Document:

EX-10.16

Exhibit 10.16

LEASE AGREEMENT

BY AND BETWEEN

LANDLORD: HOUSTON 1031 LIMITED PARTNERSHIP

an Illinois limited partnership

AND

TENANT: FMC TECHNOLOGIES, INC.,

a Delaware corporation

as of March ____, 2007

1

BASIC LEASE INFORMATION

	 	 	 
	Lease Date:

Tenant:

Address of Tenant:

Houston, Texas 77067

Attention: Treasurer

	 	March      , 2007

FMC Technologies, Inc., a Delaware corporation

1803 Gears Road

	 
	 	 
	with a copy to:

	 	

	 
	 	 
	FMC Technologies, Inc.

1803 Gears Road

Houston, Texas 77067

Attention: General Counsel

Landlord:

Address of Landlord:

2901 Butterfield Road

Oak Brook, Illinois 60523

Attention: G. Joseph Cosenza

	 	

Houston 1031 Limited Partnership, an Illinois limited partnership.

c/o Inland Real Estate Exchange Corporation.

	 
	 	 
	with a copy to:

	 	

	 
	 	 
	Inland Real Estate Group, Inc.

2901 Butterfield Road

Oak Brook, Illinois 60523

Attention: General Counsel

Premises:

Lease Term:

Base Rent:

Additional Rent:

Rent:

Rent Commencement Date:

Rentable Area:

Affiliate:

Tenant Parties:

TI Allowance:

De Minimis Amounts:

Environmental Laws:

	 	

Approximately 38.199 acres of Land, as more particularly described on Exhibit “A” attached

hereto and made a part hereof (the “Land”), together with office and industrial buildings

located thereon which buildings have street addresses of 1777 and 1803 Gears Road, Houston,

Harris County, Texas (collectively, the “Building”), and all other improvements attached to

the Land.

That period of time commencing on the Lease Date (the “Commencement Date”) and expiring on

March 31, 2022, together with all renewals exercised and entered into in accordance with the

terms of Rider 1 attached to this Lease.

As set forth on the Schedule of Base Rent which is attached hereto as Exhibit “C” and made a

part hereof.

All sums of money, however described, which Tenant becomes obligated to pay to Landlord

pursuant to the terms of this Lease, other than Base Rent.

All Base Rent and Additional Rent.

March      , 2007.

The square footage contained in the Building which Landlord and Tenant hereby stipulate, for

all purposes, to be 205,950 square feet of office space and 256,767 square feet of

industrial space. Notwithstanding that either Landlord or Tenant may hereafter cause the

Building to be measured, and thereby determine that the Rentable Area of the Building is more

or less than 205,950 square feet of office space and 256,767 square feet of

industrial space, it is agreed that the Rentable Area shall, for all purposes of this Lease,

continue to be the stipulated size of 205,950 square feet of office space and

256,767 square feet of industrial space and that this Lease shall not be changed or amended

as a result of such measurement.

Any person or entity directly or indirectly, through one or more intermediaries, which

controls, is controlled by or under common control with Tenant; and the term “control” shall

mean (i) with respect to a corporation, the right to exercise, directly or indirectly, more

than 10% of the voting rights attributable to the shares of the controlled corporation, and

(ii) with respect to the person or entity that is not a corporation, the possession, directly

or indirectly, of the power to direct or cause the direction of the management or policies of

the controlled person or entity.

Tenant, together with its Affiliates, employees, agents, contractors and invitees.

The sum of $4,670,000.00 which Landlord will make available to Tenant, in accordance with the

provision of this Lease, for the purposes of making improvements to the Premises.

Refers to chemicals and products containing Hazardous Materials in quantities customary and

necessary for the intended use of the Premises including but not limited to cleaning

supplies, petroleum products, insecticides, paints, paint removers, toner for copiers, etc.

provided the use, storing or handling of such De Minimis Amounts of Hazardous Materials are

in compliance with Environmental Laws.

Any federal, state or local law, statute, ordinance or regulation, whether now or hereafter

in effect, pertaining to health, industrial hygiene or the environmental conditions on, under

or about the Mortgaged Property, including the following, as now or hereafter amended:
	Hazardous Substances:

	 	Comprehensive Environmental Response, Compensation, and Liability Act of 1980 (“CERCLA”),

42 U.S.C. § 9601 et seq.; Resource, Conservation and Recovery Act (“RCRA”), 42 U.S.C. § 6901

et seq. as amended by the Superfund Amendments and Reauthorization Act of 1986 (“SARA”),

Pub. L. 99-499, 100 Stat. 1613; the Toxic Substances Control Act (“TSCA”), 15 U.S.C. § 2601

et seq.; Emergency Planning and Community Right to Know Act of 1986 (“EPCRA”), 42 U.S.C.

§ 11001 et seq.; Clean Air Act (“CAA”), 42 U.S.C. § 7401 et seq.; Federal Water Pollution

Control Act (“FWPCA”), 33 U.S.C. § 1251 et seq.; and any corresponding state laws or

ordinances including the Texas Water Code (“TWC”) § 26.001 et seq; Texas Health & Safety Code

(“THSC”) § 361.001 et seq.; and regulations, rules, guidelines or standards promulgated

pursuant to such laws, statutes and regulations, as such statutes, regulations, rules,

guidelines and standards are amended from time to time.

Any substance, product, waste or other material which is or becomes listed, regulated or

addressed as being a toxic, hazardous, polluting or similarly harmful substance under any

Environmental Law, including: (i) any substance included within the definition of “hazardous

waste” pursuant to Section 1004 of RCRA; (ii) any substance included within the definition of

“hazardous substance” pursuant to Section 101 of CERCLA; (iii) any substance included within

(a) the definition of “regulated substance” pursuant to Section 26.342(11) of TWC; or (b) the

definition of “hazardous substance” pursuant to Section 361.003(11) of THSC; (iv) asbestos;

(v) polychlorinated biphenyls; (vi) petroleum products, (vii) underground storage tanks,

(viii) any radioactive materials, urea formaldehyde foam insulation or radon; (ix) any

substance included within the definition of “waste” pursuant to Section 30.003(b) of TWC or

“pollutant” pursuant to Section 26.001(13) of TWC; and (x) any other chemical, material or

substance, the exposure to which is prohibited, limited or regulated by any governmental

authority having jurisdiction over the Premises on the basis that such chemical, material or

substance is toxic, hazardous or harmful to human health or the environment.

The foregoing Basic Lease Information and definitions are hereby incorporated into and made a part
of the lease identified hereinabove. Each reference in the lease to any of the information and
definitions set forth in the Basic Lease Information shall mean and refer to the information and
definitions hereinabove set forth and shall be used in conjunction with and limited by all
references thereto in the provisions of the lease. In the event of any conflict between any Basic
Lease Information and the lease, the lease shall control.

2

TABLE OF CONTENTS

Page

1. DEFINITIONS AND BASIC PROVISIONS

2. LEASE GRANT

3. RENT

4. NO LANDLORD OBLIGATIONS.

5. TENANT’S MAINTENANCE, REPAIR AND REPLACEMENT OBLIGATION

6. TENANT’S UTILITY AND PERMIT OBLIGATIONS

7. TENANT’S TAX OBLIGATIONS

8. TENANT’S INSURANCE OBLIGATIONS

9. CONSTRUCTION ON THE PREMISES

10. USE; ENVIRONMENTAL; REDELIVERY

11. ASSIGNMENT AND SUBLETTING

12. INDEMNITY

13. SUBORDINATION

14. INSPECTION

15. CONDEMNATION

16. FIRE OR OTHER CASUALTY

17. HOLDING OVER

18. USE OF ROOF

19. EVENTS OF DEFAULT

20. REMEDIES

21. SURRENDER OF PREMISES

22. ATTORNEYS’ FEES

23. MECHANICS’ LIENS

24. WAIVER OF SUBROGATION

25. SIGNAGE

26. BROKERAGE

27. ESTOPPEL CERTIFICATES

28. NOTICES

29. SEVERABILITY

30. AMENDMENTS; BINDING EFFECT

31. QUIET ENJOYMENT

32. GENDER

33. JOINT AND SEVERAL LIABILITY

34. PERSONAL LIABILITY

35. NOTICE TO LENDER

36. CAPTIONS

37. MISCELLANEOUS

38. EXHIBITS AND ATTACHMENTS

39. INDEMNITY OBLIGATIONS

40. NET LEASE

3

THIS LEASE AGREEMENT (“Lease”) is entered into as of the Lease Date by and between
Landlord and Tenant.

W I T N E S S E T H:

1. DEFINITIONS AND BASIC PROVISIONS

The definitions and basic provisions set forth in the Basic Lease Information (the “Basic
Lease Information”) executed by Landlord and Tenant contemporaneously herewith are incorporated
herein by reference for all purposes and shall be used in conjunction with and limited by the
references thereto in the provisions of this Lease. In the event of any conflict, the provisions
of this Lease shall control.

2. LEASE GRANT

a. In consideration of the Rent to be paid, the other covenants and agreements to be performed
by Tenant, and upon the terms hereinafter stated, Landlord does hereby lease, demise and let unto
Tenant the Premises, commencing on the Commencement Date and ending on the last day of the Lease
Term, unless the same is extended or earlier terminated as herein provided.

b. Tenant shall be deemed to have accepted the Premises as suitable for the purpose herein
intended and subject to all legal requirements and title exceptions of record as of the date
hereof. Tenant accepts the Premises in “AS IS — WHERE IS” condition without any representations or
warranties from Landlord. Accordingly, Tenant hereby waives any implied or express warranties of
habitability, suitability, merchantability, quality, condition or fitness for a particular purpose
with respect to the Premises. Tenant has inspected the Premises to the degree it deemed necessary
and desirable and is thoroughly familiar with its condition. Tenant hereby accepts the Premises as
being in good and satisfactory condition and suitable for their intended commercial purpose.

3. RENT

In consideration of this Lease, Tenant promises and agrees to pay Landlord the Base Rent,
without demand, deduction or set off, in advance, on or before the first day of each month of the
Lease Term, and all extensions thereof, commencing on the Rent Commencement Date. Base Rent for
the period from the Rent Commencement Date through March 31, 2007 shall be prorated at a daily rate
of $11,182.80. The first such monthly installment of Base Rent shall be payable by Tenant to
Landlord contemporaneously with the execution of this Lease, continuing thereafter on or before the
first day of each calendar month during the Lease Term, as the same may be extended. In the event
any installment of Base Rent is not received within five (5) days after the due date thereof
(without in any way implying Landlord’s consent to such late payment), Tenant, to the extent
permitted by law, agrees to pay, in addition to said installment of Base Rent, a late payment
charge equal to six percent (6%) of the late installment of Base Rent, it being understood that
said late payment charge shall constitute liquidated damages (but shall not void the occurrence of
an Event of Default or eliminate any of Landlord’s remedies therefor) and shall be for the purposes
of reimbursing Landlord for the additional costs and expenses which Landlord presently expects to
incur in connection with the handling and processing of a late installment payment of Base Rent.
Tenant and Landlord agree that the damages suffered by Landlord in the event of any such late
payments are not capable of being ascertained precisely, and that the foregoing amount constitutes
a reasonable and good faith estimate by the parties of the extent of such damages. Notwithstanding
the foregoing, such late charges shall not apply to any Additional Rent which becomes due and owing
by Tenant to Landlord pursuant to the provisions of this Lease. Any Rent which is not paid by the
fifth (5th) day after the same is due shall bear interest from and after such fifth
(5th) day after the same is due, which interest Tenant hereby agrees to pay to Landlord,
at the lesser of eighteen percent (18%) per annum or the maximum rate of interest permitted by law
to be charged Tenant for the use or forbearance of such money (the Default Rate”).
Notwithstanding anything in this Lease to the contrary, all amounts payable by Tenant to Landlord
as Rent shall constitute rent for the purpose of Section 502(b)(7), as it may be amended, of the
Federal Bankruptcy Code, 11 U.S.C. §§ 101 et seq. (the “Bankruptcy Code”).

4. NO LANDLORD OBLIGATIONS.

THIS IS A COMPLETELY NET LEASE AND IT IS UNDERSTOOD AND AGREED THAT LANDLORD SHALL HAVE
ABSOLUTELY NO OBLIGATIONS TO REPAIR, REPLACE OR MAINTAIN ALL OR ANY PORTION OF THE PREMISES.
LANDLORD SHALL HAVE ABSOLUTELY NO OBLIGATION TO PAY ANY COSTS OR EXPENSES, OF ANY DESCRIPTION,
ASSOCIATED WITH THE OPERATIONS OF THE PREMISES. ALL OF THE FOREGOING REPAIRS, REPLACEMENTS,
MAINTENANCE, COSTS AND EXPENSES ARE TO BE MADE OR BORNE BY TENANT AS ITS SOLE RESPONSIBILITY AND AT
ITS SOLE COST AND EXPENSE.

5. TENANT’S MAINTENANCE, REPAIR AND REPLACEMENT OBLIGATION

a. Commencing on the Commencement Date, Tenant shall, at its sole cost and expense, without
any limitations, keep and maintain all parts of the Premises in good working condition, promptly
making all necessary repairs and replacements, structural and non-structural, interior and
exterior, ordinary and extraordinary, including but not limited to, the roof of the Building, the
foundation of the Building, the structural columns and exterior walls of the Building, windows,
glass and plate glass, doors, and any special office entries, walls and finish work, floors and
floor covering, mold and mildew control, electrical cabling and fixtures, data and telephone
cabling and fixtures, heating and air conditioning systems, plumbing lines and fixtures, electrical
lines and fixtures, janitorial and porter services, downspouts, gutters, dock boards, irrigation
system, paving, pest extermination, exterior lighting fixtures, regular removal of trash and
debris, regular mowing of any grass, trimming, weed removal, landscape replacement and general
landscape maintenance, and keeping the parking areas, driveways, alleys and the whole of the
Premises in good working condition and in an attractive, clean, safe and sanitary condition.
Landlord hereby grants to Tenant a license to utilize the benefits of any and all warranties or
guaranties held by Landlord with regard to any component of the Premises. Tenant may seek to
directly enforce all such warranties and guaranties in its own name or in the name of Landlord.

b. If Tenant should fail to perform any of its obligations hereunder with respect to
maintenance, repairs or replacements, then Landlord may, if it so elects but expressly without any
obligation to do so, following the expiration of any applicable notice and cure period, in addition
to any other remedies provided herein, effect same. Any out-of-pocket sums expended by Landlord in
effecting such maintenance, repairs or replacements shall be deemed to be Additional Rent owing by
Tenant to Landlord and shall be due and payable, on demand, together with interest thereon at the
Default Rate from the date of each such expenditure by Landlord to the date of repayment by Tenant.

c. Upon the execution of this Lease Landlord will make the proceeds of the TI Allowance
available to Tenant pursuant to the terms of an escrow agreement entered into among Landlord,
Tenant and an escrow agent. Such escrow agreement shall terminate, in accordance with its terms,
on or before June 30, 2008, and Landlord shall have no obligations to Tenant with regard to any
improvements to the Premises other than the funding of the TI Allowance to the escrow agent
pursuant to the terms of such escrow agreement.

6. TENANT’S UTILITY AND PERMIT OBLIGATIONS

a. Commencing on the Rent Commencement Date and continuing throughout the Lease Term, Tenant
shall, at its sole cost and expense, obtain and pay for all water, gas, electricity, telephone,
sewer, and sprinkler charges and other utilities and services used on or from the Premises,
together with any taxes, penalties, surcharges or the like pertaining thereto and any maintenance
charges for utilities and shall furnish and install all electric light bulbs and tubes. Landlord
shall in no event be liable for any interruption or failure of any utility services on or to the
Premises.

b. Tenant shall, at its sole cost and expense, obtain and keep in force during the Lease Term,
and all extensions thereof, all licenses, certificates and permits necessary or desirable for it to
use the Premises in accordance with applicable laws and restrictive covenants. Mention is made
that Tenant currently (i) holds a storm water discharge permit (the “Storm Water Permit”)
issued October 29, 2002 and identified as TDES Permit No. 02611 and (ii) is a party to that certain
Tax Abatement Agreement For Real Property Located in the FMC Tubing Hangar Reinvestment Zone
effective as of January 1, 2007 among Tenant and Harris County (the “Abatement Agreement”).
Upon the termination of this Lease, if Landlord desires to receive an assignment of the Storm
Water Permit, Abatement Agreement, or both, then Tenant agrees that it will assign each to Landlord
to the extent that the same are then in effect and the consents necessary to such assignments are
then obtained by Landlord.

c. If Tenant should fail to perform any of its obligations hereunder with respect to paying
for any utilities or obtaining and maintaining any licenses, certificates or permits, then Landlord
may, if it so elects but expressly without any obligation to do so, following the expiration of any
applicable notice and cure period, in addition to any other remedies provided herein, make such
payments or obtain such licenses, certificates or permits. Any out-of-pocket sums expended by
Landlord with respect to any of the foregoing shall be deemed to be Additional Rent owing by Tenant
to Landlord and shall be due and payable, on demand, together with interest thereon at the Default
Rate from the date of each such expenditure by Landlord to the date of repayment by Tenant.

7. TENANT’S TAX OBLIGATIONS

a. Commencing on the Rent Commencement Date, Tenant agrees to pay, before they become
delinquent, all taxes, assessments and governmental charges of any kind and nature whatsoever,
general or special, ordinary and extraordinary, foreseen and unforeseen (hereinafter collectively
referred to as “Taxes”) lawfully levied or assessed against the Premises as well as those
assessed against all personal property, furniture, and fixtures of Tenant located on the Premises.
Notwithstanding anything herein to the contrary, it is understood and agreed that Taxes shall
include those certain taxes imposed against Landlord as a result of Texas House Bill 3 and
sometimes hence referred to as the “margin tax” (herein so called) only to the extent that any such
margin tax would be payable if the Premises (or revenue from the Premises, as applicable) were the
only property (or revenue) of Landlord. Tenant shall furnish to Landlord, not later than fifteen
(15) days after the date any such taxes become delinquent, official receipts of the appropriate
taxing authority or other evidence satisfactory to Landlord evidencing payment thereof. If Tenant
should fail to pay any Taxes required to be paid by Tenant hereunder, in addition to any other
remedies provided herein, Landlord may, if it so elects but with no obligation to do so, pay such
Taxes. Any out-of-pocket sums expended by Landlord to pay such Taxes (including all penalties,
interest and attorneys fees which have accrued due to Tenant’s failure to pay) shall be deemed to
be Additional Rent owing by Tenant to Landlord and shall be due and payable, on demand, together
with interest thereon at the Default Rate from the date of each such expenditure by Landlord to the
date of repayment by Tenant. Taxes for the year in which the Lease Term expires shall be prorated
between Landlord and Tenant with Tenant being obligated only for the Taxes which accrued during the
Lease Term.

b. If at any time during the Lease Term, and all extensions thereof, the present method of
taxation shall be changed so that in lieu of the whole or any part of any Taxes levied, assessed or
imposed on Premises, there shall be levied, assessed or imposed on Landlord a capital levy or other
tax directly on the Rents received therefrom, then all such taxes, assessments, levies or charges,
or the part thereof so measured or based, shall be deemed to be included within the term “Taxes”
for the purposes hereof. There shall not be included within the term “Taxes” any income taxes,
franchise taxes or other taxes imposed upon the general revenues of Landlord other than the margin
tax to the extent set forth in subsection 7.a above.

c. Tenant may, at its sole cost and expense and in its own name or in the name of Landlord,
dispute and contest any assessed values and any Taxes by appropriate proceedings diligently
conducted in good faith. Tenant shall give written notice to Landlord within ten (10) business
days (meaning any day which is not a Saturday, Sunday or holiday on which national banks in
Houston, Texas are authorized to be closed) after Tenant elects to dispute and contest any assessed
values, and in any event not less than five (5) days prior to any scheduled hearing on such dispute
and contest. In the event that Tenant elects, as a result of the pendency of any such protest, to
not pay any of the Taxes prior to the date on which same will become delinquent, then Tenant shall,
prior to such delinquency date, and if requested by Landlord, deposit with Landlord the amount so
contested and unpaid, together with an amount which is estimated by Landlord to be the penalties,
interest and attorney’s fees which will be owed if Tenant does not prevail. Landlord may waive the
making of such deposit if it receives assurances reasonably satisfactory to Landlord that such
Taxes, penalties, interest and attorney’s fees will be paid in the amounts finally adjudicated as
being owed. Tenant hereby indemnifies and holds Landlord harmless from any and all costs, damages,
or expenses (including but not limited to penalties, interest and attorney’s fees) in connection
with any such proceedings.

8. TENANT’S INSURANCE OBLIGATIONS

a. Tenant shall obtain and maintain, at Tenant’s sole cost and expense, on an “all risk” and
on an occurrence basis, fire and extended coverage insurance covering the Building and other
improvements on the Premises in an amount not less than the “replacement cost” thereof as such
term is defined in the Replacement Cost Endorsement to be attached thereto, insuring against the
perils of fire, lightning, vandalism, malicious mischief, extended by Special Extended Coverage
Endorsement to insure against loss of rental for a period of twenty-four (24) months and against
all other risks of direct physical loss, including flood insurance (to the extent that the top of
floor elevation of any Building is located in the 100-year flood zone as designated by the then
current FEMA maps), mold insurance (however Tenant may elect, so long as it maintains a Trigger
Rating [hereinafter defined] to not carry mold insurance), terrorism insurance (to the extent that
such coverage is available on a commercially reasonable basis and with such limits of coverage as
may be necessary in order to obtain such coverage on a commercially reasonable basis), windstorm
insurance, including coverage for named windstorms and demolition and increased cost of
construction insurance, such coverages and endorsements to be reasonably satisfactory to Landlord
in form and substance. Such insurance shall be procured from responsible insurance companies which
are rated at least “A-XII” by A.M,. Best or “A” by Standard & Poor’s). Such insurance shall name
Landlord as an additional insured and shall designate any holder of indebtedness secured by a lien
on the Premises as mortgagee and loss payee. Certified certificates of such insurance, and
reasonable evidence of payment of premiums therefor, shall be delivered to Landlord prior to the
Commencement Date. Not less than thirty (30) days prior to the expiration date of any such
policies, certified certificates of the renewals thereof (and reasonable evidence of the payment of
renewal premiums) shall be delivered to Landlord. Such policies shall further provide that not
less than thirty (30) days written notice shall be given to Landlord before such policy may be
cancelled or changed to reduce insurance provided thereby.

b. Tenant shall also procure and maintain throughout the Lease Term, and all extensions
thereof, a policy or policies of commercial liability insurance, at its sole cost and expense,
insuring both Landlord and Tenant against all claims, demands or actions arising out of or in
connection with: (i) the Premises; (ii) the condition of the Building and other improvements
located on the Land; (iii) Tenant’s operations in and maintenance and use of the Premises; and
(iv) Tenant’s contractual liability under this Lease, the limits of such policy or policies to be
in the amount of not less than $6,000,000.00 per occurrence in respect of bodily injury or property
damage, including loss of use thereof. All such policies shall be procured by Tenant from
responsible insurance companies which are rated at least “A-XII” by A.M,. Best or “A” by Standard &
Poor’s). Certified certificates of insurance, and reasonable evidence of payment of premiums
therefor shall be delivered to Landlord prior to the Commencement Date of this Lease. Not less
than thirty (30) days prior to the expiration date of any such policies, certified certificates of
the renewals thereof (and reasonable evidence of the payment of renewal premiums) shall be
delivered to Landlord. Such policies shall further provide that not less than thirty (30) days
written notice shall be given to Landlord before such policy may be cancelled or changed to reduce
insurance provided thereby.

c. In the event Tenant fails to obtain any of such coverages and furnish evidence of same to
Landlord prior to the Commencement Date and thereafter at least thirty (30) days prior to each
policy expiration date, Landlord shall be permitted, but shall not be obligated, to obtain such
coverages. Landlord’s out-of-pocket costs for procuring such insurance shall be deemed to be
Additional Rent owing by Tenant to Landlord and shall be due and payable, on demand, together with
interest thereon at the Default Rate from the date of such expenditure by Landlord to the date of
repayment by Tenant.

d. The term “Trigger Rating” shall mean that Tenant is rated BAA2 by Moody’s Investor Service,
BBB by Standard & Poor’s or the equivalent by another rating agency of national recognition. So
long as Tenant maintains a Trigger Rating the deductible under the insurance policies maintained by
Tenant may be equal to any amount determined by Tenant not to exceed Two Million Dollars
($2,000,000.00) or such greater amounts with respect to specified coverage (such as terrorism and
windstorm) as may be required in order for Tenant to obtain such coverage at commercially
reasonable rates. During such times as Tenant does not maintain a Trigger Rating then the
deductible amount under the insurance policies maintained by Tenant may be equal to any amount
determined by Tenant not to exceed Three Hundred Sixty Thousand and No/100 Dollars ($360,000.00) or
such greater amounts with respect to specified coverage (such as terrorism and windstorm) as may be
required in order for Tenant to obtain such coverage at commercially reasonable rates.

9. CONSTRUCTION ON THE PREMISES

a. Tenant shall, subject to the provisions hereinafter set forth and at its sole cost and
expense, be permitted to perform all the construction, alterations, improvements and other work
which it desires to perform on the Premises. All construction, alterations, improvements, or other
work done by Tenant shall be performed in a good and workmanlike manner and in accordance with all
applicable laws, codes, ordinances and restrictive covenants. No construction, alterations,
improvements, or other work performed by Tenant shall (i) materially impair the useful life or fair
market value of the Premises, (ii) cause Tenant to be in breach of this Lease, (iii) increase the
liability of Landlord in any material respect, (iv) reduce the square footage of any Building or
(v) weaken the structural integrity of any Building. Prior to commencing any such work Tenant
shall obtain all permits, approval and consents required under applicable law or under any
restrictive covenants applicable to the Premises. Tenant shall require that the general contractor
who performs such construction, alterations, improvements, or other work obtain and furnish to
Tenant and Landlord evidence that such general contractor has commercial general liability
insurance with limits reasonable for the scope of work being preformed and which names Landlord and
Tenant as additional insured.

b. All construction, alterations, improvements, or other work done by Tenant on or about the
Premises, whose costs are projected to be over $1,000,000.00 if Tenant then has a Trigger Rating
and whose costs are projected to be over $250,000.00 if Tenant does not then have a Trigger Rating,
whenever performed, shall be performed using contractors which have been given Landlord’s prior
written approval and in accordance with plans and specifications which have been approved by
Landlord, in writing, prior to the commencement of any such work. Landlord will not unreasonably
withhold, condition or delay its approval of such contractors, plans or specifications. In the
event Tenant does not then have a Trigger Rating and the costs are projected to be over $250,000.00
Landlord may require that Tenant provide Landlord with reasonably satisfactory assurances that
Tenant has the necessary funding to complete the proposed construction, alterations, improvements,
or other work.

c. Within thirty (30) days after the completion of each project involving construction,
alterations, improvements or other work, which requires Landlord’s approval, Tenant shall deliver
to Landlord one set of fully corrected and documented “as-built” plans and specifications together
with a C.A.D. disk of such “as-built” plans.

d. Landlord shall be permitted, if its desires to do so and at its sole cost and expense, to
observe and inspect all construction, alterations, improvements, or other work done by Tenant to
assure itself that the same is being performed in accordance with the requirements of all
applicable laws, codes, ordinances and restrictive covenants. Such supervision and inspection, if
done, shall be solely for the benefit of Landlord and Tenant shall not be entitled to rely on same.
Landlord shall not be obligated or required to, but may if it chooses to, inform Tenant as to its
conclusions following any such supervision or inspection, even if its has concluded that Tenant is
in violation of the terms of this Lease.

10. USE; ENVIRONMENTAL; REDELIVERY

a. Tenant shall use the Premises only for lawful uses and in compliance with Environmental
Laws. Tenant will not occupy or use the Premises, or permit any portion of the Premises to be
occupied or used for any use or purpose which is unlawful, which violates any applicable
restrictive covenants or which is in any manner extra hazardous on account of fire or other hazard.
Tenant shall occupy and use the Premises in a manner which complies with all applicable
restrictive covenants, easements and other encumbrances of record with affect the Premises as of
the date of this Lease and which are hereinafter made applicable to the Premises by any
governmental authority or by any private party with the consent of Landlord and Tenant.

b. At the expiration or earlier termination of this Lease, Tenant shall deliver possession of
the Premises to Landlord with all improvements located thereon (except as otherwise herein
provided) in good repair and condition, reasonable wear and tear excepted, and shall deliver to
Landlord all keys to the Building. The phrase “reasonable wear and tear excepted” is not intended
to eliminate or reduce Tenant’s obligation to deliver the Premises to Landlord in good repair and
condition upon the expiration or earlier termination of the Lease, but is intended to clarify that
Tenant is not required to replace any aging improvements with new improvements, so long as such
aging improvements are functioning and operable and Tenant would not have then replaced such aging
improvements with new improvements in the ordinary course of its business if it was continuing its
business operations at the Premises. The cost and expense of any repairs necessary to restore the
condition of the Premises to said condition in which they are to be delivered to Landlord shall be
borne by Tenant. All alterations, additions or improvements (whether temporary or permanent in
character) made by Tenant in or upon the Premises shall, unless agreement to the contrary is
reached by Landlord and Tenant and documented in a writing signed by both, be Landlord’s property
on termination of this Lease, and shall remain on the Premises without compensation to Tenant. So
long as no Event of Default then exists, all furniture, trade fixtures and equipment installed by
Tenant, other than such fixtures and equipment which are not specific to the Tenant’s business
operations and which are necessary for the operation of the improvements on the Premises, may be
removed by Tenant at the termination of this Lease if Tenant so elects, and shall (with respect to
all furniture, movable trade fixtures and equipment) be so removed if required by Landlord, or if
not so removed shall, at the option of Landlord, become the property of Landlord.

c. Tenant will give prompt written notices to Landlord following Tenant’s discovery of:
(i) the existence of any proceeding or inquiry by any governmental or non-governmental entity with
respect to the presence of any Hazardous Substances on, under, from or about the Premises; (ii) the
migration thereof from or to other property; (iii) the disposal, storage or treatment of any
Hazardous Substances except in De Minimis Amounts; (iv) all claims made or threatened by any third
party against Landlord, Tenant or the Premises or any other owner or operator relating to any loss
or injury resulting from any Hazardous Substances; and (v) the existence of any occurrence or
condition on any real property adjoining or in the vicinity of the Premises that could cause the
Premises or any part thereof to be subject to any investigation or cleanup pursuant to any
Environmental Laws.

d. If any remedial work (“Remedial Work”) is required under applicable Environmental
Laws or by court order, regardless of whether the need for such Remedial Work is the result of
Hazardous Substances which exist on the Premises as of the date of this Lease or as a result of
Hazardous Substances which come onto the Premises during the Lease Term (whether or not caused by
Tenant), Tenant shall commence, within thirty (30) days after written demand by Landlord for
performance thereof (or such shorter period of time as may be required under any Environmental Laws
or by court order) such Remedial Work, and Tenant shall thereafter diligently prosecute to
completion all such Remedial Work. All Remedial Work shall be performed by contractors approved in
advance by Landlord, and under the supervision of a consulting engineer approved by Landlord. Such
approvals shall not be unreasonably withheld, conditioned or delayed. Landlord shall be provided a
copy of all environmental reports prepared after discovery of the reasonable necessity to perform
Remedial Work promptly following receipt thereof by Tenant, and Landlord shall be furnished copies
of all correspondence with any governmental entity regarding the Hazardous Substances and the
Remedial Work. All costs and expenses of such Remedial Work shall be paid by Tenant, including
Landlord’s reasonable costs incurred in connection with monitoring or review of such Remedial Work.
In the event Tenant shall fail to timely commence, or cause to be commenced, or fail to diligently
prosecute to completion, such Remedial Work, Landlord may, but shall not be required to, cause such
Remedial Work to be performed, and all costs and expenses thereof, or incurred in connection
therewith, shall become Additional Rent owed by Tenant to Landlord.

11. ASSIGNMENT AND SUBLETTING

a. Except as specifically hereinafter permitted, Tenant shall not, without the prior written
consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed, (i)
assign or in any manner transfer the entirety of this Lease or any estate or interest therein, or
(ii) permit any assignment of this Lease or any estate or interest therein by operation of law; and
any such acts without Landlord’s prior written consent shall be void and of no effect.
Notwithstanding the foregoing, Landlord agrees, provided no Event of Default then exists and
provided Landlord is given ten (10) days prior written notice and within thirty (30) days after the
same is signed receives from Tenant an executed copy of the assignment instrument, that Tenant
shall be permitted to assign this Lease to an Affiliate.

b. Provided no Event of Default then exists, Tenant shall also be permitted to sublease space
in the Building to any Affiliate without Landlord’s prior written consent and to a non-Affiliate
with Landlord’s prior written consent (which consent shall not be unreasonably withheld,
conditioned or delayed), provided that (i) Tenant configures the subleased space and all required
corridors, fire exits, and the like to conform with all applicable, laws, ordinances, codes and
restrictive covenants, (ii) a copy of such sublease, containing an express covenant that it is
subject to this Lease and that such subtenant will not violate any of the terms, covenants and
conditions of this Lease, is sent to Landlord within thirty (30) days following its execution,
(iii) copies of all amendments and modifications of such sublease are sent to Landlord within
thirty (30) days following their execution and (iv) no such sublease is for a term which extends
beyond the day preceding the last day of the Lease Term.

c. Consent by Landlord to one or more assignments shall not operate as a waiver of Landlord’s
rights as to any subsequent assignments. Notwithstanding any assignment or subletting, including
those made to Affiliates and those made without the necessity for obtaining Landlord’s prior
consent, Tenant shall at all times remain fully responsible and liable for the payment of the Rent
herein specified and for compliance with all of Tenant’s other obligations under this Lease. Upon
the occurrence of an Event of Default (hereinafter defined), Landlord may, at its option, collect
directly from any assignee or sublessee all rents becoming due to Tenant under such assignment or
sublease and apply such rent against any Rent due to Landlord by Tenant hereunder. Tenant hereby
authorizes and directs any such assignee or sublessee to make such payments of rent directly to
Landlord upon receipt of notice to do so from Landlord. No direct collection by Landlord from any
such assignee or sublessee shall be construed to constitute a novation or a release of Tenant from
the obligation to pay the Rent or from further performance of their obligations hereunder. Receipt
by Landlord of rent from any assignee of the Premises shall not be deemed a waiver of the covenant
in this Lease contained against assignment. The receipt by Landlord of rent from any such assignee
or sublessee shall be a full and complete release, discharge, and acquittance to such assignee or
sublessee to the extent of any such amount of rent so paid to Landlord. Tenant shall not mortgage,
pledge or otherwise encumber its interest in this Lease or in the Premises.

d. If Tenant requests Landlord’s consent to an assignment of this Lease, it shall submit to
Landlord, in writing, the name of the proposed assignee and the nature and character of the
business of the proposed assignee, the particulars of the proposed assignment, including without
limitation, evidence reasonably satisfactory to Landlord that the proposed assignee is financially
responsible. Landlord shall have the option (to be exercised within thirty (30) days from
submission of Tenant’s written request) to approve or disapprove such assignment; however, if
Landlord disapproves such assignment it shall state its reasons for such disapproval.

e. If Tenant, as a debtor in possession, or if a trustee for the estate in bankruptcy of
Tenant (the “Trustee”), assumes this Lease and proposes to assign this Lease or sublease
the Premises (or any portion thereof), pursuant to the provisions of the Bankruptcy Code, to any
person, partnership, corporation, or other entity which shall have made or seeks to make an offer
to accept an assignment of this Lease or a sublease of the Premises on terms acceptable to Tenant
or the Trustee, as the case may be, then Tenant or the Trustee, as the case may be shall give
Landlord written notice immediately after receipt of any such offer to accept an assignment of this
Lease or a sublease of the Premises (and in any event no later than ten (10) days prior to the date
that Tenant or the Trustee, as the case may be, shall make application to the court of competent
jurisdiction for authority and approval to enter into such assignment or sublease), which notice
shall set forth (i) the name and address of the party to whom Tenant or the Trustee, as the case
may be, proposes that this Lease be assigned or the Premises be subleased, (ii) all of the terms
and conditions of such party’s offer, (iii) terms and conditions upon which Tenant or the Trustee,
as the case may be, intends to cure any existing defaults hereunder as well as satisfactory
evidence of such party’s financial ability so to cure, and (iv) adequate assurances of the future
performance of such party under this Lease. Landlord shall, upon receipt of such notice, have the
prior right and option, to be exercised by notice to Tenant or the Trustee, as the case may be,
given at any time prior to the effective date of such proposed assignment or sublease, to accept an
assignment of this Lease or a sublease of the Premises by any other assignee or subtenant
acceptable to Landlord, upon the same terms and conditions and for the same consideration, if any,
as the offer made by the party to whom Tenant or the Trustee, as the case may be, proposes that
this Lease be assigned or the Premises be subleased, less any brokerage commissions which may be
payable out of the consideration to be paid by such person for the assignment of this Lease.

Notwithstanding the foregoing provision for notice not later than ten (10) days prior to the
date Tenant or the Trustee, as the case may be, shall make application to a court of competent
jurisdiction for authority and approval to enter into such assignment or sublease, nothing
contained herein shall be deemed to be a waiver or extension by Landlord or any of the requirements
of Section 365(d) of the Bankruptcy Code. If the rent rate agreed upon between Tenant or the
Trustee, as the case may be, and the party to whom Tenant or the Trustee, as the case may be,
proposes that this Lease be assigned or the Premises be subleased under any proposed sublease of
the Premises (or any part thereof) is greater than the rent provided in this Lease for that portion
of the Premises that is subject to such proposed sublease or assignment, or if any consideration
shall be received by Tenant or the Trustee, as the case may be, in connection with any such
proposed assignment or sublease, then all such excess rent or such consideration, and any and all
other monies or other considerations payable or otherwise to be delivered in connection with such
proposed assignment or sublease, shall be paid or delivered to Landlord, shall be and remain the
exclusive property of Landlord, and shall not constitute property of Tenant, the Trustee, or the
estate of Tenant, as the case may be, within the meaning of the Bankruptcy Code. Any and all
monies or other considerations constituting Landlord’s property under the preceding sentence not
paid or delivered to Landlord shall be held in trust for the sole benefit of Landlord and shall be
promptly paid to or turned over to Landlord. Any person or entity to which this Lease is assigned
pursuant to the provisions of the Bankruptcy Code shall be deemed, without further act or deed, to
have assumed all of the obligations arising under this Lease and each of the conditions and
provisions hereof on and after the date of such assignment. Any such assignee shall, upon the
request of Landlord, forthwith execute and deliver to Landlord an instrument, in form and substance
acceptable to Landlord, confirming such assumption.

In connection with any proposed assignment of this Lease or sublease of the Premises, Tenant
or the Trustee, as the case may be, pursuant to provisions of the Bankruptcy Code, shall provide
adequate assurance of future performance under this Lease by the party to whom Tenant or the
trustee, as the case may be, proposes that this Lease be assigned or the Premises be subleased,
which adequate assurance shall include, at a minimum, delivery by each party to Landlord of (i) a
security deposit in the amount equal to at least three times the amount per month payable as Base
Rent, (ii) disclosure of the source of rent and other charges to be paid in consideration for the
assignment or sublease and under this Lease, (iii) an audited financial statement, dated no more
than six (6) months prior to the effective date of such proposed assignment or sublease, which
financial statement shall disclose the net worth of the party to whom Tenant or the Trustee, as the
case may be, proposes that this Lease be assigned or the Premises be subleased as being equal to at
least twelve (12) times the amount per month payable as Base Rent, or a guaranty of such party’s
obligations under the assignment of this Lease, in form and substance acceptable to Landlord,
executed by a guarantor which has a net worth, as substantiated by an audited financial statement,
meeting the requirements described above in this clause, and (iv) the grant of a security interest
in favor of Landlord in all furniture, fixtures, and other personal property to be used by such
party on the Premises.

Nothing contained in this Section 12(e) shall be deemed a waiver of Landlord’s other rights or
remedies under this Lease in the event of any Event of Default by Tenant, and the acceptance by
Landlord of any assignee or subtenant of Tenant hereunder shall not constitute a waiver of
Landlord’s right to exercise any remedy hereunder for any Event of Default by Tenant, the Trustee,
or any assignee or subtenant. This Section 12(e) shall only govern the terms and conditions of any
assumption by Tenant (as a debtor in possession) or the Trustee, and any assignment or sublease
pursuant to such assumption, in the event of a proceeding under the Bankruptcy Code and shall not
apply to any assignment or sublease other than pursuant to the provisions of the Bankruptcy code.
The requirements set forth in this Section 12(e) for the assumption and any assignment or sublease
in a proceeding under the Bankruptcy Code are intended by Landlord and Tenant to define the minimum
acceptable requirements for any assumption of this Lease and any subsequent assignment or sublease
and shall not constitute a waiver of, or in any way limit, Landlord’s rights to petition a court of
competent jurisdiction in a proceeding under the Bankruptcy Code for relief and protection in
addition to that set forth herein.

f. Landlord shall have the right to transfer, assign and convey, in whole or in part, the
Building and any and all of its rights under this Lease, and in the event Landlord assigns its
rights under this Lease, Landlord shall thereby be released from any further obligations hereunder,
and Tenant agrees to look solely to such successor in interest of the Landlord for performance of
such obligations.

12. INDEMNITY

a. Landlord shall not be liable to Tenant for (i) any injury to person (except in the event of
gross negligence or willful misconduct of Landlord, or its duly authorized agents or employees) or
damage to property due to the Building, any other improvements on the Premises or any part thereof
becoming out of repair or by defect in or failure of pipes or wiring, the failure of the roof,
foundation or other structural components, by the backing up of drains, by the bursting or leaking
of pipes, faucets and plumbing fixtures, by gas, water, steam, electricity or oil leaking, escaping
or flowing into the Building or other improvements on onto other parts of the Premises, or by any
other cause whatsoever or (ii) any loss, damage, or injury that may be occasioned by or through the
acts or omissions of any persons whatsoever, or (iii) for any loss or damage to any property or
person occasioned by theft, fire, act of God, public enemy, injunction, riot, insurrection, war,
court order, requisition or order of governmental authority, or any other matter. Tenant agrees
that all personal property owned by or placed on the Premises by Tenant shall be at the risk of
Tenant only, and that Landlord shall not be liable for any damage thereto or theft thereof.

b. TENANT HEREBY AGREES TO INDEMNIFY AND HOLD AND SAVE LANDLORD WHOLE AND HARMLESS OF, FROM
AND AGAINST (I) ALL FINES, SUITS, LOSSES, COSTS, EXPENSES (INCLUDING, WITHOUT LIMITATION,
REASONABLE ATTORNEYS’ FEES), LIABILITIES, CLAIMS, DEMANDS, ACTIONS AND JUDGMENTS OF EVERY KIND AND
CHARACTER BY REASON OF ANY BREACH, VIOLATION OR NON-PERFORMANCE OF ANY TERM, PROVISION, COVENANT,
AGREEMENT OR CONDITION ON THE PART OF TENANT HEREUNDER, (II) ALL FINES, SUITS, CLAIMS, DEMANDS,
ACTIONS, DAMAGES, LOSSES, COSTS, EXPENSES (INCLUDING, WITHOUT LIMITATION, REASONABLE ATTORNEYS’
FEES), LIABILITIES, AND JUDGMENTS SUFFERED BY, RECOVERED FROM OR ASSERTED AGAINST LANDLORD ON
ACCOUNT OF INJURY OR DAMAGE TO PERSON OR PROPERTY TO THE EXTENT THAT ANY SUCH DAMAGE OR INJURY MAY
HAVE OCCURRED ON THE PREMISES OR BE INCIDENT TO, ARISE OUT OF, OR BE CAUSED, EITHER PROXIMATELY OR
REMOTELY, WHOLLY OR IN PART, BY ANY ACT, OMISSION, NEGLIGENCE OR MISCONDUCT ON THE PART OF TENANT
OR ANY OF TENANT PARTIES OR WHEN ANY SUCH INJURY OR DAMAGE IS THE RESULT OF THE VIOLATION BY
TENANT, OR ANY OF THE TENANT PARTIES OF ANY LAW, ORDINANCE OR GOVERNMENTAL ORDER OF ANY KIND OR
WHEN ANY SUCH INJURY OR DAMAGE MAY IN ANY OTHER WAY ARISE FROM OR OUT OF THE OCCUPANCY OR USE BY
TENANT OR ANY OF THE TENANT PARTIES OF THE PREMISES, (III) ALL FINES, SUITS, LOSSES, COSTS,
EXPENSES (INCLUDING, WITHOUT LIMITATION, REASONABLE ATTORNEYS’ FEES), LIABILITIES, CLAIMS, DEMANDS,
ACTIONS, DAMAGES AND JUDGMENTS SUFFERED BY, RECOVERED FROM OR ASSERTED AGAINST LANDLORD BY ANY OF
THE TENANT PARTIES EVEN IF FROM LANDLORD’S NEGLIGENCE, (IV) ALL FINES, SUITS, LOSSES, COSTS,
EXPENSES (INCLUDING, WITHOUT LIMITATION, REASONABLE ATTORNEYS’ FEES), LIABILITIES, CLAIMS, DEMANDS,
ACTIONS AND JUDGMENTS OF EVERY KIND AND CHARACTER BY REASON OF TENANT’S FAILURE TO COMPLY WITH THE
TERMS OF THE ABATEMENT AGREEMENT AND (V) ALL FINES, SUITS, CLAIMS, DEMANDS, ACTIONS, DAMAGES,
LOSSES, COSTS, EXPENSES (INCLUDING, WITHOUT LIMITATION, REASONABLE ATTORNEYS’ FEES), LIABILITIES,
AND JUDGMENTS SUFFERED BY, RECOVERED FROM OR ASSERTED AGAINST LANDLORD ON ACCOUNT OF RELEASES OF
HAZARDOUS SUBSTANCES OR THE PREMISES BEING IN VIOLATION OF ENVIRONMENTAL LAWS, INCLUDING BUT NOT
LIMITED TO ALL CONDITIONS EXISTING AS OF THE DATE OF THIS LEASE AND SPECIFICALLY INCLUDING THOSE
MATTERS IDENTIFIED IN THAT CERTAIN REPORT FROM CONESTOGA-ROVERS & ASSOCIATIONS DATED FEBRUARY 15,
2007 AND IDENTIFIED BY REFERENCE NO. 047245, AND INCLUDING ALL COSTS NECESSARY FOR LANDLORD OR
TENANT TO DEFEND ANY CLAIM, DEMAND OR ACTION. SUCH INDEMNIFICATION OF LANDLORD BY TENANT SHALL BE
EFFECTIVE UNLESS SUCH DAMAGE TO PROPERTY OR INJURY TO PERSON RESULTS FROM THE GROSS NEGLIGENCE OR
WILLFUL MISCONDUCT OF LANDLORD OR ANY OF ITS DULY AUTHORIZED AGENTS OR EMPLOYEES.

c. Tenant covenants and agrees that in case Landlord shall be made a party to any litigation
with respect to which Tenant has agreed to indemnify Landlord hereunder or relating to this Lease
or to the Premises, then Tenant shall and will pay all costs and expenses, as the same are
incurred, including reasonable attorneys’ fees and court costs, incurred by or imposed upon
Landlord by virtue of any such litigation. Landlord’s costs and expenses in such regard shall be
Additional Rent owing by Tenant to Landlord and shall be due and payable, on demand, together with
interest thereon at the Default Rate from the date of each such expenditure by Landlord to the date
of repayment by Tenant.

13. SUBORDINATION

a. In the event that Landlord determines that it desires to mortgage all or any part of the
Premises or that it desires to sell and ground lease all or any part of the Land, or both, then
Tenant shall, subject to the condition hereinafter set forth, within ten (10) days after being
requested by Landlord to do so, execute, acknowledge and deliver to Landlord any and all
instruments and certificates that in the judgment of Landlord may be necessary or proper to
subordinate this Lease to the lien of such mortgage, to such ground lease or both. As a condition
to Tenant’s obligation to subordinate this Lease, Landlord shall obtain, from such mortgagee or
ground lessor a Subordination, Non-Disturbance and Attornment Agreement (an “SNDA”)
substantially in the form attached hereto as Exhibit “B” and made a part hereof. Tenant agrees
that it will permit such mortgagee or ground lessor to make reasonable changes to the SNDA so long
as Tenant is assured of non-disturbance in the absence of any Event of Default. Tenant agrees that
it will, within five (5) days after receipt of same, execute and return the SNDA to Landlord.

b. This Lease and all rights of Tenant hereunder are further subject and subordinate to (i)
all applicable ordinances, laws, and regulations relating to easements, franchises and other
interests or rights upon, across or appurtenant to the Premises, (ii) all utility easements and
agreements, and (iii) all restrictive covenants applicable to the Premises.

14. INSPECTION

Landlord, its partners, employees, agents, and representatives shall have the right to enter
into and upon any and all parts of Premises, at all reasonable hours and upon reasonable prior
written notice to Tenant, (i) inspect same for the purposes of satisfying itself of Tenant’s
compliance with the terms of this Lease, (ii) to perform maintenance, repairs or replacements
should Landlord elect to do so, but without implying that Landlord has any obligation to do so,
which it expressly does not, (iii) to show the Premises to prospective purchasers or lenders and
(iv) to show the Premises to prospective tenants, during the last twelve months of the Lease Term,
as the same may have been extended; and Tenant shall not be entitled to any abatement or reduction
of rent by reason thereof, nor shall such be deemed to be an actual or constructive eviction.

15. CONDEMNATION

a. If the whole or such a functionally substantial part of the Premises (meaning that at least
twenty-five percent (25%) of the Rentable Area is taken) should be taken for any public or
quasi-public use under governmental law, ordinance or regulation, or by right of eminent domain, or
by private purchase in lieu thereof and the taking would substantially prevent the use of the
Premises for the purposes contemplated by the Permitted Use, then either Landlord or Tenant shall
be permitted, upon written notice given at least thirty (30) days prior to the physical taking, to
terminate this Lease and the rent shall be abated during the unexpired portion of this Lease,
effective when the physical taking of said Premises shall occur.

b. If less than the whole or a functionally substantial part of the Premises shall be taken
for any public or quasi-public use under any governmental law, ordinance or by right of eminent
domain, or by private purchase in lieu thereof, this Lease shall not terminate and no Rent payable
hereunder during the unexpired portion of this Lease shall be reduced or abated in any manner.

c. In the event of any such taking or private purchase in lieu thereof, Landlord shall be
entitled to receive and retain the entirety of the award applicable to the fee interest in the
Premises and to the Building and other improvements located thereon. Tenant shall be permitted to
seek a separate award for its business interruption, moving expenses, condemned fixtures and
personal property.

16. FIRE OR OTHER CASUALTY

If the Building or any other improvements on the Premises should be damaged or destroyed by
fire, tornado, earthquake or other casualty, Tenant shall give immediate written notice thereof to
Landlord and Tenant shall, except as hereinafter provided, at Tenant’s sole cost and expense (but
with the use of all available insurance proceeds, if any), proceed with reasonable diligence to
rebuild and repair such improvements to substantially the condition in which they existed prior to
such damage or destruction, with such reasonable changes as may be agreed to between Landlord and
Tenant. Landlord shall not be obligated to agree to any changes which will, in its sole and
absolute discretion, reduce the value of the Premises. The Rent payable hereunder, except to the
extent covered by loss of rental insurance actually paid to Landlord, shall in no event abate by
reason of damage or destruction. The proceeds of all insurance shall be made available to Tenant
for its use in satisfying its rebuilding obligations under this Lease; however if the proceeds
exceed (i) $250,000.00 and Tenant does not then have a Trigger Rating or (ii) $1,000,000.00 and
Tenant then has a Trigger Rating, then such proceeds shall be paid to an insurance trustee
reasonably acceptable to Landlord and Tenant and such insurance trustee shall disburse such
proceeds to Tenant pursuant to the terms of a disbursement agreement which permits Tenant to obtain
disbursements on a monthly basis as progress payments for the costs of such rebuilding.

17. HOLDING OVER

Should Tenant, or any of its successors in interest, hold over the Premises, or any part
thereof, after the expiration of the Lease Term, unless otherwise agreed in writing by Landlord,
such holding over shall constitute and be construed as a tenancy at will only, at a daily rental
equal to one and one-half (11/2) times the Rent payable for the last month of the Lease Term,
prorated on a daily basis. The inclusion of the preceding sentence shall not be construed as
Landlord’s consent for Tenant to hold over.

18. USE OF ROOF

a. Subject to the terms and conditions hereinafter set forth, Landlord grants Tenant the right
to install, at Tenant’s sole cost and expense, such antennae, satellite and communication dishes
and associated equipment (the “Antenna Equipment”) on the roof of the Building as may be
permitted by applicable law and restrictive covenants.

b. Tenant shall obtain all necessary municipal, state, and federal permits and authorizations,
and all deed restriction consents, required to install, maintain and operate the Antenna Equipment
and pay any charges levied by government agencies associated therewith. Landlord agrees to fully
cooperate with Tenant in obtaining all such permits and authorizations, at no cost or expense to
Landlord.

c. At the conclusion of the Lease Term, as the same may have been extended, Tenant shall pay
the costs and expenses of removing the Antenna Equipment and for repairing the roof of the Building
to substantially as good a condition as existed prior to the installation of the Antenna Equipment,
except for ordinary wear and tear.

19. EVENTS OF DEFAULT

The following events shall be deemed to be Events of Default (herein so called) by Tenant
under this Lease:

a. Tenant shall fail to pay when due any Rent; however Landlord agrees to give Tenant written
notice and five (5) days to cure such failure; provided, however, that Landlord shall not be
obligated to give more than two (2) such notices in any twelve-month period, and any failure to pay
when due after two (2) such notices in any twelve-month period shall immediately, without the
requirement for the giving of any notice, constitute an Event of Default hereunder.

b. Tenant shall fail to comply with or observe any other term, covenant or provision of this
Lease and such failure shall continue for thirty (30) days after written notice to Tenant of such
failure; provided, however, if such failure is not reasonably susceptible to cure within thirty
(30) days then the failure to do so shall not constitute an Event of Default provided Tenant
commences to cure such failure within such thirty (30) day period and thereafter prosecutes such
cure to completion with reasonable diligence. Notwithstanding the foregoing, Landlord shall not be
obligated to give Tenant any written notice and opportunity to cure in the event that Tenant fails
to materially comply with its obligations under Section 8 of this Lease.

c. Tenant shall file a petition under any section or chapter of the Federal Bankruptcy Code or
any successor statute or any present or future comparable state law (herein collectively the
"Bankruptcy Code”); or Tenant shall have entered against it an order for relief in any
proceedings filed against Tenant under any section or chapter of the Bankruptcy Code; or a petition
proposing the entry of an order for relief as against Tenant under any section or chapter of the
Bankruptcy Code shall be filed in any court and such petition shall not be discharged or denied
within ninety (90) days after the filing thereof.

d. Tenant shall make a transfer in fraud of creditors, shall make an assignment for the
benefit of creditors, shall generally not pay its debts as they become due, or shall admit in
writing its inability to pay its debts as they become due.

e. A receiver or trustee shall be appointed for all or substantially all of the assets of
Tenant in any proceeding brought against Tenant and shall not be discharged within ninety (90) days
after such appointment, or Tenant shall consent to or acquiesce in such appointment.

20. REMEDIES

Upon the occurrence of any Event of Default specified in this Lease, in addition to any other
remedies available at law, Landlord shall have the option to pursue any one or more of the
following remedies without any additional notice or demand whatsoever:

a. Terminate this Lease in which event Tenant shall immediately surrender the Premises to
Landlord, and if Tenant fails to do so, Landlord may, without prejudice to any other remedy which
it may have for possession or arrearages in Rent, enter upon and take possession and expel or
remove Tenant and any other person who may be occupying said Premises or any part thereof, without
being liable for prosecution or any claim for damages therefor; and Tenant agrees to pay to
Landlord on demand the amount of all loss and damage which Landlord may suffer by reason of such
termination, whether through inability to relet the Premises on satisfactory terms or otherwise,
including the present value of all Rent and other charges for the remainder of the Lease Term, as
the same may then have been extended. The present value of the Rent shall be determined by using a
discount factor equal to the discount rate in effect at the Federal Reserve Bank of Dallas on the
date on which the Event of Default occurred.

b. Enter upon and take possession of the Premises, without terminating this Lease, and expel
or remove Tenant and any other person who may be occupying the Premises or any part thereof,
without being liable for prosecution or any claim for damages thereof, and if Landlord so elects,
relet the Premises on such terms as Landlord shall deem advisable and receive the rent therefor;
and Tenant agrees to pay to Landlord on demand any deficiency that may arise by reason of such
reletting for the remainder of the Lease Term.

c. Enter upon the Premises, without terminating this Lease, and without being liable for
prosecution or any claim for damages therefor, and do whatever Tenant is obligated to do under the
terms of this Lease; and Tenant agrees to reimburse Landlord on demand for any expenses which
Landlord may incur in thus effecting compliance with Tenant’s obligations under this Lease, and
Tenant further agrees that Landlord shall not be liable for any damages resulting to the Tenant
from such action.

No re-entry or taking possession of the Premises by Landlord shall be construed as an election
on its part to terminate this Lease, unless a written notice of such intention is given to Tenant.
Notwithstanding any such reletting or re-entry or taking possession, Landlord may at any time
thereafter, and prior to the curing of any such Event of Default by Tenant, elect to terminate this
Lease for a previous Event of Default. Landlord may change the door locks to the Building, lock
off access to the Premises, or both, and shall not be obligated to provide Tenant a key or access
to the Building or Premises unless and until Tenant cures all Events of Default. Tenant waives any
and all duties and/or liabilities imposed upon Landlord by the Texas Property Code. Pursuit of any
of the foregoing remedies shall not preclude pursuit of any of the other remedies herein provided
or any other remedies provided by law, nor shall pursuit of any remedy herein provided constitute a
forfeiture or waiver of any rent due to Landlord hereunder or of any damages accruing to Landlord
by reason of the violation of any of the terms, provisions and covenants herein contained.
Landlord’s acceptance of rent following an Event of Default hereunder shall not be construed as
Landlord’s waiver of such Event of Default. No waiver by Landlord of any violation or breach of
any of the terms, provisions, and covenants herein contained shall be deemed to constitute, or be
construed as, a waiver of any other violation or Event of Default. The loss or damage that
Landlord may suffer by reason of termination of this Lease or the deficiency from any reletting as
provided for above shall include, without limitation, the expense of repossession (including
attorneys’ fees), any repairs or remodeling undertaken by Landlord following possession, expenses
of removal and storage of personal property, if any, and any brokerage fee incurred in connection
with any such reletting. Should Landlord at any time terminate this Lease for any Event of
Default, in addition to any other remedy Landlord may have, Landlord may recover from Tenant all
damages Landlord may incur by reason of such Event of Default, including the cost of recovering the
Premises and the present value of all Rent and other charges for the remainder of the Lease Term.

21. SURRENDER OF PREMISES

No act or thing done by Landlord or its agents during the term hereby granted shall be deemed
an acceptance of a surrender of the Premises, and no agreement to accept a surrender of the
Premises shall be valid unless it is made in writing and signed by Landlord.

22. ATTORNEYS’ FEES

In case it should be necessary for either party to bring any action under this Lease for the
enforcement of any of such party’s rights hereunder, then in each and any such case such party
shall, if it prevails in such action, be entitled to recover its reasonable attorneys’ fees, court
costs and expenses of litigation. Any and all such attorneys’ fees, costs and expenses incurred by
Landlord are deemed to constitute amounts in default which must be paid by Tenant in order to cure
default at the time of assumption as required by Section 365(b) of the Bankruptcy Code.

23. MECHANICS’ LIENS

Tenant will not permit any mechanic’s or materialman’s lien or liens to be placed upon the
Premises or the Building or other improvements thereon during the Lease Term, as the same may be
extended, caused by or resulting from any work performed, materials furnished or obligation
incurred by or at the request of Tenant, and in the case of the filing of any such lien, Tenant
will promptly pay same or cause such lien to be bonded with Bond to Indemnify Against Lien in
accordance with the provisions of Subchapter H of Chapter 53 of the Texas Property Code, as the
same may be amended from time to time. If default in payment or bonding thereof shall continue for
thirty (30) days after written notice thereof from Landlord to Tenant, Landlord shall have the
right and privilege at Landlord’s f of paying the same or any portion thereof without inquiry as to
the validity thereof, and any amounts so paid, including expenses and interest, shall be deemed to
be Additional Rent owing by Tenant to Landlord and shall be due and payable, on demand, together
with interest thereon at the Default Rate from the date of such expenditure by Landlord to the date
of repayment by Tenant.

24. WAIVER OF SUBROGATION

Each party hereto hereby waives any and every claim which arises or may arise in its favor and
against the other party hereto, or any claiming through or under them, by way of subrogation or
otherwise, during the lease term , as the same may be extended, for any and all loss of, or damage
to, any of its property (whether or not such loss or damage is caused by the fault or negligence of
the other party or anyone for whom such other party may be responsible), which loss or damage is
covered by valid and collectible fire and extended coverage insurance policies, to the extent that
such loss or damage is recovered under such insurance policies. Such waivers shall be in addition
to, and not in limitation or derogation of, any other waiver or release contained in this Lease
with respect to any loss or damage to property of the parties hereto. Inasmuch as the above mutual
waivers will preclude the assignment of any aforesaid claim by way of subrogation (or otherwise) to
an insurance company (or any other person), each party hereto hereby agrees immediately to give to
each insurance company which has issued to it policies of fire and extended coverage insurance
written notice of the terms of such mutual waivers, and to have such insurance policies properly
endorsed, if necessary, and only to the extent such endorsement is available on a commercially
reasonable basis, to prevent the invalidation of such insurance coverage by reason of such waivers.

25. SIGNAGE

a. Tenant shall be permitted, at its sole cost and expense, to install such signage on the
Premises as Tenant desires to install provided that all permits, licenses, certificates, consents
and approvals which may be required under applicable law or under restrictive covenants applicable
to the Premises.

b. At the end of the Lease Term, as the same may be extended, Tenant shall, at its sole cost
and expense, remove all such signs from the Premises and restore the Premises (including all
coloration differences which may be evident on the Building) so as to remove, in a good and
workmanlike manner, all evidence that such signage had been installed.

26. BROKERAGE

a. Tenant warrants that it has had no dealings with any broker or agent in connection with the
negotiation or execution of this Lease other than CB Richard Ellis, Inc. (“Tenant’s
Broker”). Tenant has agreed, pursuant to a separate agreement, to pay the commission due to
Tenant’s Broker. Landlord shall not be obligated to pay any commission to Tenant’s Broker with
respect to this Lease, any extension of the Lease Term or with respect to any other sale or lease
transaction entered into between Landlord and Tenant. Tenant agrees to indemnify Landlord against
all costs, expenses, attorneys’ fees or other liability for commissions or other compensation or
charges claimed by any broker or agent, other than Tenant’s Broker with respect to this Lease’s
primary Lease Term only, claiming the same by, through or under Tenant.

b. Landlord represents and warrants that it has not dealt with any broker or agent, other than
Tenant’s broker, in connection with this Lease, and agrees to indemnify and hold Tenant harmless of
and from any breach by Landlord of the foregoing representation and warranty.

27. ESTOPPEL CERTIFICATES

Tenant agrees to furnish from time to time when requested by Landlord, the holder of any deed
of trust or mortgage or the lessor under any ground lease covering all or any part of the Premises,
a certificate signed by Tenant confirming and containing any such reasonably factual certifications
and representations deemed appropriate by Landlord, the holder of any deed of trust or mortgage or
the lessor under any ground lease covering all or any part of the Premises, and Tenant shall,
within ten (10) days following receipt of said proposed certificate from Landlord, return a fully
executed copy of said certificate to Landlord. In the event Tenant shall fail to return a fully
executed copy of such certificate to Landlord within the foregoing ten-day period, then Tenant
shall be deemed to have approved and confirmed all of the terms, certifications and representations
contained in such certificate.

28. NOTICES

Each provision of this Lease, or of any applicable governmental laws, ordinances, regulations,
and other requirements with reference to the sending, mailing or delivery of any notice, or with
reference to the making of any payment by Tenant to Landlord, shall be deemed to be complied with
when and if the following steps are taken:

a. All Rent and other payments required to be made by Tenant to Landlord hereunder shall be
payable to Landlord at the address set forth in the Basic Lease Information or at such other
address as Landlord may specify from time to time by at least thirty (30) days prior written notice
delivered in accordance herewith.

b. Any notice or document required to be delivered hereunder shall be deemed to be delivered
if actually received or, if sooner and whether or not actually received, upon deposit in the United
States mail, postage prepaid, certified or registered mail (with or without return receipt
requested) addressed to the intended recipient at the appropriate address set forth in the Basic
Lease Information or at such other address as the applicable party has specified by at least thirty
(30) days prior written notice delivered to the other party hereto in accordance herewith.

29. SEVERABILITY

If any clause or provision of this Lease is illegal, invalid or unenforceable under present or
future laws effective during the Lease Term, as the same may be extended, then and in that event,
it is the intention of the parties hereto that the remainder of this Lease shall not be affected
thereby and it is also the intention of the parties to this Lease that in lieu of each clause or
provision of this Lease that is illegal, invalid or unenforceable, there be automatically added as
a part of this Lease a clause or provision as similar to such illegal, invalid or unenforceable
clause or provision as may be possible and be legal, valid and enforceable.

30. AMENDMENTS; BINDING EFFECT

This Lease may not be altered, changed or amended, except by instrument in writing signed by
both parties hereto. No provision of this Lease shall be deemed to have been waived by Landlord
unless such waiver be in writing signed by Landlord and addressed to Tenant, nor shall any custom
or practice which may evolve between the parties in the administration of the terms hereof be
construed to waive or lessen the right of Landlord to insist upon the performance by Tenant in
strict accordance with the terms hereof. The terms and conditions contained in this Lease shall
apply to, inure to the benefit of, and be binding upon the parties hereto, and upon their
respective successors in interest, legal representatives and permitted assigns, except as otherwise
herein expressly provided.

31. QUIET ENJOYMENT

Provided Tenant has performed all of the terms and conditions of this Lease, including the
payment of Rent, to be performed by Tenant, Tenant shall peaceably and quietly hold and enjoy the
Premises for the Lease Term, without hindrance from Landlord, or any person or entity claiming by,
through or under Landlord, subject to the terms and conditions of this Lease.

32. GENDER

Words of any gender used in this Lease shall be held and construed to include any other
gender, and words in the singular number shall be held to include the plural, unless the context
otherwise requires.

33. JOINT AND SEVERAL LIABILITY

If there is a guarantor of Tenant’s obligations hereunder, the obligations hereunder imposed
upon Tenant shall be the joint and several obligations of Tenant and such guarantor and Landlord
need not first proceed against Tenant before proceeding against such guarantor nor shall any such
guarantor be released from its guaranty for any reason whatsoever, including without limitation, in
case of any amendments hereto, waivers hereof or failure to give such guarantor any notices
hereunder.

34. PERSONAL LIABILITY

Notwithstanding anything to the contrary contained in this Lease, Tenant agrees (i) that
Tenant will look solely to the estate and interest of Landlord in the Premises for collection of
any judgment or other judicial process requiring payment of money by Landlord for any default or
breach by Landlord under this Lease, and (ii) that except for Landlord’s interest in the Premises,
neither Landlord nor its partners or other principals shall have any personal liability for the
performance of any of Landlord’s covenants, agreements or undertakings hereunder.

35. NOTICE TO LENDER

If the Premises, or any part thereof, are at any time subject to a mortgage or other similar
instrument and the Tenant is given written notice thereof, including the address of such mortgagee,
then the Tenant shall not take any remedial action with respect to any alleged default on the part
of the Landlord without first giving written notice thereof, by certified or registered mail,
return receipt requested, to such mortgagee, specifying the alleged default in reasonable detail,
and affording such mortgagee a reasonable period of time (in no event to be less than ninety (90)
days) within which to make performance, at its election, for and on behalf of the Landlord.

36. CAPTIONS

The captions contained in this Lease are for convenience of reference only, and in no way
limit or enlarge the terms and conditions of this Lease.

37. MISCELLANEOUS

a. Each and every covenant and agreement contained in this Lease is, and shall be construed to
be, a separate and independent covenant and agreement.

b. The surrender of this Lease by Tenant or the cancellation of this Lease by agreement of
Tenant and Landlord or the termination of this Lease on account of Tenant’s default will not work a
merger of the fee estate and the leasehold estate, and will, at Landlord’s option, either terminate
any subleases of part or all of the Premises, or operate as an assignment to Landlord of any of
those subleases. Landlord’s option under this paragraph will be exercised by notice to Tenant and
all known subtenants in the Premises.

c. Neither Landlord nor any of its partners or other representatives has made any
representations or promises with respect to the Premises except as herein expressly set forth.

d. Tenant agrees that: (i) the individual executing this Lease is duly authorized to execute
and deliver this Lease on behalf of Tenant in accordance with Tenant’s organizational documents;
(ii) this Lease is binding upon Tenant; (iii) Tenant is duly organized and legally existing in the
state of its organization and is qualified to do business in the State of Texas; and (iv) Tenant
has previously delivered, or herewith delivers, a true and correct resolution of Tenant’s Board of
Directors authorizing the execution of this Lease, and evidencing the incumbency and signature of
the person signing this Lease.

e. Tenant has the option to terminate this Lease prior to the end of the Lease Term in
accordance with the provisions of Rider 2 attached hereto and made a part hereof.

38. EXHIBITS AND ATTACHMENTS

All exhibits, attachments, riders and addenda referred to in this Lease and the exhibits
listed hereinbelow are incorporated into this Lease and made a part hereof for all intents and
purposes.

Exhibit A — Legal Description

Exhibit B — Form of SNDA

Exhibit C — Schedule of Base Rent

Rider 1  — Renewal Options

Rider 2  — Termination Right

39. INDEMNITY OBLIGATIONS

TENANT ACKNOWLEDGES THAT, PURSUANT TO THE PROVISIONS OF SECTION 12 OF THIS LEASE, THAT TENANT
IS OBLIGATED TO INDEMNIFY LANDLORD. SUCH INDEMNITY OBLIGATIONS SHALL SURVIVE THE EXPIRATION OR
EARLIER TERMINATION OF THIS LEASE FOR ALL CONDITIONS WHICH EXISTED AS OF THE DATE HEREOF AND FOR
ALL ACTIONS OR EVENTS WHICH OCCURRED DURING THE TERM.

40. NET LEASE

TENANT ACKNOWLEDGES THAT THIS IS A COMPLETELY NET LEASE. THE RENT PAYABLE TO LANDLORD
HEREUNDER SHALL NOT BE SUBJECT TO DEDUCTION OR OFFSET BY TENANT FOR ANY REASON WHATSOEVER AND THAT
THE SAME IS TO BE PAID BY TENANT TO LANDLORD WITHOUT REGARD TO THE LEVEL OF UTILIZATION OF THE
PREMISES OBTAINABLE OR ENJOYED BY TENANT AT ANYTIME DURING THE LEASE TERM AND WITHOUT REGARD TO ANY
OTHER REASON WHATSOEVER. ANY COVENANTS OF LANDLORD CONTAINED IN THIS LEASE ARE INDEPENDENT OF
TENANT’S OBLIGATION TO PAY THE RENT AND THE PAYMENT OF THE RENT SHALL BE MADE WITHOUT REGARD TO ANY
BREACH BY LANDLORD OF ANY COVENANT UNDER THIS LEASE.

DATED as of the Lease Date.

4

SIGNATURE PAGES FOLLOWSIGNATURE PAGE OF LANDLORD TO LEASE AGREEMENT

BETWEEN HOUSTON 1031 LIMITED PARTNERSHIP AS LANDLORD

AND FMC TECHNOLOGIES, INC. AS TENANT

HOUSTON 1031 LIMITED PARTNERSHIP,

an Illinois limited partnership

	 	 	 	 	 	 	 
	By:

	 	HOUSTON 1031 GP, L.L.C,
	 	

	 	

	 
	 	 	 	 	 	 
	 	 	a Delaware limited liability company,
	 	 
	 
	 	 	 	 	 	 
	
 
	 	its general partner

By:
	 	

IRC-IREX Venture, L.L.C.,
	 	

	 
	 	 	 	 	 	 
	 	 	 	 	a Delaware limited liability company, its sole member

	 
	 	 	 	 	 	 
	
 
	 	 	 	By:
	 	Inland Real Estate Exchange Corporation,

a Delaware corporation, its sole manager
	 
	 	 	 	 	 	 
	
 
	 	 	 	 	 	By:
	
 
	 	 	 	 	 	 
	
 
	 	 	 	 	 	Name:
	
 
	 	 	 	 	 	 

5

Title:SIGNATURE PAGE OF TENANT TO LEASE AGREEMENT

BETWEEN HOUSTON 1031 LIMITED PARTNERSHIP AS LANDLORD

AND FMC TECHNOLOGIES, INC. AS TENANT

FMC TECHNOLOGIES, INC.,

a Delaware corporation

By: /s/ Jeffrey W. Carr

Name: Jeffrey W. Carr

Title: Vice President, General Counsel and Secretary

6Filed by Bowne Pure Compliance

 

EXHIBIT 10.1

AMENDMENT

THIS AMENDMENT is made as of the 8th day of December 2006, to the Consulting
Agreement dated as of May 25, 2006 (the “Consulting Agreement”) by and between FedEx Ground
Package System, Inc., a Delaware corporation (“FedEx”), and Daniel J. Sullivan
(“Consultant”). Capitalized terms used but not otherwise defined in this Amendment shall
have the meanings ascribed to such terms in the Consulting Agreement.

WHEREAS, the effective date of Consultant’s retirement from FedEx has been changed from
January 5, 2007 to December 31, 2006; and

WHEREAS, FedEx and Consultant desire to amend the Term of the Consulting Agreement to
commence on January 1, 2007.

NOW, THEREFORE, in consideration of the mutual covenants contained in this Amendment, FedEx
and Consultant agree as follows:

1. The Consulting Agreement is hereby amended by deleting “January 5, 2007” in Section 2 of
the Consulting Agreement, and inserting in lieu thereof “January 1, 2007.”

2. The Consulting Agreement is hereby amended by deleting “July 6, 2007” in Paragraph A of
Exhibit B to the Consulting Agreement, and inserting in lieu thereof “July 2, 2007.”

3. The Consulting Agreement is and, as amended hereby, shall continue to be a legal, valid,
binding and enforceable agreement.

4. This Amendment does not constitute an amendment or waiver of any other provision of the
Consulting Agreement not expressly referred to in this Amendment, and except as expressly amended
hereby, all terms of the Consulting Agreement shall be and remain in full force and effect.

5. This Amendment will be governed by, and construed in accordance with, the laws of the State
of Tennessee, without regard to its principles of conflicts of law.

6. This Amendment may be signed in one or more counterparts and by facsimile, each of which
shall be deemed an original, but which together shall constitute one and the same instrument.

[SIGNATURES APPEAR ON NEXT PAGE]

 

 

 

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

	 	 	 	 	 	 	 
	 	 	 	 	FedEx Ground Package System, Inc.
	 
	 	 	 	 	 	 
	By:

	 	/s/ DANIEL J. SULLIVAN
	 	By:
	 	/s/ ROBERT T. MOLINET
	 

	 	 
	 	 	 	 
	 

	 	Daniel J. Sullivan
	 	 	 	Robert T. Molinet
	 

	 	 	 	 	 	Secretary

 

2

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