equipment,  HVAC  equipment or  one  or  more  satellite  dishes  at  any  one  time  (individually and collectively, the "Equipment") on the roof of the Building, solely for use in conducting  Tenant's business, provided that use is in compliance with Section 1.01(k) of this Lease.  If Tenant wishes  to install any such Equipment, Tenant must satisfy and comply with the provisions of this Section. Tenant  must provide Landlord with prior written notice of the following, all of which must be acceptable to and  approved  by  Landlord  prior  to  any  such  installation:  (a)  the  name of  Tenant's  proposed  telecommunications or  HVAC  equipment provider  (if  any)  (the  "Provider"),  (b)  a  written  engineering  form (in such format as Landlord requires) describing the quantity and type of Equipment that Tenant or  its  Provider  proposes  to install  on  the  roof  of  or in the  Building,  (c) a  description (in  form  and  detail  acceptable to Landlord) regarding the proposed mounting method, location, point of entry to the Building,  and cable route, if any, for the proposed Equipment, and (d) any other information requested by Landlord.   The installation and operation of the Equipment must be in accordance with the engineering form.  Tenant  or the Provider shall, at Tenant's or its Provider's cost and expense, obtain all necessary or appropriate  approvals, consents, authorizations, permits and licenses from all governmental authorities or other third  parties,  prior to commencement of installation of the Equipment, and  promptly provide  Landlord with  copies thereof, and maintain those approvals, consents, authorizations, permits and licenses in full force  and effect at all times.  To the extent Tenant or its Provider requires access to the roof of the Building to  install or to maintain, repair or replace any Equipment, Tenant must provide Landlord with at least three  (3) business' days prior written notice thereof.  Tenant or its Provider shall, at Tenant's cost and expense,  at all times maintain such insurance as Landlord or any Mortgagee deems necessary or appropriate with  respect to the Equipment including without limitation (i) Tenant shall provide Landlord with evidence  reasonably  satisfactory  to  Landlord  that  Tenant  or  its  Provider  has  procured  and  has  caused  others  to  procure  workers'  compensation  and  commercial  general  liability  insurance  in  amounts  reasonably                                         32  I\14399819.10  

 

   satisfactory to Landlord and naming as an additional insured on such liability insurance each of the parties  listed in Section 8.04(b); and (ii) with respect to worker's compensation insurance, Tenant shall provide  Landlord with certificate(s) from the Indiana Workers Compensation Board stating that Tenant's Provider  and  any  subcontractors,  if  applicable,  have  worker's  compensation  insurance  for  their  respective  employees as required by statute.  Tenant or its Provider shall, at Tenant's cost and expense, maintain,  repair and replace the Equipment as necessary or appropriate so that the Equipment remains at all times in  good condition and repair. At the end of the Lease Term, Tenant shall (unless Landlord otherwise agrees  in writing) remove, or cause its Provider to remove,  the Equipment.  Tenant shall, at its sole cost and  expense,  repair  any  damage  to  the  roof  or  Building  or  any  portion  thereof  caused  by  the  installation,  presence, operation, use, and/or removal of the Equipment.  The Equipment must not interfere with the  transmission or reception equipment presently or hereafter located at or in the Building.  If the Equipment  causes  any  interference  with  respect  to  any  such  transmission  or  reception  equipment,  Tenant  shall  eliminate  such  interference within  twenty-four  (24)  hours  after  written  notice  from  Landlord  of  the  existence of such interference.  Tenant shall be responsible for obtaining and paying for all utilities to  operate the Equipment, whether during the Lease Term of this Lease or prior thereto if the Equipment is  installed  at  any  time  after  the  commencement  of  the  Sublease. Landlord  shall  have  no  liability  or  obligation to Tenant or the Provider with respect to the Equipment or any loss, liability, damage, cost or  expense relating thereto. Tenant shall, within five (5) days after written notice from Landlord, remove the  Equipment in the event any governmental entity or applicable law or regulation requires removal thereof  or Tenant fails to materially comply with the terms stated herein.  Such removal or relocation shall be in  accordance  with  all  of  the  terms  and  conditions  set  forth  herein.   Any  language  in  this  Lease  notwithstanding, Landlord shall not be liable for and Tenant shall indemnify, defend and hold harmless  Landlord from and against any and all liability, damages (including but not limited to personal injury,  death or property damages), costs, expenses and reasonable attorneys' fees incurred by Landlord arising  from  any  Equipment  related  cause  whatsoever,  including  those  arising from  the  installation,  use,  maintenance and removal thereof.  Tenant's rights granted in this Section are personal to Tenant originally  named  herein  or  its  Permitted  Transferee and  shall  not  be  assigned  or  sublet without  Landlord's  prior  written consent, and no equipment of any other person or entity may be co-located in the Premises or on  the roof with Tenant's Equipment.         Section 16.21. Waiver  of  Right  to  Jury  Trial  and  Permissive  Counterclaims.   Landlord  and  Tenant hereby waive  their respective right to a trial by jury in any action, proceeding or counterclaim  involving  any  matter  whatsoever  arising  out  of  or  in  connection  with  (i)  the  Lease,  (ii)  the  Leased  Premises, (iii) Tenant's use or occupancy of the Leased Premises, or (iv) the right to any statutory relief or  remedy.  Tenant hereby waives the right to interpose any permissive counterclaim of any nature in any  action or proceeding commenced by Landlord to obtain possession of the Leased Premises.  If Tenant  violates this provision by filing a permissive counterclaim, without prejudice to Landlord's right to have  such  counterclaim  dismissed,  the  parties  stipulate  that  should  the  court  permit  Tenant  to  maintain  the  counterclaim, the counterclaim shall be severed and tried separately from the action for possession. This  shall not, however, be construed as a waiver of Tenant's right to assert such claims in a separate action  brought  by  Tenant.  The  waivers  set  forth  in  this  Section  are  made  knowingly,  intentionally,  and  voluntarily by Tenant.  Tenant further acknowledges that it has been represented in the making of these  waivers  by  independent  counsel,  selected  of  its  own  free  will,  and  that  it  has  had  the  opportunity  to  discuss these waivers with counsel.  This provision is a material inducement to Landlord in agreeing to  enter into this Lease.         Section 16.22. Guaranty.  This  Lease  shall  not  become  effective  until the  Guarantor  has  executed a guaranty of this Lease, the Sublease and the Consent to Sublease in the form attached hereto as  Exhibit F (the "Guaranty").                                          33  I\14399819.10  

 

                        ARTICLE 17 - SPECIAL STIPULATIONS         Section 17.01. Option to Extend.         (a)   Grant  and  Exercise  of  Option.   Provided  that  (i)  no  default  has  occurred  and  is  then  continuing beyond applicable notice and cure periods, (ii) intentionally omitted, and (iii) Tenant is not  then subleasing more than 1/3 of the rentable square footage of the Leased Premises or more than one (1)  full floor of the Leased Premises (to be determined on a cumulative basis for all subleases then in effect),  Tenant shall have one (1) option (the "Extension Option") to extend the Lease Term for one (1) additional  period of seven (7) years (the "Extension Term").  The Extension Term shall be upon the same terms and  conditions contained in the Lease except (x) Tenant shall not have any further option to extend, (y) any  improvement  allowances,  Landlord  construction  work  to the  Leased  Premises,  or  other  concessions  applicable  to the  Leased  Premises under the  Lease shall  not apply  to the  Extension Term,  and  (z)  the  Minimum Annual Rent shall be adjusted as set forth herein ("Rent Adjustment").  Tenant shall exercise  such  option  by  delivering  to  Landlord,  no  earlier  than  twelve  (12)  months  and  no  later  than  nine  (9)  months prior to the expiration of the current Lease Term, written notice of Tenant's desire to extend the  Lease Term.  Tenant's failure to properly exercise the Extension Option shall be deemed a waiver of the  Extension Option.  Any reference in this Lease to the "Lease Term" shall mean the initial Lease Term as  it may be extended pursuant to this Section. Tenant has no other option to extend the Lease Term except  as  set  forth  in  this  Section. Upon  determination  of  the  Rent  Adjustment,  Landlord  and  Tenant  shall  execute an amendment to the Lease (or, at Landlord's option, a new lease on the form then in use for the  Building)  reflecting  the  terms  and  conditions  of  the  Extension  Term.  Tenant  agrees  to  execute  such  amendment to the Lease (or new lease) prepared by Landlord on the terms set forth herein within thirty  (30) days after Landlord's request (time being of the essence).         (b)   Rent  Adjustment.  The Minimum  Annual  Rent  for  the  Extension  Term  shall  be  the  Market  Rental  Rate  (as  defined  below),  as  determined  in  accordance  with  subsection  (c)  below.  The  Monthly Rental Installments shall be an amount equal to one-twelfth (1/12) of the Minimum Annual Rent  for the Extension Term and shall be paid at the same time and in the same manner as provided in the  Lease.         (c)   Market Rental Rate.  As  used in this Lease, the term "Market Rental Rate" means the  annual amount of base rent that a willing tenant would pay and a willing landlord would accept in an  arm's  length,  bona  fide  negotiation  for  lease  of the  Leased  Premises to  be  executed  at  the  time  of  determination and to commence on the commencement of the Extension Term, based upon other lease  transactions made for other comparable office buildings in the Keystone submarket of the Indianapolis  office  market  ("Market Area"),  taking  into  consideration  all  relevant  terms  and  conditions  of  any  comparable leasing transactions, including, without limitation: (i) location, quality and age of the building  (taking into consideration renovations); (ii) use and size of the space in question; (iii) location and/or floor  level  within  the  building;  (iv)  extent  of  leasehold  improvement  allowances;  (v)  the  amount  of  any  abatement  of  rental  or  other  charges;  (vi)  parking  charges  or  inclusion  of  same  in  rental;  (vii)  refurbishment and repainting allowances; (viii) any and all other concessions or inducements; (ix) extent  of services to be provided; (x) distinction between "gross" and "net" lease; (xi) base year or dollar amount  for escalation purposes (both operating costs and ad valorem/real estate taxes); (xii) any other adjustments  (including by way of indexes) to base rental; (xiii) credit standing and financial stature of the tenant; and  (xiv) length of term. In the event that Landlord and Tenant are unable to agree on the Market Rental Rate,  as defined hereinabove, by the date which is six (6) months prior to the commencement of the Extension  Term (the "Trigger Date"), then the Market Rental Rate shall be determined in accordance with the terms  of subsection (d) below.                                          34  I\14399819.10  

 

         (d)   Baseball  Arbitration.  If  Landlord  and  Tenant  are  unable  to  reach  agreement  on  the  Market Rental Rate by the Trigger Date, then within five (5) days thereafter, Landlord and Tenant shall  each simultaneously submit to the other in a sealed envelope its good faith estimate of the Market Rental  Rate for the Extension Term (each a "Market Rental Rate Proposal").  If either Landlord or Tenant fails to  propose a Market Rental Rate at such time, then the Market Rental Rate for the Extension Term proposed  by the other party shall prevail.  If the higher of such proposals is not more than one hundred five percent  (105%) of the lower, then the Market Rental Rate shall be the average of the two.  Otherwise, the dispute  shall be resolved in accordance with the remainder of this subsection (d). Within ten (10) days after the  expiration of the foregoing five (5) day period, Landlord and Tenant shall each appoint one (1) Broker (as  hereinafter defined for this Section).  If either party fails to timely select a Broker, then the Market Rental  Rate for the  Extension Term proposed by the  party that selected a  Broker shall prevail.  If each  party  timely selects a Broker, then the two Brokers shall then have fifteen (15) days after the appointment of the  second Broker in which to determine whether the Landlord's or the Tenant's Market Rental Rate Proposal  should be utilized.  In the event that the two Brokers are unable to agree on either the Landlord's or the  Tenant's Market Rental Rate Proposal with such fifteen (15) day period, then the two Brokers shall pick a  third  Broker  within  five  (5)  days  after the  expiration  of such fifteen (15)  day  period.   If  the  three  (3)  Brokers,  with fifteen (15) days  thereafter, cannot unanimously agree upon either the  Landlord's  or the  Tenant's proposed Market Rental Rate, then each of the three Brokers shall immediately select one of the  two proposals, and the selection of either the Landlord's or the Tenant's Market Rental Rate Proposal by  any two (2) of the three (3) Brokers shall be final and conclusive for all purposes in determining Market  Rental Rate. The parties understand, stipulate and agree that there will be no compromise, modification or  averaging of the Landlord's and Tenant's Market Rental Rate Proposals, and the Brokers must select one  or the other, and that the proposed Market Rental Rate selected by the foregoing arbitration procedure  shall be final, binding, conclusive and effective on Landlord and Tenant for purposes under this Lease,  and same shall not be subject to judicial review, mediation or any other legal proceeding. As used in this  Section, the term "Broker" shall mean an Indiana licensed real estate broker with at least ten (10) years'  experience in office leasing transactions in the Market Area. The fees of the third Broker, if applicable,  shall be shared equally by Landlord and Tenant. The fees of each party's respective Broker, if applicable,  shall be borne by that party.         Section 17.02. Temporary  Space.  Commencing  as  of the  later  of June  1,  2019 or  delivery  of  possession of such space (the "Temporary Space Commencement Date"), Tenant shall have the right to  utilize certain office space located on the first floor of the Building and currently  known as Suite 110,  consisting  of  approximately  4,084  rentable  square  feet  as depicted  on Exhibit  A attached hereto  (the  "Temporary Space") from the Temporary Space Commencement Date through December 31, 2019 (the  "Temporary  Space  Expiration  Date",  and  the  Temporary Space  Commencement  Date  through  the  Temporary Space Expiration Date is hereby defined as the “Temporary Space Term”).  Tenant shall bear  all  costs  and  expenses  of  Tenant's  use  of  the  Temporary  Space  and  the  Temporary Space  shall  be  provided by Landlord in its AS IS condition.  Tenant shall be permitted to use the Temporary Space for  staging of hiring fairs and conducting of interviews to find new employees of Tenant, all in relation to the  Permitted Use, and for no other purpose.  Tenant's use of the Temporary Space shall be subject to the  terms and conditions of this Lease, except that any improvement allowances, Landlord construction work  to the Leased Premises, or other concessions applicable to the Leased Premises under the Lease shall not  apply to the Temporary Space, and Tenant shall not be required to pay any Base Rent or Additional Rent  with  respect  to  the  Temporary  Space, but  instead  Tenant  shall  pay  for  the  Temporary  Space's  proportionate share  (5.0101%)  of  all  Operating  Expenses  for  the  Building  (without  deduction  for  any  Base  Year) during  the  Temporary  Space  Term,  which  amount  is  hereby  set  at  $3,070.76  per  month  (prorated  for  any  partial  month) and  is  not  subject  to  audit  by  Tenant (the  "Temporary  Space  Rent").   Tenant shall vacate and surrender the Temporary Space, in accordance with Section 2.03 of this Lease, on  or before the Temporary Space Expiration Date.  If Tenant does not vacate the Temporary Space by the  Temporary Space Expiration Date in accordance with Section 2.03 of this Lease, Landlord shall have all                                         35  I\14399819.10  

 

   remedies with respect to the Temporary Space as provided for the Leased Premises in Section 2.03, and  beginning  after  the  Temporary  Space  Expiration  Date,  Tenant  shall  pay to  Landlord  for  each  day  thereafter that Tenant has not vacated the Temporary Space, rent for the Temporary Space at a rate of  $44.00  per  rentable square  foot  of  the  Temporary  Space  per  year, which total  holdover rent  shall  be  payable  to  Landlord  on  demand.  In  addition,  Tenant  shall  be  liable  to  Landlord  for  all  damages  occasioned  by  such  holding  over,  including,  without  limitation,  all  consequential,  direct  and  indirect  damages and losses sustained by Landlord.  Tenant acknowledges and agrees that nothing in this Section  is intended to limit any other remedies available to Landlord at law or in equity under applicable law, for  a default of this Section.         Section 17.03. Early Termination.  Tenant shall have a one-time right to terminate the Lease (the  "Termination Option") effective on the later of January 31, 2028 or the last day of the month in which  Tenant has paid in full sixty (60) months of Rent under this Lease (the "Termination Date"), upon the  following terms and conditions.         (a)   Irrevocable  written  notice  must  be  given by  Tenant  to  Landlord  that  Tenant  elects  to  exercise the Termination Option, no later than nine (9) months prior to the Termination Date.         (b)   The termination must be effective on the Termination Date, and no earlier or later date.         (c)   There must not be a Default by Tenant at the time of exercise of the Termination Option  or on the Termination Date (except for a  Default in connection with a  failure  to surrender the  Leased  Premises in the condition required herein, which Default shall be governed by the provisions of Sections  2.03  and 2.04  of  this  Lease,  but  shall  not  affect  the  validity  of  Tenant’s  exercise  of  the  Termination  Option).         (d)   Simultaneously with the delivery of the Termination Notice, Tenant must pay Landlord,  in cash, a termination fee ("Termination Fee") in an amount equal to the sum of: (A) all unpaid rent and  any other unpaid costs and charges under this Lease for the period up to and including the Termination  Date; plus  (B)  the  sum  of  (i)  those  out-of-pocket  costs  and  expenses  incurred  by  Landlord  for  any  improvements and alterations to the Leased Premises that remain unamortized as of the Termination Date,  including  without  limitation  tenant improvement  allowances and  space  planning  costs, (ii) any  leasing  commissions and legal fees paid by Landlord with respect to this Lease that remain unamortized as of the  Termination Date, and (iii) an amount equal to any rent abatement or "free rent" provided by Landlord to  Tenant with respect to the Leased Premises that remains unamortized as of the Early Termination Date;  the amounts described in this subsection (d)(B) being amortized at an interest rate of eight percent (8%)  per annum over an amortization period commencing with the fourth (4th) full month of the Lease Term;  plus (C) an amount equal to six (6) months of then current Rent installments. Upon request, Landlord  shall provide Tenant with the amount of such Termination Fee (the failure of Landlord to provide Tenant  with  the  amount  of  the  Termination  Fee  shall  not  waive  the  deadline  for  the  Termination  Notice  or  Tenant's  obligation  to  pay  the  Termination  Fee  simultaneously  with  the  delivery  of  the  Termination  Notice.         (e)   Without limiting the foregoing, any obligations and liabilities of Tenant accruing under  this Lease prior to the Termination Date shall survive the Termination Date and any such exercise of the  Termination Option, as shall any provisions of the Lease that are expressly stated in the Lease to survive  its expiration or sooner termination.         (f)   The Termination Option shall automatically terminate and become null and void upon the  earliest  to  occur  of  (i)  the  assignment  of  this  Lease  by  Tenant,  in  whole  or  in  part, other  than  to  a  Permitted Transferee, (ii) the sublease by Tenant of more than 1/3 of the rentable square footage of the                                         36  I\14399819.10  

 

   Leased Premises or more than one (1) full floor of the Leased Premises (to be determined on a cumulative  basis for all subleases then in effect), other than to a Permitted Transferee, (iii) the failure by Tenant to  timely and properly exercise the Termination Option, (iv) the failure by Tenant to pay to Landlord, in full,  the Termination Fee simultaneously with the Termination Notice.         (g)   If Tenant timely and properly exercises the Termination Option, Tenant shall surrender  full  and  complete  possession  of the  Leased  Premises to  Landlord  on  or  before  the  Termination  Date,  broom-clean, in good order, condition and repair, and otherwise in accordance with the requirements of  this Lease.         (h)   If  Tenant  exercises  the  Right  of  Second  Refusal  (as  defined  below),  Tenant  acknowledges  and  agrees that the Termination  Option  shall  not  apply  to Tenant's  lease  of the  Refusal  Space (as defined below).          Section 17.04. Right of Second Refusal. Subject to the right of first refusal of the current tenant  at  the  Lakefront  9  Building  (as  defined  below)  or its successors  or assigns  (or  any  of  their respective  subtenants),  as  those  rights  exist  as  of  the  Effective  Date  (collectively,  the  "Superior  Rights"),  and  provided that (i) no default has occurred and is then continuing beyond any applicable notice and cure  periods, (ii) the  creditworthiness  of  Tenant  is  then  reasonably  acceptable  to  Landlord  and  (iii)  Tenant  originally named herein or its Permitted Transferee remains in possession of and has been continuously  operating in the entire Premises throughout the Lease Term, Tenant shall have a right of second refusal  with  respect  to  the  rentable  space  as  depicted  on Exhibit  E attached  hereto  and  hereby  made  a  part  hereof,  consisting  of  approximately  23,187  rentable  square  feet  of  space  located  in  the  Lakefront  9  Building (as defined below) and designated as Suite 165 (the "Refusal Space") upon and subject to the  terms and conditions set forth in this Section (the "Right of Second Refusal"). The "Lakefront 9 Building"  shall mean the building owned by Landlord in the Park which is known as Lakefront 9, at 3685 Priority  Way South Drive, Indianapolis, Indiana.         (a)   Subject in all respects to any Superior Rights, if, during the Lease Term of this Lease,  Landlord receives any bona fide offer to lease either (i) all of the Refusal Space, or (ii) any portion of the  Refusal Space, or (iii) any portion or all of the Refusal Space in addition to other space in the Lakefront 9  Building  (any  such  space  described  in  (i),  (ii)  or  (iii)  that  is  the  subject  of  the  bona  fide  offer  being  referred to herein as the "Available Refusal Space"), which offer is acceptable to Landlord (the "Third  Party Offer"), Landlord shall notify Tenant in writing (the "Landlord Refusal Notice") that Landlord has  received  an  acceptable  Third  Party  Offer  and  of  the  key  economic terms  of  that  Third  Party  Offer,  including without limitation a description of the Available Refusal Space that is the subject of the Third  Party Offer. However, Tenant shall not have the right to exercise its Right of Second Refusal if, at the  time Landlord receives the Third Party Offer, there is a default by Tenant under this Lease beyond any  applicable notice and cure periods. Tenant shall have five (5) business days after receipt of the Landlord  Refusal Notice in which to notify Landlord, in writing, if Tenant wishes to exercise its Right of Second  Refusal,  as  to  the  Available  Refusal  Space  identified  in  the  Landlord  Refusal  Notice,  upon  the  key  economic terms of the Third Party Offer, including all consideration for such Available Refusal Space as  contained in such Third Party Offer; provided, however, that Tenant may not exercise its Right of Second  Refusal as to less than all of the Available Refusal Space identified in that Landlord Refusal Notice. If  Tenant does not exercise the Right of Second Refusal as to the Available Refusal Space identified in the  Landlord  Refusal  Notice  within  the five (5) business day  period,  or  if  Tenant  notifies  Landlord  that  Tenant does not wish to exercise its Right of Second Refusal as to the Available Refusal Space identified  in the Landlord Refusal Notice, or if Tenant exercises the Right of Second Refusal as herein provided but  fails to enter into an amendment to this Lease within the time period as required in subsection (c) below,  Landlord shall be free, for a period of twelve (12) months after the date of the Landlord Refusal Notice, to  lease the Available Refusal Space that is the subject of the Third Party Offer to any other person or entity                                         37  I\14399819.10  

 

   on substantially the terms set forth in the Landlord Refusal Notice, and Tenant's Right of Second Refusal  as  to  the  Available  Refusal  Space  shall  cease  and  terminate  for  such  twelve  (12)  month  period,  after  which, if Landlord has not leased the Available Refusal Space to a third party, Tenant's Right of Second  Refusal  as  to  the Available  Refusal  Space  shall  be  reinstated  as  to  any  Third  Party  Offer  thereafter  received.         (b)   If Tenant timely and properly exercises its Right of Second Refusal, Tenant shall lease  the Available Refusal Space that is the subject of the Third Party Offer upon the terms and conditions of  the  Third  Party  Offer.  If  Tenant  timely  and  properly  exercises  its  Right  of  Second  Refusal  as  to  the  Available  Refusal  Space,  Tenant  shall,  promptly  upon  Landlord's  request,  and  within  ten  (10)  days  following Tenant's receipt of such amendment, enter into an amendment to this Lease (or, at Landlord's  option,  enter  into  a  new  lease on  substantially  similar  terms  and  conditions  as  outlined  in  this  Lease  except for those that differ by reason of the terms and conditions of the Third Party Offer) with respect to  the Available Refusal Space, which amendment or new lease shall be in a form reasonably acceptable to  both Landlord and Tenant and shall confirm the terms and conditions of Tenant's lease of the Available  Refusal  Space  consistent  with  the  Third  Party  Offer  (including  without  limitation  confirming  the  commencement date and expiration date for Tenant's lease of the Available Refusal Space as well as the  Base  Rent for the  Available  Refusal  Space), shall confirm  the  Tenant's  Proportionate  Share  of  Excess  Operating Expenses and Tenant's Proportionate Share of Impositions to account for the Available Refusal  Space, and shall contain such other terms and conditions as Landlord and Tenant reasonably deem to be  necessary or appropriate. If Tenant shall fail to enter into the amendment or new lease on the terms herein  set forth within ten (10) days following Tenant's receipt of such amendment, then Landlord may terminate  this Right of Second Refusal, by notifying Tenant in writing, in which event this Right of Second Refusal  shall  become  void  and  of no  further force  or  effect, and  Landlord  shall  thereafter be  free  to  lease  the  Available Refusal Space that is the subject of the Third Party Offer to such third party or any other third  party, and Tenant's Right of Second Refusal as to the Available Refusal Space that is the subject of the  Third Party Offer shall cease and terminate completely.         (c)   The  Right  of Second  Refusal shall automatically  terminate  and  become  null  and  void  upon the exercise by Tenant of the Termination Option.         (d)   The Right of Second Refusal is personal to EHEALTHINSURANCE SERVICES, INC.,  a Delaware corporation, and its Permitted Transferee, and will be null and void in the event of any other  assignment or transfer of the Lease or sublease of all or any part of the Leased Premises.           Section 17.05. Generator.  In the event that the Work includes installation of a generator, UPS  and  related  equipment  (collectively,  the  "Generator")  to  service  the  Leased  Premises,  once  installed,  Tenant shall maintain and operate the Generator in compliance with all applicable Laws and permits.  The  Allowance may be used for the purpose of acquiring and installing such Generator. All costs associated  with the Generator, including without limitation, ongoing testing, repair and maintenance, replacement of  components and fueling thereof, insurance therefor, any modifications to the Leased Premises or Building  to  accommodate  the  Generator,  and  any  governmental  approvals  as necessary  for the  installation,  use,  maintenance, removal or replacement of the Generator shall be borne solely by Tenant, whether incurred  during the Lease Term or prior thereto if the Generator is installed at any time after the commencement of  the Sublease.  Tenant shall be solely responsible for the permitting, inspecting, maintenance, repair, and  replacement  of  the  Generator  and  shall  enter  into  a  maintenance  contract  with  a  reputable  company  reasonably approved by Landlord (the “Maintenance Contract”), pursuant to which Maintenance Contract  such company shall institute a regularly scheduled program of preventive inspections, maintenance and  repair of the Generator that complies with the requirements of any applicable warranties and keeps and  maintains the Generator in good order, condition, and repair at all times. Landlord shall have the right to  request a copy of any such Maintenance Contract and any reports issued in connection therewith. Tenant                                         38  I\14399819.10  

 

   shall obtain Landlord's approval for any proposed relocation, alteration or replacement of the Generator.  Any  language  in  the  Lease  notwithstanding,  Landlord  shall  not  be  liable  and  Tenant  shall  indemnify,  defend and  hold Landlord harmless  from and  against any and  all liability, damages (including but not  limited to personal injury, death, or property damages), costs, expenses, and attorneys' fees incurred by  Landlord arising  from  any Generator related  cause  whatsoever,  including  those  arising  from  the  installation, use, maintenance and removal thereof. Tenant shall remove the Generator, including, without  limitation, all wiring and cabling of such Generator, at the expiration or earlier termination of the Lease  and shall repair all damage caused by such installation or removal, all at Tenant's sole cost and expense;  provided  that  Landlord  may,  by  notice  to  Tenant  prior  to  the  expiration  or  earlier  termination  of  the  Lease, require Tenant to leave the Generator in place and in such event, the Generator shall become the  property of Landlord.         Section 17.06. Contingency.  The parties acknowledge and agree that this Lease is contingent  upon Landlord, Tenant and Sublessor entering into the Consent to Sublease in a form acceptable to all  such parties.         Section 17.07. Landlord  Representation; Compliance  with Laws.  Landlord  hereby represents  that, it has not, as of the date hereof, received any written notice that the Building, the Leased Premises,  the  Land,  and  any  improvements  thereon,  are  in  violation  of  any  applicable  Laws  (including,  without  limitation,  the Americans  With  Disabilities  Act  of  1990,  as amended  (the  "ADA")).  Anything  in  this  Lease, the Home Point Lease or the Sublease to the contrary notwithstanding, Landlord and Tenant agree  that responsibility for compliance with the ADA and other applicable Laws shall be allocated as follows:   (i)  Landlord  shall  be  responsible,  subject  to  the  provisions  of Article 3, for  compliance  with  the  provisions  of  Title  III  of  the  ADA and other  applicable Laws for  all Building  Systems  and Common  Areas, including, without limitation, exterior and interior areas of the Building not included within the  Leased Premises or the premises of other tenants, other than compliance that is necessitated by the use of  the  Leased  Premises  for  other  than  general  office  use  or as  a  result  of  any  alterations  or  additions,  including any initial Tenant Improvements, made by or on behalf of Tenant (which risk and responsibility  shall be borne by Tenant); and (ii) Tenant shall be responsible for compliance with the provisions of Title  III of the ADA and other applicable Laws for any construction, renovations, alterations and repairs made  within the Leased Premises if such construction, renovations, alterations or repairs are made by Tenant,  its employees, agents or contractors, or at the direction of Tenant, including without limitation the Tenant  Improvements.  Notwithstanding  anything  herein  or in  the  Lease to the  contrary,  Tenant acknowledges  and agrees that if its density of use for any suite of the Leased Premises (whether during the Sublease or  this Lease) is greater than market standard office use for Class A buildings in the Park, and such higher  density of use requires any change to the Leased Premises or the Building in order to comply with Laws,  which changes would not be required for a market standard office use for Class A buildings in the Park,  such compliance requirements will only be undertaken in accordance with Article 7, but at Tenant's sole  cost and expense (subject to the Allowance to the extent available). Further, Tenant acknowledges that  Landlord may designate any such changes related to density compliance issues as alterations that must be  removed by Tenant (with restoration to pre-alteration condition) upon the expiration or earlier termination  of the Lease.                  (SIGNATURES CONTAINED ON THE FOLLOWING PAGES)                                          39  I\14399819.10  

 

 

 

 

 

                                                                                                                   EXHIBIT A                          SITE PLAN OF LEASED PREMISES           Page 1 – Suite 100 (entire rentable area on the first floor) and the Temporary Space                                       Exhibit A                                    Page 1 of 3  I\14399819.10  

 

                                                                                                                   EXHIBIT A                          SITE PLAN OF LEASED PREMISES                   Page 2 – Suite 200 (entire rentable area on the second floor)                                      Exhibit A                                    Page 2 of 3  I\14399819.10  

 

                                                                                                                   EXHIBIT A                          SITE PLAN OF LEASED PREMISES                        Suite 300 (entire rentable area on the third floor)                                       Exhibit A                                    Page 3 of 3  I\14399819.10  

 

                                                                                                                  EXHIBIT B-1                                                             TENANT IMPROVEMENTS (LANDLORD WORK)          1.    Landlord's  Obligations.  Tenant  has  personally  inspected  the  Leased  Premises  and  accepts  the  same "AS  IS", without  representation  or  warranty  by  Landlord  of  any  kind,  except  as  otherwise expressly provided  in  the  Lease, and  with  the  understanding  that  Landlord  shall  have  no  responsibility with respect thereto, except (a) as otherwise expressly provided in the  Lease, and (b) to  construct and install within the Leased Premises, in a good and workmanlike manner, free of defects and  using new materials and equipment of good quality, the Tenant Improvements, in accordance with this  Exhibit B.            2.    Construction Drawings, Cost Statement and Allowance.                 (a)   Tenant shall work with Landlord’s space planner (currently Carson Design Associates,  Inc.), at Tenant’s sole cost and expense, to develop the Suite 100 CDs, the Suite 200 CDs and the Suite  300 CDs.  Tenant shall, at Tenant's sole cost and expense (subject to the Allowance), submit the Suite 100  CDs, Suite 200 CDs and  the  Suite 300 CDs  to  Landlord  for  approval. For purposes  of the  Lease, the  "CDs" shall mean, individually as a set or collectively, as the context may require, one or more sets of  construction drawings (in permittable form). The CDs shall cover all work to be performed by Landlord  in constructing the Tenant Improvements or the applicable portion thereof.  Tenant shall have no right to  request any Tenant Improvements that would materially alter the exterior appearance or basic nature of  the Building or the Building Systems.  Landlord shall have fifteen (15) days after receipt of the CDs in  which to review the CDs and in which to give Tenant written notice of its approval of the CDs or its  requested changes to the CDs.  If Landlord requests any changes to the CDs (or Tenant desires to make  any  changes  to  CDs  for  the  sole  purpose  of  reducing  the  cost  to  construct  and  install  the  Tenant  Improvements),  Tenant  shall  make  such  changes  and  shall,  within  ten  (10)  days  of  its  receipt  of  Landlord's requested changes (if any), submit the revised portions of the CDs to Landlord.  Landlord shall  have ten (10) days after receipt of the revised CDs in which to review said revised CDs and in which to  give to Tenant written notice of its approval of the revised CDs or its requested changes thereto.  This  process shall continue until such time, if at all, that Landlord approves the CDs in accordance with this  Section  2.   Tenant  shall  at  all  times  in  its  preparation  of  the  CDs,  and  of  any  revisions  thereto,  act  reasonably  and  in  good  faith.  Landlord  shall at all times  in its  review  of the  CDs,  and  any  revisions  thereto, act reasonably and in good faith.  Approval by Landlord of the Landlord Work and the CDs shall  not constitute any warranty by Landlord to Tenant of the adequacy of the design for Tenant's intended use  of the Leased Premises nor shall Landlord's approval of the CDs create any liability or responsibility on  the part of Landlord for compliance of the CDs with applicable Laws (including, without limitation, the  ADA).   Landlord  agrees,  on  Tenant's  behalf  to  enforce  any  claims  against  the  architect  for  any  such  noncompliance of the CDs.         (b)   Following  Tenant's  approval  (or  deemed  approval)  of  the  CDs,  Landlord  shall  solicit  competitive bids from multiple general contractors.  Tenant shall have the right to provide Landlord with  a  proposed general  contractor,  and  provided  such general  contractor meets  with  Landlord's  reasonable  approval, such general contractor shall have the right to enter a bid.  Landlord and Tenant shall review the  bids jointly and Tenant shall select one general contractor.  Promptly following the selection of a general  contractor,  Landlord  shall  deliver  to  Tenant  a  statement  of  the  cost  to  construct  and  install  all  of  the  Tenant Improvements (the "Cost Statement"), which Cost Statement shall be specific to each of the Suite  100  Work,  Suite 200  Work, and  Suite 300  Work.   Tenant  acknowledges  and  agrees  that  (i)  the  Cost  Statement shall include  design fees  and a  fee  payable  to the  project's  construction manager or general  contractor, and (ii) such construction manager or general contractor may be comprised of a subsidiary,                                     Exhibit B-1                                    Page 1 of 3  I\14399819.10  

 

                                                                                 affiliate or employees of Landlord.  Tenant agrees to acknowledge the Cost Statement in writing within  three (3) days following Landlord's written request therefor.           (c)   Tenant shall be responsible for the cost to construct and install the Tenant Improvements  only to the extent that the Cost Statement, taking into account any increases or decreases resulting from  any  Change  Orders  (as  hereinafter  defined),  exceeds  the  Allowance  that  is  available  at  the  time.   If,  following Landlord's approval of the CDs, the Cost Statement shows that the cost to construct and install  the  Tenant  Improvements  will  exceed  the  applicable  available  Allowance,  Tenant  shall  deliver  to  Landlord, within ten (10) days following Landlord's written request, an amount equal to one-half (1/2) of  such  excess.   Following  Substantial  Completion  of  the  Tenant  Improvements,  Tenant  shall  pay  to  Landlord  the  remaining  difference  between  the  Cost  Statement  (taking  into  account  any  increases  or  decreases resulting from any Change Orders) and the applicable available Allowance within ten (10) days  of Landlord's  request therefor.  Tenant's  failure to deliver the payments  required in this subsection (b)  shall  entitle  Landlord  to  stop  the  construction  and  installation  of  the  Tenant  Improvements  until  such  payment  is  received,  and  any  resulting  delay  shall  constitute  a  Tenant-caused  delay  hereunder.   In  addition,  all  delinquent  payments  shall  accrue  interest  at  15%  per  annum.   If  the  applicable  available  Allowance exceeds the Cost Statement (taking into account any increases or decreases resulting from any  Change  Orders),  such  savings  shall  be  the  property  of  Landlord  except  as  otherwise  provided  in  the  Lease.  Notwithstanding anything herein to the contrary, the cost of the Tenant Improvements shall not  include (and Landlord shall be solely responsible for and the Allowance shall not be used for): (a) costs  attributable to  improvements  installed  outside  the  demising  walls  of  the  Leased  Premises,  unless  requested by Tenant in the CDs; (b) costs for improvements which are not shown on or described in the  CDs or an approved Change Order, unless otherwise approved by Tenant; (c) costs incurred due to the  presence  of  Hazardous  Substances  in  the  Leased  Premises  or  the  surrounding  area,  unless  and  to  the  extent caused or exacerbated by Sublessor or Tenant or their respective agents, employees, contractors,  customers  or  invitees; (d)  attorneys'  fees  incurred  in  connection  with  negotiation  of  construction  contracts, and attorneys' fees, experts' fees and other costs in connection with disputes with third parties;  (e) interest and other costs of financing construction costs; (f) increased construction costs incurred as a  consequence  of  delay  (unless  the  delay  is  caused  by Tenant,  Sublessor  or  Tenant  requested  sub- contractors), construction defects, or default by a contractor (other than Tenant required sub-contractors);  (g)  costs  recoverable  by  Lessor  upon  account  of  warranties  and  insurance;  (h) subject  to  Article  9,  restoration  costs  in excess  of  insurance  proceeds  as a  consequence  of  casualties;  (i)  penalties and  late  charges attributable to Landlord's failure to timely pay construction costs; (j) wages, labor and overhead  for  overtime  and  premium  time,  unless  necessitated  by  Tenant's  timeline  or  other  request;  (k)  offsite  management, supervision fees or overhead costs incurred by Landlord; and (l) construction management  fees paid to Landlord in excess of 3% of the total cost of the Work.         3.    Schedule.  Landlord shall provide Tenant with a proposed schedule for the construction  and  installation  of  the  Tenant  Improvements or  any  portion  thereof, and  shall  notify  Tenant of  any  material changes to said schedule.  Tenant agrees to coordinate with Landlord regarding the installation of  Tenant's phone and data wiring and any other trade related fixtures that will need to be installed in the  Leased Premises prior to Substantial Completion.  Landlord and Tenant acknowledge and agree that the  Tenant Improvements shall be completed while Tenant is in possession of the Leased Premises, either  under this  Lease  or the  Sublease. Tenant  agrees  to  cooperate  with  Landlord  to  avoid  any  unnecessary  interference  with  Landlord's  work,  and  Landlord  agrees  to  cooperate  with  Tenant  to  avoid  any  unnecessary  interference  with  the  conduct  of  Tenant's  business  in  the  Leased  Premises.  Tenant  acknowledges that the Tenant Improvements may occur during normal business hours while Tenant is in  occupancy of the Leased Premises and that no interference to Tenant's business operations in, or use of,  the Leased Premises shall entitle Tenant to any abatement of rent or any other concession, or give rise to  any claim against, or liability of, Landlord.                                      Exhibit B-1                                    Page 2 of 3  I\14399819.10  

 

                                                                                       4.    Change Orders.  After the CDs have been approved by Landlord and Tenant as provided  above,  neither  party  shall  have  the  right  to  require  extra  work  or  change  orders  with  respect  to  the  construction of the Tenant Improvements without the prior written consent of the other, which consent  shall not be unreasonably withheld or delayed.  Tenant shall have the right to request changes to the CDs  at any time following final approval thereof by way of written change order (each, a "Change Order", and  collectively, "Change  Orders").   Provided  such  Change  Order  is  reasonably  acceptable  to  Landlord,  Landlord shall prepare and submit promptly to Tenant a memorandum setting forth the impact on cost and  schedule resulting from said Change Order (the "Change Order Memorandum of Agreement").  Tenant  acknowledges and agrees that (i) the Change Order Memorandum of Agreement may include design fees  and  a  fee  payable  to  the  project's  construction  manager  and/or  general  contractor, and  (ii)  such  construction manager or general contractor may be comprised of a subsidiary, affiliate or employees of  Landlord. Tenant  shall,  within  three  (3)  days  following  Tenant's  receipt  of  the  Change  Order  Memorandum of Agreement, either (a) execute and return the Change Order Memorandum of Agreement  to Landlord, or (b) retract its request for the Change Order.  At Landlord's option, Tenant shall pay to  Landlord (or Landlord's designee), within ten (10) days following Landlord's request, any increase in the  cost to construct the Tenant Improvements resulting from the Change Order, as set forth in the Change  Order Memorandum of Agreement.  Landlord shall not be obligated to commence any work set forth in a  Change Order until such time as Tenant has delivered to Landlord the Change Order Memorandum of  Agreement executed by Tenant and, if applicable, Tenant has paid Landlord in full for said Change Order.           5.    Letter of Understanding.  Promptly following (i) Substantial Completion of the Tenant  Improvements, or  any  portion  thereof,  and/or  (ii)  the  Commencement  Date,  Tenant  shall  execute  Landlord's Letter of Understanding in substantially the form attached hereto as Exhibit C and made a part  hereof, acknowledging (a) the date of Substantial Completion of the Tenant Improvements, or any portion  thereof, and (b) except for any punchlist items, that Tenant has accepted the Leased Premises.  If Tenant  fails to execute the Letter of Understanding within five (5) days of its delivery from Landlord, Tenant  shall be deemed to have accepted the Leased Premises and that the condition of the Leased Premises and  the  Building  was  at  the  time  satisfactory  and  in  conformity  with  the  provisions  of  this  Lease  in  all  respects, subject to any punchlist items.          7.    Definitions.  For purposes of this Exhibit B-1 and the Lease, "Substantial Completion"  (or  any  grammatical  variation  thereof)  shall  mean  completion  of  construction  of  the  Tenant  Improvements,  subject  only  to  punchlist  items  to  be  identified  by  Landlord  and  Tenant  in  a  joint  inspection  of  the  Leased  Premises,  as  established  by  written  notice  from  Landlord  to  Tenant, and  the  obtainment  by  Landlord  of  all  approvals  and  permits  from  the  appropriate  governmental  authorities  required for the legal occupancy of the Leased Premises for the Permitted Use.                                      Exhibit B-1                                    Page 3 of 3  I\14399819.10  

 

                                                                                                                  EXHIBIT B-2                                                              TENANT IMPROVEMENTS (TENANT WORK)           1.   Condition of Leased Premises.                   (a)   Tenant  has  personally  inspected  the  Leased  Premises  and  accepts  the  same "AS  IS",  without representation or warranty by Landlord of any kind, except as otherwise expressly provided in the  Lease. Tenant shall be responsible for constructing within the Leased Premises the Tenant Improvements.   Tenant's  proposed  architect/engineer,  general  contractor,  and  fire  protection,  plumbing,  HVAC  and  electrical  subcontractors  are  subject  to  Landlord's  prior  approval,  which  approval  shall  not  be  unreasonably  withheld  or  delayed.   Promptly  following  the  selection  and  approval  of  the  architect/engineer, Tenant shall forward to said architect/engineer (and copy Landlord on the transmittal)  Landlord's  building  standards  heretofore  delivered  to  Tenant,  and  Tenant  shall  cause  said  architect/engineer to comply with said building standards.  Promptly following the selection and approval  of  the  general  contractor,  Tenant  shall  forward  to  said  general  contractor  (and  copy  Landlord  on  the  transmittal) Landlord's fire protection, plumbing, HVAC and electrical specifications and Landlord's rules  of conduct, all of which have been delivered to Tenant prior to the date of this Lease, and Tenant shall  cause  said  general  contractor  to  comply  with  said  specifications  and  rules  of  conduct.   At  Landlord's  request, Tenant shall coordinate a meeting among Landlord, Tenant and Tenant's  general contractor to  discuss the Building Systems and other matters related to the construction of the Tenant Improvements.            (b)   Tenant shall be in possession of Suite 200 and Suite 300 of the Leased Premises prior to  the Commencement Date of the Lease, pursuant to the Sublease.  Landlord shall deliver Suite 100 of the  Leased Premises to Tenant on the Commencement Date of the Lease with respect to Suite 100, subject to  Section 2.01 of the Lease.          2.    Preparation  of  CDs.  Tenant  shall,  at  Tenant’s  sole  cost  and  expense (subject  to  the  Allowance), develop the Suite 100 CDs, the Suite 200 CDs and the Suite 300 CDs and submit them to  Landlord  for  approval. For  purposes  of  the  Lease,  the  "CDs"  shall  mean, individually  as  a  set  or  collectively, as the context may require, one or more sets of construction drawings (in permittable form).  The CDs shall cover all work to be performed by Tenant in constructing the Tenant Improvements or the  applicable portion thereof.  Tenant shall have no right to request any Tenant Improvements that would  materially alter the exterior appearance or basic nature of the Building or the Building Systems.  Landlord  shall have fifteen (15) days after receipt of the CDs in which to review the CDs and in which to give  Tenant written notice of its approval of the CDs or its requested changes to the CDs.  If Landlord requests  any changes to the CDs, Tenant shall make such changes and shall, submit the revised portions of the  CDs  to  Landlord.   Landlord  shall  have  fifteen  (15)  days  after  receipt  of  the  revised  CDs  in  which  to  review said revised CDs and in which to give to Tenant written notice of its approval of the revised CDs  or  its  requested  changes  thereto.   This  process  shall  continue  until  such  time,  if  at  all,  that  Landlord  approves the CDs in accordance with this Section 2.  Tenant shall at all times in its preparation of the  CDs,  and  of any revisions thereto, act reasonably and in good faith.  Landlord shall at all times in its  review of the CDs, and any revisions thereto, act reasonably and in good faith. Tenant shall be responsible  for  ensuring  that  the  CDs  satisfy  and  comply  with  all  applicable  Laws,  and  Landlord  shall  have  no  responsibility or liability therefor. Approval by Landlord of the Landlord Work and the  CDs shall not  constitute any warranty by Landlord to Tenant of the adequacy of the design for Tenant's intended use of  the Leased Premises nor shall Landlord's approval of the CDs create any liability or responsibility on the  part  of  Landlord  for  compliance  of  the  CDs  with  applicable  Laws  (including,  without  limitation,  the  ADA). Tenant  shall  be  responsible,  at  Tenant's  cost  and  expense,  for  constructing  the  Tenant  Improvements and performing all work relating thereto pursuant to the provisions and limitations set forth  in  this  Work  Letter  and  the  Lease,  and  including, without  limitation,  paying  fees,  obtaining  space                                    Exhibit B-2                                    Page 1 of 4  I\14399819.10  

 

                                                                                 planning  and  construction  drawing  services,  obtaining  permits,  and  furnishing  all  labor  and  materials  necessary to complete the Tenant Improvements.  Notwithstanding anything herein to the contrary, the  cost of the Tenant Improvements shall not include (and Landlord shall be solely responsible for and the  Allowance shall not be used for): (a) costs incurred due to the presence of Hazardous Substances in the  Leased Premises or the surrounding area, unless and to the extent caused or exacerbated by Sublessor or  Tenant or  their  respective  agents,  employees,  contractors,  customers  or  invitees; and (b)  construction  administration fees paid to Landlord in excess of 1% of the total cost of the Work.          3.    Construction of  Tenant  Improvements.   Prior  to  commencing  the  construction  of  the  Tenant Improvements  or  any  portion  thereof,  Tenant shall  obtain  all  permits,  authorizations,  licenses,  consents and approvals, if any, required for Tenant to perform the Tenant Improvements (the "Permits"),  including, without limitation, the Permit(s) required by the City of Indianapolis, if any, with respect to the  Tenant  Improvements,  and Tenant  shall  deliver to  Landlord (a) copies  of  the  Permits,  (b) evidence of  Tenant's insurance  reasonably satisfactory to Landlord, which insurance shall be maintained throughout  the construction of the Tenant Improvements, and (c) a project schedule in detail reasonably satisfactory  to Landlord.  In addition, Tenant shall require its  general contractor to carry appropriate insurance, as  determined  by  Tenant,  but  which  shall  include,  without  limitation,  Commercial  General  Liability,  Commercial Auto Liability and Worker's Compensation, in amounts necessary to insure the project and  the  work  related  thereto  against  claims  for  bodily  injury  or  death  or  property  damage.   Tenant's  contractors of all tiers shall name Landlord, Landlord's managing agent, and any mortgagee requested by  Landlord as additional insured on all liability policies required pursuant to this Section 3.  Throughout the  construction  of  the  Tenant  Improvements,  Tenant  shall  notify  Landlord  promptly  of  any  material  deviations from such project schedule.  Tenant or its contractor shall construct the Tenant Improvements  in a good, first-class and workmanlike manner, free of defects and using new materials and equipment of  good  quality, and  in  accordance  with  the  CDs  and  all  applicable Laws, permits  and governmental  regulations.   If  Tenant  shall  fail  to  complete  the  Tenant  Improvements  by  the  Commencement  Date,  Tenant's obligation to pay Minimum Annual Rent and Additional Rent hereunder shall nevertheless begin  on the Commencement Date.  Landlord shall have the right, from time to time throughout the construction  process, to enter upon the Leased Premises to perform periodic inspections of the Tenant Improvements.   Tenant agrees to respond to and address promptly any reasonable concerns raised by Landlord during or  as a result of such inspections. Tenant shall complete the Tenant Improvements within a commercially  reasonable  time  after  commencement  of  such  work. Where  no  time  period  is  specified  above in  this  Exhibit  B-2,  Landlord  shall  respond  to  any written consent  or  approval  request that  is  provided  to  Landlord within ten (10) business days of the receipt of such request, and Landlord’s failure to provide its  refusal  or consent  within  such  time  period  shall  be  deemed  Landlord’s  consent  or  approval  to  the  applicable request.          4.    Punchlist.   Upon substantial  completion  of  the  Tenant  Improvements,  or  any  portion  thereof,  a  representative  of  Landlord  and  a  representative  of  Tenant  together  shall  inspect  the  Leased  Premises  and  generate  a  punchlist  of  defective  or  uncompleted  items  relating  to  the  completion  of  construction of the Tenant Improvements or such portion thereof.  Tenant shall, within a reasonable time  after such punchlist is prepared and agreed upon by Landlord and Tenant, complete such incomplete work  and remedy such defective work as are set forth on the punchlist.          5.    Improvement  Costs.   Landlord  shall  reimburse  Tenant  for  the  Improvement  Costs  incurred  in  constructing  the  Tenant  Improvements,  up  to  an  amount  equal  to the Allowance that  is  available at the time, in multiple payments upon request by Tenant with respect to Improvement Costs  actually incurred  by Tenant at the  time  of such request (each a "Progress  Payment"). Notwithstanding  anything to the contrary in this Section, no Progress Payment will be paid by Landlord if a default has  occurred and is then existing under this Lease beyond applicable notice and cure periods either at the time  the  Progress  Payment  request  and  required  documentation  is  submitted  to  Landlord  or  at  the  time  the                                    Exhibit B-2                                    Page 2 of 4  I\14399819.10  

 

                                                                                 Progress Payment would otherwise be due to Tenant (until and unless, Tenant cures that default within  the applicable cure period, if any, provided for under the Lease). Tenant may request Progress Payments  as follows:          (a)   Landlord  shall  pay  fifty  percent  (50%)  of the  applicable  available  Allowance,  less  a  holdback (the "Holdback") equal to ten percent (10%), to Tenant at such time as:                (i)   Tenant has delivered to Landlord a copy of Tenant's building permit;                                  (ii)  Tenant has received Landlord's written approval of the CDs;                                  (iii) Tenant's general contractor has completed fifty percent (50%) of the applicable  Tenant Improvements within the Leased Premises, as evidenced by a certificate from Tenant's architect  and paid invoices, receipts and other evidence reasonably required by Landlord to evidence the cost of the  Tenant Improvements made as of the date of Tenant's request for payment; and                 (iv)  Tenant has delivered to Landlord partial lien waivers  for the  first fifty percent  (50%) of the applicable Tenant Improvements from Tenant's general contractor for all subcontractors and  all material suppliers having performed any work at the Leased Premises relating to the construction of  the first fifty percent (50%) of the applicable Tenant Improvements.          (b)   Landlord shall pay the remainder of the Allowance (less the Holdback and the Fee, as  hereinafter  defined, and  any  other  expenses due  to  Landlord under subsection  (d)  below) to Tenant at  such time as Tenant's general contractor has:                (i)   substantially  completed  the  applicable  Tenant  Improvements  and  delivered  a  Certificate of Substantial Completion issued by Tenant's project architect on the appropriate AIA form (or  in any other form as reasonably required by Landlord or as required in connection with any Mortgage),  certifying  to  Landlord  and  any  other  parties  as  required  in  connection  with  any  Mortgage,  that  the  applicable Tenant Improvements have been completed in accordance with the CDs and Permits and all  applicable Laws;                (ii)  delivered  to  Landlord  lien  waivers  and  affidavits  from  Tenant's  general  contractor  for  all  subcontractors  and  all materials  suppliers  having  performed  any  work  at  the  Leased  Premises relating to the applicable Tenant Improvements, together with any other evidence reasonably  required  by  Landlord  to  satisfy  Landlord's  title  insurer  that  there  are  no  parties  entitled  to  file  a  lien  against the real property underlying the Park in connection with such work; and                (iii) delivered to Landlord all paid invoices, receipts  and other evidence reasonably  required by Landlord to evidence the cost of the applicable Tenant Improvements.          (c)   Landlord  shall  pay  the  Holdback  to  Tenant  at  such  time  as  Tenant  has  completed  the  incomplete work and remedied the defective work set forth on the punchlist.                (d)   Tenant agrees that at Landlord's option, Landlord or Landlord's contractor shall perform  all  work  on  any  alterations  to  the  Leased  Premises  and  in  such  case Landlord  shall  be  entitled  to a  construction management fee in connection therewith, or if Landlord only supervises the work performed  by  Tenant  or  Tenant's  contractor,  Landlord  shall  be  entitled  to  a  construction  administration  fee  in  connection therewith, in  each  case  as described  in  Section  2.02(c)  of the  Lease (each, the "Fee").  At  Landlord's option, the Fee shall either be (A) applied against the applicable available Allowance, or (B)                                     Exhibit B-2                                    Page 3 of 4  I\14399819.10  

 

                                                                                 billed  to  Tenant  (in  which  case  Tenant  shall  pay  the  Fee  to  Landlord  within  ten  (10)  days  following  Landlord's delivery of an invoice to Tenant).          (e)   Tenant  shall  be  responsible for  all  Improvement  Costs  in  excess  of  the  applicable  available Allowance, and Tenant shall indemnify, defend, and hold harmless Landlord, its affiliates, and  their respective owners, officers, directors, managers, employees and agents from and against any and all  costs and expenses associated with the Tenant Improvements that are in excess of the applicable available  Allowance or the Aggregate Allowance, as applicable.  Notwithstanding anything herein or in the Lease  to the contrary, if Landlord fails to fulfill its obligation to fund any portion of the Allowance within thirty  (30) days following Landlord’s receipt of written notice from Tenant that such portion is past due and  payable  under  the  terms  hereof,  then,  in  each  instance,  Tenant  shall  be  entitled  to  deliver  notice  (the  "Payment Notice") thereof to Landlord.  If Landlord still fails to fulfill any such obligation within twenty  (20) business days after Landlord's receipt of the Payment Notice in question from Tenant and if Landlord  fails  to  deliver  notice  to  Tenant  within  such  twenty  (20)  business  day  period  explaining  Landlord's  reasons that Landlord believes that the amounts described in Tenant's Payment Notice are not due and  payable  by  Landlord  pursuant  to  the  terms  and  conditions  of  this Exhibit  B-2 or  the  Lease ("Refusal  Notice"),  then  Tenant  shall  be  entitled,  after  Landlord's  failure  to  pay  such  amounts  within  five  (5)  business days after Tenant’s delivery of a second notice from Tenant delivered after the expiration of such  twenty  (20)  business  day  period,  which  second  notice  must  contain  the  following  inscription,  in  bold  faced  lettering:  “SECOND  NOTICE DELIVERED  PURSUANT  TO  SECTION  5 OF EXHIBIT  B-2  ATTACHED  TO  THE  LEASE - - FAILURE  TO  TIMELY  PAY  THE  REQUESTED  PORTION  OF  THE ALLOWANCE MAY RESULT IN TENANT'S DEDUCTION OF SUCH AMOUNT FROM RENT  UNDER THE LEASE” ("Second Notice"), to offset the amount so owed to Tenant by Landlord but not  paid  by  Landlord  (or  if  Landlord  delivers  a  Refusal  Notice  but  only  with  respect  to  a  portion  of  the  amount set forth in the Payment Notice and Landlord fails to pay such undisputed amount as required by  the next succeeding sentence, the undisputed amount so  owed to Tenant) from the last day of such 5-  business day period following the Second Notice until the date such offset enables Tenant to recoup any  and all amounts so owed to Tenant by Landlord, against Tenant's next obligations to pay Rent (until fully  offset).  Notwithstanding the foregoing, Landlord hereby agrees that if Landlord delivers a Refusal Notice  disputing a  portion of the amount set forth in Tenant's  Payment Notice, Landlord shall pay to Tenant,  concurrently with the delivery of the Refusal Notice, the undisputed portion of the amount set forth in the  Payment Notice.  However, if Tenant is in Default under the Lease at the time that such offset would  otherwise be applicable, Tenant shall not be entitled to such offset until such default is cured.  If Landlord  delivers a Refusal Notice, and if Landlord and Tenant are not able to agree on the disputed amounts to be  so paid by Landlord, if any, within ten (10) days after Tenant's receipt of a Refusal Notice, Tenant may  submit such dispute to an independent third party accountant mutually selected by the parties to determine  whether  Landlord  rightfully  disputed  the  claim  for  reimbursement;  if  and  to  the  extent  that  such  independent third party accountant determines the claim for reimbursement was valid, then Landlord shall  pay Tenant the amount owed pursuant to such determination within 30 days of such determination, which  if not timely paid shall be handled as provided above for a past due payment.  The party whose claim is  not  validated  by  the  independent  third  party  accountant  shall  bear the  costs  of  such  independent  third  party accountant.                                         Exhibit B-2                                    Page 4 of 4  I\14399819.10  

 

                                                                                                                   EXHIBIT C                       FORM OF LETTER OF UNDERSTANDING     Precedent Lakeside Acquisitions, LLC,  Attn:  ______________________, Property Manager                                                                          RE:   Office  Lease  between PRECEDENT  LAKESIDE  ACQUISITIONS,  LLC,  a  Delaware              limited liability company ("Landlord") and EHEALTHINSURANCE SERVICES, INC.,              a Delaware corporation ("Tenant") for the Leased Premises located at Suites 100, 200 and              300 of the building commonly known as Lakefront 15 (fka Building 74) (the "Building"),              located at 9190 Priority Way West Drive, Indianapolis, Indiana 46240, in the office park              known  as  Lakefront  at  Keystone (formerly  Precedent Office  Park) (the  "Park"),  dated              ________________, 2019 (the "Lease").   Dear _________________________:         The undersigned, on behalf of Tenant, certifies to Landlord as follows:         1.    The  Commencement  Date  under the  Lease  is  November  1,  2022 and  Suite  100  of the              Leased  Premises  was  delivered  to  Tenant  as  required  in  the  Lease  as  of              __________________________.         2.    The  rent  commencement  date  is  ___________________,  subject  to  the  Base  Rent              Abatement Period.         3.    The expiration date of the Lease is January 31, 2030.         4.    The Lease (including amendments or guaranty, if any) is the entire agreement between              Landlord and Tenant as  to the  leasing of the  Leased Premises  and  is  in full force and              effect.         5.    [as applicable:  Landlord  has  completed  the  improvements  designated  as  Landlord's              obligation under the Lease (excluding punchlist items as agreed upon by Landlord and              Tenant), if any, and Tenant has accepted the Leased Premises as of the Commencement              Date.]         6.    To the best of the undersigned's  knowledge,  there  are  no uncured events  of default by              either Tenant or Landlord under the Lease.         IN  WITNESS  WHEREOF,  the  undersigned  has  caused  this  Letter  of  Understanding  to  be  executed this ____ day of _________________, 20____.                          EXHIBIT ONLY – NOT TO BE EXECUTED                                         Exhibit C                                    Page 1 of 1  I\14399819.10  

 

                                                                                                                   EXHIBIT D                             RULES AND REGULATIONS         1.    The sidewalks, entrances, passages, courts, elevators, vestibules, stairways, corridors or  halls shall not be obstructed or used for any purpose other than ingress and egress.  Landlord shall control  the Common Areas.         2.    No awnings or other projections shall be attached to the outside walls of the Building.   No curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with, any  window  or  door  of  the  Leased  Premises  other  than  Landlord  standard  window  coverings  without  Landlord's  prior  written  approval.   All  electric  ceiling  fixtures  hung  in  offices  or  spaces  along  the  perimeter  of  the  Building  must  be  fluorescent,  of  a  quality,  type,  design  and  tube  color  approved  by  Landlord.  Neither the interior nor the exterior of any windows shall be coated or otherwise sunscreened  without written consent of Landlord.         3.    No  sign,  advertisement,  notice  or  handbill  shall  be  exhibited,  distributed,  painted  or  affixed by any tenant on, about or from any part of the Leased Premises, the Building or in the Common  Areas  including  the  parking  area  without  the  prior  written  consent  of  Landlord.   In  the  event  of  the  violation of the foregoing by any tenant, Landlord may remove or stop same without any liability, and  may  charge  the  expense  incurred  in  such  removal  or  stopping  to  tenant.   The  lobby  directory  will  be  provided exclusively for the display of the name and location of tenants only, and Landlord reserves the  right to exclude any other names therefrom.  Nothing may be placed on the exterior of corridor walls or  corridor doors other than Landlord's standard lettering.         4.    The sashes, sash doors, windows, and doors that reflect or admit light and air into halls,  passageways or other public places in the Building shall not be covered or obstructed by tenant.         5.    The sinks and toilets and other plumbing fixtures shall not be used for any purpose other  than those for which they were constructed, and no sweepings, rubbish, rags, or other substances shall be  thrown therein.  All damages resulting from any misuse of the fixtures shall be borne by the tenant who,  or whose subtenants, assignees or any of their servants, employees, agents, visitors or licensees shall have  caused the same.         6.    No  tenant  shall  mark,  paint,  drill  into,  or  in  any  way  deface  any  part  of  the  Leased  Premises or the Building (except for nails for the display of artwork).  No boring, cutting or stringing of  wires  or  laying  of  any  floor  coverings  shall  be  permitted,  except  with  the  prior  written  consent  of  Landlord and as Landlord may direct.  Landlord shall direct electricians as to where and how telephone or  data cabling are to be introduced.  No boring or cutting for wires or stringing of wires will be allowed  without written consent of Landlord.  The location of telephones, call boxes and other office equipment  affixed to the Leased Premises shall be subject to the approval of Landlord.         7.    No vehicles, birds or animals of any kind (except service animals) shall be brought into  or kept in or about the Leased Premises, and no cooking shall be done or permitted by any tenant on the  Leased Premises, except microwave cooking, and the preparation of coffee, tea, hot chocolate and similar  items for tenants and their employees.  No tenant shall cause or permit any unusual or objectionable odors  to be produced in or permeate from the Leased Premises.         8.    The  Leased  Premises  shall  not  be  used  for  manufacturing  or  for  the  storage  of  merchandise except as such storage may be incidental to the permitted use of the Leased Premises.  No  tenant  shall  occupy  or  permit  any  portion  of  the Leased  Premises  to  be  occupied  as  an  office  for  the                                     Exhibit D                                    Page 1 of 4  I\14399819.10  

 

                                                                                 manufacture or sale of liquor, narcotics, or tobacco in any form, or as a medical office, or as a barber or  manicure  shop,  or  a  dance,  exercise  or  music  studio,  or  any  type  of  school  or  daycare  or  copy,  photographic or print shop or an employment bureau without the express written consent of Landlord.   The Leased Premises shall not be used for lodging or sleeping or for any immoral or illegal purpose.         9.    No tenant shall make, or permit to be made any unseemly, excessive or disturbing noises  or disturb or interfere with occupants of the Building, neighboring buildings in the Park or neighboring  premises, whether by the use of any musical instrument, radio, phonograph, unusual noise, or in any other  way.  No tenant shall throw anything out of doors, windows or down the passageways.         10.   No tenant, subtenant or assignee nor any of its servants, employees, agents, visitors or  licensees,  shall  at  any  time  bring  or  keep  upon  the  Leased  Premises  any  flammable,  combustible or  explosive fluid, chemical or substance or firearm in violation of any Laws.         11.   No  additional  locks  or  bolts  of  any  kind  shall  be  placed  upon  any  of  the  doors  or  windows by any tenant, nor shall any changes be made to existing locks or the mechanism thereof.  Each  tenant must upon the termination of its tenancy, restore to Landlord all keys of doors, offices, and toilet  rooms, either furnished to, or otherwise procured by, such tenant and in the event of the loss of keys so  furnished, such tenant shall pay to Landlord the cost of replacing the same or of changing the lock or  locks opened by such lost key if Landlord shall deem it necessary to make such changes.         12.   No  tenant  shall  overload  the  floors  of  the  Leased  Premises.   All  damage  to  the  floor,  structure or foundation of the Building due to improper positioning or storage of items or materials shall  be repaired by Landlord at the sole cost and expense of tenant, who shall reimburse Landlord immediately  therefor upon demand.  All removals or the carrying in or out of any safes, freight, furniture, or bulky matter  of any description must take place during the hours that Landlord shall reasonably determine from time to  time.  The moving of safes or other fixtures or bulky matter of any kind must be done upon previous notice to  Landlord and under Landlord's supervision, and the persons employed by any tenant for such work must be  acceptable to Landlord.  Landlord reserves the right to inspect all safes, freight or other bulky articles to be  brought into the Building and to exclude from the Building all safes, freight or other bulky articles which  violate any of these Rules and Regulations or the Lease of which these Rules and Regulations are a part.   Landlord reserves the  right  to  prescribe  the  weight and  position  of all  safes, which  must be  placed upon  supports approved by Landlord to distribute the weight.         13.   Landlord shall have the right to prohibit any advertising by any tenant that, in Landlord's  opinion tends to impair the reputation of the Building or its desirability as an office location, and upon  written notice from Landlord any tenant shall refrain from or discontinue such advertising.         14.   The business hours for the Building shall be 8 a.m. to 6 p.m. Monday through Friday and  9 a.m. to 1 p.m. on Saturday, excluding legal holidays.  Landlord reserves the right to require all persons  entering the Building between the hours of 6:00 p.m. and 8:00 a.m. and at all hours on Saturday, Sunday  and legal holidays to register with Landlord's security personnel.  Each tenant shall be responsible for all  persons entering the Building at tenant's invitation, express or implied.  Landlord shall in no case be liable  for damages for any error with regard to the admission to or exclusion from the Building of any person.   In case of an invasion, mob riot, public excitement or other circumstances rendering such action advisable  in Landlord's opinion, Landlord reserves the right without any abatement of rent to require all persons to  vacate  the  Building  and  to  prevent  access  to  the  Building  during  the  continuance  of  the  same  for  the  safety of the tenants and the protection of the Building and the property in the Building.         15.   No tenant shall purchase janitorial or maintenance or other like services, from any person  or persons not approved by Landlord.  Any persons employed by any tenant to do janitorial work or other                                     Exhibit D                                    Page 2 of 4  I\14399819.10  

 

                                                                                 work in the Leased Premises shall, while in the Building and outside of the Leased Premises, be subject to  and under the control and direction of Landlord (but not as an agent or servant of Landlord), and tenant  shall be responsible for all acts of such persons.         16.   Canvassing, soliciting and peddling in the Building are prohibited, and each tenant shall  report and otherwise cooperate to prevent the same.         17.   All office equipment of any electrical or mechanical nature shall be placed by tenant in  the  Leased  Premises  in  settings  that  will,  to  the  maximum  extent  possible,  absorb  or  prevent  any  vibration, noise and annoyance.         18.   No air-conditioning unit or other similar apparatus shall be installed or used by any tenant  without the written consent of Landlord.         19.   There shall not be used in any space, or in the public halls of the Building, either by any  tenant or others, any hand trucks except those equipped with rubber tires and rubber side guards.         20.   The scheduling of tenant move-ins shall be before or after normal business hours and on  weekends, subject to the reasonable discretion of Landlord.         21.   The  Building  is  a  smoke-free  Building.   Smoking  is  strictly  prohibited  within  the  Building.  Smoking shall only be allowed in areas designated as a smoking area by Landlord.  Tenant and  its employees, representatives, contractors or invitees shall not smoke within the Building or throw cigar  or cigarette butts or other substances or litter of any kind in or about the Building, except in receptacles  for that purpose.  Landlord may, at its sole discretion, impose a charge against monthly rent of $50.00 per  violation  by  tenant  or  any  of  its  employees,  representatives,  contractors  or  invitees,  of  this  smoking  policy.         22.   Tenants will insure that all doors are securely locked, and water faucets, electric lights  and electric machinery are turned off before leaving the Building.         23.   Parking  spaces  associated  with  the  Building  are  intended  for  the  exclusive  use  of  passenger automobiles.  Except for intermittent deliveries, no vehicles other than passenger automobiles  may  be  parked  in  a  parking  space  without  the  express  written  permission  of  Landlord.   Tenant,  its  employees,  customers,  invitees  and  guests  shall,  when  using  the  parking  facilities  in  and  around  the  Building, observe  and  obey all signs  regarding fire  lanes  and  no-parking and  driving speed  zones and  designated handicapped and visitor spaces, and when parking always park between the designated lines.   Landlord reserves the right to tow away, at the expense of the owner, any vehicle which is improperly  parked or parked in a no-parking zone or in a designated handicapped area, and any vehicle which is left  in any parking lot in violation of the foregoing regulation.  All vehicles shall be parked at the sole risk of  the owner, and Landlord assumes no responsibility for any damage to or loss of vehicles except to the  extent arising out of the negligence or willful misconduct of Landlord, the managing agent or any of their  respective partners, directors, officers, agents or employees.         24.   Tenant shall be responsible for and cause the proper disposal of medical waste, including  hypodermic needles, created by its employees.   It is Landlord's desire to maintain in the Building and Common Areas the highest standard of dignity and  good taste consistent with comfort and convenience for tenants.  Any action or condition not meeting this  high standard should be reported directly to Landlord.  Landlord reserves the right to make such other and  further rules and regulations as in its judgment may from time to time be necessary for the safety, care                                      Exhibit D                                    Page 3 of 4  I\14399819.10  

 

                                                                                 and cleanliness of the Building and Common Areas, and for the preservation of good order therein.  In the  event of any conflict between these Rules and Regulations and the terms of the Lease, the terms of the  Lease shall control in every instance.                                       Exhibit D                                    Page 4 of 4  I\14399819.10  

 

                                                                                                                   EXHIBIT E                                  REFUSAL SPACE                                                                                 Exhibit E                                    Page 1 of 1  I\14399819.10  

 

                                                                                                                   EXHIBIT F                                FORM OF GUARANTY            UNCONDITIONAL GUARANTY OF LEASE, DIRECT SUBLEASE                           AND CONSENT TO SUBLEASE         This  Unconditional  Guaranty  of  Lease,  Sublease  and  Consent  to  Sublease  (this  "Guaranty")  is  entered  into  as  of  the  ___  day  of  ___________,  2019,  by  the  undersigned,  EHEALTH, INC., a Delaware corporation ("Guarantor").                                      RECITALS         WHEREAS,  EHEALTHINSURANCE  SERVICES,  INC.,  a  Delaware  corporation  ("Tenant")  desires  to  enter  into  a  certain  Lease  with  PRECEDENT  LAKESIDE  ACQUISITIONS,  LLC,  a  Delaware  limited  liability  company  ("Landlord"),  for  certain  space  described therein and more commonly known as Suite 100 (the entire rentable area on the first  floor, made up of suites currently shown on Exhibit A to the Lease as Suite 110 and Suite 120),  Suite 200 (the entire rentable area on the second floor) and Suite 300 (the entire rentable area on  the  third  floor)  of  the building  commonly  known  as  Lakefront  15  (and  formerly  known  as  Building 74) (the "Building"), located at 9190 Priority Way West Drive, Indianapolis,  Indiana  46240, in the office park commonly known as of the date of this Lease as Lakefront at Keystone  (and formerly known as Precedent Office Park) (the "Lease"); and          WHEREAS, Tenant desires to enter into a certain Sublease Agreement from Home Point  Financial Corporation, a New Jersey corporation ("Sublessor"), to Tenant, as sublessee, for the  sublease  of  Suites  200  and  300  of  the  Leased  Premises,  which  Sublease  (and  the  prime  lease  referenced therein (the "Home Point Lease")) are scheduled to expire on October 31, 2022 (the  "Sublease").          WHEREAS,  the  Sublease  is  subject  to  a  certain  Consent  to  Sublease  to  be executed  approximately  of  even  date  herewith  by  and  among  Landlord,  Tenant  and  Sublessor  (the  "Consent to Sublease"), which also amends the Home Point Lease.         WHEREAS, Landlord is willing to enter into the Lease and the Consent to Sublease only  if  it  receives  a  guaranty  of  (i)  the  obligations  of  Tenant  under  the  Lease  and  the  Consent  to  Sublease and (ii) Tenant’s obligations to Landlord under the Sublease from and after the date (if  any)  it  becomes  a  direct  agreement  with  Landlord  following  a  Prime  Lease  Termination,  as  defined and provided in Section 4(A) of the Consent to Sublease or following an Assignment as  provided in Section 6 of the Consent to Sublease (in either case, the “Direct Sublease”), from the  undersigned upon the terms and conditions set forth below; and          WHEREAS,  in  order  to  induce  Landlord  to  enter  into  the  Lease  and  the  Consent  to  Sublease, Guarantor is willing and agrees to enter into this Guaranty upon the following terms  and conditions; and          WHEREAS, Guarantor is a shareholder of Tenant and will be benefited by the Lease, the  Direct Sublease and the Consent to Sublease;                                      Exhibit F                                    Page 1 of 4  I\14399819.10  

 

                                                                                       NOW,  THEREFORE,  in  consideration  of  the  foregoing  recitals  and  other  good  and  valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Guarantor  agrees as follows:          1.    Guarantor  hereby  becomes  surety  for  and  unconditionally  guarantees  (i)  the  prompt payment of all rents, additional rents and other sums to be paid by Tenant to Landlord  under the terms of the Lease, the Direct Sublease and the Consent to Sublease, including any  renewals or extensions thereof; and (ii) the performance by Tenant of the covenants, conditions  and  terms  of  the  Lease,  the  Direct  Sublease  and  the  Consent  to  Sublease  (such  payment  and  performance to be referred to collectively as "Obligations"). In the event Tenant defaults in the  performance of the Obligations,  Guarantor hereby  promises  and  agrees  to  pay to  Landlord all  rents and any arrearages thereof and any other amounts that may be or become due and to fully  satisfy  all conditions  and  covenants  of  the  Lease,  the  Direct  Sublease  and  the  Consent  to  Sublease to be kept and performed by Tenant.          2.    As  conditions  of  liability  pursuant  to  this  Guaranty,  Guarantor  hereby  unconditionally waives (a) any notice of default by Tenant in the payment of rent or any other  amount  or  any  other  term,  covenant  or  condition  of  the  Lease,  the  Direct  Sublease  and  the  Consent  to  Sublease;  (b)  any  requirement  that  Landlord  exercise  or  exhaust  its  rights  and  remedies against Tenant or against any person, firm or corporation prior to enforcing its rights  against  Guarantor,  and  (c)  any  and  all  rights  of  reimbursement,  indemnity,  subrogation  or  otherwise which, upon payment under this Guaranty, Guarantor may have against Tenant.          3.    Landlord  may,  without  notice  to  Guarantor,  and  Guarantor  hereby  consents  thereto, (a) modify or otherwise change or alter the terms and conditions of the Lease, the Direct  Sublease and the Consent to Sublease; and (b) waive any of its rights under the Lease, the Direct  Sublease and the Consent to Sublease or forbear to take steps to enforce the payment of rent or  any other term or condition of the Lease, the Direct Sublease and the Consent to Sublease against  Tenant.          4.    Guarantor hereby agrees, upon the request of Landlord, to execute, acknowledge  and deliver to Landlord a statement in writing certifying, if this be the fact, that this Guaranty of  the  Lease,  the  Direct  Sublease  and  the  Consent  to  Sublease  is  unmodified,  in  full  force  and  effect, and there are no defenses or offsets thereto; certifying that the Lease, the Direct Sublease  and  the  Consent  to  Sublease  are  each  unmodified,  in  full  force  and  effect,  and  there  are  no  defenses or offsets to the Lease, the Direct Sublease and the Consent to Sublease (or if modified,  that the Lease, the Direct Sublease and the Consent to Sublease are each in full force and effect  as modified and that this Guaranty extends to and fully covers the Lease, the Direct Sublease and  the Consent to Sublease, each as modified); and certifying the dates to which Minimum Annual  Rent, Annual Rental Adjustment, if any, and any other additional rentals have been paid.          5.    In the event Tenant fails during the term of the Lease, the Direct Sublease and the  Consent to Sublease to pay any rent, additional rent or other payments to Landlord when due or  fails to comply with any other term, covenant or condition of the Lease, the Direct Sublease and  the Consent to Sublease, Guarantor, upon demand of Landlord, shall make such payments and  perform such covenants as if they constituted the direct and primary obligations of Guarantor;                                      Exhibit F                                    Page 2 of 4  I\14399819.10  

 

                                                                                 and such obligations of Guarantor shall be due with attorneys' fees and all costs of litigation and  without relief from valuation or appraisement laws.          6.    The rights and obligations created by this Guaranty shall inure to the benefit of  and  be  binding  upon  the  successors,  assigns,  and  legal  representatives  of  Guarantor  and  Landlord.         7.    Anything herein or in the Lease, the Direct Sublease or the Consent to Sublease to  the  contrary  notwithstanding, Guarantor  hereby  acknowledges  and  agrees  that  any  security  deposit or other credit in favor of the Tenant may be applied to cure any Tenant default or offset  any damages incurred by Landlord under the Lease, or the Direct Sublease and the Consent to  Sublease (as  to  any security deposit  in  favor of the Tenant  under the  Direct  Sublease and the  Consent to Sublease) as Landlord determines in its sole and absolute discretion, and Landlord  shall not be obligated to apply any such deposit or credit to any such default or damages before  bringing any action or pursuing any remedy available to Landlord against Guarantor. Guarantor  further acknowledges that its liability under this Guaranty shall not be affected in any manner by  such deposit or credit, or Landlord's application thereof.         8.    This  Guaranty:  (a)  shall  be  deemed  to  have  been  made  under,  and  shall  be  governed by, the laws of the State of Indiana in all respects; and (b) shall not be modified or  amended,  except  by  a  writing  signed  by  Landlord  and  Guarantor.  Guarantor  agrees  that  the  exclusive jurisdiction and venue for any action arising out of, involving or in any way related to  this Guaranty shall be the Indiana Commercial Court located in Marion County, Indiana or, if the  Commercial Court does not exist, in a state court located in Marion County, Indiana or a Federal  Court located in the Southern District of Indiana.         9.    Guarantor  hereby  represents  and  warrants  that  (i)  Guarantor  is  duly  organized,  validly  existing  and  in  good  standing  (if  applicable)  in  accordance with  the  laws  of  the  jurisdiction under which it was organized; (ii) Guarantor is authorized to do business in the State  where the Building is located; and (iii) the individual(s) executing and delivering this Guaranty  on behalf of Guarantor has been properly authorized to do so, and such execution and delivery  shall bind Guarantor to its terms.         10.   Delivery  of  an  executed  copy  of  this  Guaranty  by  facsimile  or  email  shall  be  equally  as  effective  as  delivery  of  an  original  executed  copy  of  this  Guaranty.  Any  party  delivering an executed copy of this Guaranty by facsimile or email also shall deliver an original  executed  copy  of  this  Guaranty  but  the  failure  to  deliver  an  original  executed  copy  shall  not  affect the validity, enforceability, and binding effect of this Guaranty.                             [Signature on following page.]                                                                  Exhibit F                                    Page 3 of 4  I\14399819.10  

 

                                                                                                IN  WITNESS  WHEREOF,  Guarantor  has  executed  this  Unconditional  Guaranty  of  Lease, Direct Sublease and Consent to Sublease as of the date set forth above.                                        "GUARANTOR"                                                                            EHEALTH, INC., a Delaware corporation                                                                            By:                                                                 Printed:                                                            Title:                                                                                                    Address:                                                                                                                                   Exhibit F                                    Page 4 of 4  I\14399819.10

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