Document:

Exhibit
10.2

 

PLATFORM
LICENSE AGREEMENT

 

PLATFORM
LICENSE AGREEMENT (“Agreement”), dated as of November 10, 2020 (the “Effective Date”), by
and among Honey Badger Media, LLC, a Delaware limited liability company (“LICENSOR”), and Honey Badger Media,
LLC, a Nevada limited liability company (“LICENSEE”).

 

WHEREAS,
LICENSOR owns or has exclusive rights to intellectual property, social media platforms, algorithms and related technologies listed
on Schedule A hereto (the “Platform”);

 

WHEREAS,
LICENSEE is a multifaceted ecosystem that fosters, among other things, innovation and drives intellectual property, media and
consumer products and services;

 

WHEREAS,
LICENSOR desires to grant a perpetual, exclusive license to LICENSEE to operate the Platform and its related technologies on the
terms set forth herein.

 

NOW,
THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, and intending to
be legally bound hereby, the parties hereto agree as follows:

 

1.
Grant of License.

 

1.1.
License. LICENSOR hereby grants to LICENSEE a perpetual, exclusive, worldwide license (the “License”)
to implement and commercialize the assets connected with the Platform, including, but not limited to, the right to use all of
LICENSOR’s intellectual property rights comprising the Platform, owned by or licensed to LICENSOR that are utilized as part
of the Platform (“Licensed Related Assets”), as set forth in Exhibit A.

 

1.2.
Clients. LICENSEE has the right under this License to use the Licensed Related Assets for current, prospective and future
clients. LICESNOR acknowledges that LICENSEE has provided a list of prospective clients to LICENSEE, as set forth in Schedule
1.2.

 

1.3
Non-Compete and Non-Circumvent. As long as LICENSEE maintains the exclusive license under this Agreement, and for a period
of three (3) years after the termination of this Agreement, LICENSOR and its owners, officers, directors and other representatives,
directly or indirectly, shall not (a) have any rights to use or otherwise license in any manner the Licensed Related Assets
and the Platform for any purpose, (2) create, license or sell any technology or products competitive with Licensee’s products
using the Licensed Related Assets, and (c) license and/or market any other product or service that competes with the Platform.

 

2.
License Fee. In consideration for the License, LICENSEE shall:

 

2.1.
Pay to LICENSOR a fee equal to thirty-percent (30%) of the Net Profits generated from LICENSEE’s clients through the Platform
and Licensed Related Assets:

 

(a)
Net Profits shall be defined as gross revenues invoiced and charged for products and/or services generated from the exploitation
of the Program less all costs and expenses incurred by or on behalf of LICENSOR in connection with the Program, Licensed Related
Assets and related goods and/or services.

 

    	 

     

    

 

(b)
Net Profits shall be calculated on monthly basis and be paid based on net cash receipts, within fifteen (15) days after the close
of the preceding month.

 

2.2.
Issue to LICENSOR 750,000 shares of the common stock of LICENSEE (the “License Common Shares”).

 

3.
Deliveries.

 

3.1.
Closing. The consummation of the grant of the License, and the other transactions contemplated hereby, shall take place
through the exchange of electronic signatures of this Agreement and the other documents set forth in Section 3.2, below, but shall
be deemed to have closed on the Effective Date (the “Closing”). The parties shall continue to fulfill the covenants
contained herein at and following the Closing and subject to any applicable time periods and deadlines prescribed hereby.

 

3.2.
Deliveries.

 

(a)
Deliveries of LICENSEE. At the Closing, LICENSEE shall deliver to LICENSOR the following:

 

(i)
a copy of resolutions and/or action by written consent duly adopted by the board of directors and the stockholders of LICENSEE
(and certified by the secretary of LICENSEE) in accordance with the Charter Documents (as defined below) of LICENSEE and Applicable
Law, approving the terms and conditions of this Agreement, the issuance of the License Common Shares, and authorizing LICENSEE’s
officers, to execute, deliver and consummate the same for and on behalf of LICENSEE;

 

(ii)
a certificate of LICENSEE’s good standing in the State of Nevada;

 

(iii)
evidence of the filing and acceptance of the Certificate of Designation with the State of Nevada; and

 

(iv)
an original book entry or stock certificate evidencing the License Common Shares.

 

(b)
Deliveries of LICENSOR. At the Closing, LICENSOR shall deliver or cause its applicable subsidiary to deliver, to LICENSEE
the following:

 

(i)
a copy of resolutions and/or action by written consent duly adopted by the board of directors of LICENSOR (and certified by the
secretary of LICENSOR) in accordance with the Charter Documents (as defined below) of LICENSOR and Applicable Law, approving the
terms and conditions of this Agreement, approving the grant of the License and authorizing LICENSOR’s officers, to execute,
deliver and consummate the same for and on behalf of LICENSOR;

 

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(ii)
other agreements and documents related to this Agreement (“Transaction Agreements”).

 

4.
Representations and Warranties of LICENSOR. To induce LICENSEE to execute this Agreement and consummate the transactions
contemplated hereby, LICENSOR represents and warrants to LICENSEE as of the Effective Date and the Closing (unless otherwise stated
below):

 

4.1.
Organization, Good Standing, Authorization. LICENSOR is duly organized, validly existing and in good standing under the
laws of the state of its Delaware. LICENSOR has all requisite corporate power and authority to own and operate its properties
and to carry on its business as now conducted. LICENSOR has all corporate power to enter into this Agreement, and Transaction
Agreements. The Transaction Agreements have been duly executed and delivered by LICENSOR as required and constitutes the legal,
valid and binding obligations of LICENSOR, enforceable against it in accordance with their respective terms, except to the extent
that enforcement may be affected by laws relating to bankruptcy, reorganization, insolvency and creditors’ rights and by
the availability of injunctive relief, specific performance and other equitable remedies.

 

4.2.
No Violation. The execution, delivery, compliance with and performance by LICENSOR of the Transaction Agreements does not
and will not: (a) violate or contravene the certificate or articles of incorporation or by-laws as amended to date (the “Charter
Documents”) of LICENSOR; and (b) to the knowledge of LICENSOR, violate or contravene any law, rule, regulation, ordinance,
order, judgment or decree (collectively, the “Applicable Law”) to which LICENSOR is subject.

 

4.3.
No Conflict. The execution, delivery, compliance with and performance by LICENSOR of the Transaction Agreements does not
and will not (a) conflict with, result in any breach of, constitute a default (or event which with the giving of notice or lapse
of time, or both, would become a default) under, or give to others any rights of termination, amendment, acceleration, suspension,
revocation or cancellation of, or result in the creation of any security interest, pledge, hypothecation, lien, charge, lease,
license, sublicense, encumbrance, reversion, reverter, preferential arrangement, restrictive covenant, condition or restriction
of any kind, including any restriction on the use, transfer, receipt of income or other exercise of any attributes of ownership
(“Encumbrance”) on any of the License Related Assets pursuant to, any agreement, any license, permit, franchise
or other instrument or arrangement to which LICENSOR is a party or by which any of the License Related Assets is bound or affected.

 

4.4.
Title and Rights. LICENSOR is authorized to perform all rights in and to the Platform and Licensed Related Assets and has
good and valid access to all of the Licensed Related Assets free and clear of any, or any obligation to grant any, Encumbrances,
as necessary to grant the License and consummate the other transactions contemplated hereby. LICENSOR has the right to grant to
LICENSEE the License contemplated by this Agreement without the consent of any other party. No other party has any claim to ownership
of the Platform or the Accounts Receivable, the revenues generated thereby or any other economic rights therein.

 

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4.5.
Conduct in the Ordinary Course; Absence of Certain Changes, Events and Conditions. Prior to the Closing, LICENSOR has conducted
and shall conduct its business with respect to the License Related Assets only in the ordinary course of business and there has
not occurred:

 

(a)
any litigation or claims with respect to the License Related Assets;

 

(b)
the imposition of any Encumbrance on any of the License Related Assets other than in the ordinary course of business consistent
with past practice; or

 

(c)
an agreement to do or engage in any of the foregoing or any taking of any action or course of action inconsistent with compliance
with the covenants and agreements contained in this Agreement.

 

4.6.
No Brokers. LICENSOR has not employed, either directly or indirectly, or incurred any liability to, any broker, finder
or other agent in connection with the transactions contemplated by this Agreement.

 

4.7.
Intellectual Property. LICENSOR owns or has enforceable, exclusive and transferrable rights to use the Licensed Related
Assets and intellectual property for the Platform. All Licensed Related Assets are valid and enforceable, and all registrations
of LICENSOR for the Platform are subsisting and in full force and effect. LICENSOR has taken all necessary steps to maintain and
enforce the rights under the Licensed Related Assets. The Platform and Licensed Related Assets are not subject to any proceeding
or outstanding decree, order, judgment or stipulation restricting in any manner the use, transfer or licensing thereof by LICENSOR.
To the extent that the Platform and any Licensed Related Asset has been conceived, developed or created by any other person, such
person has transferred to LICENSOR the entire and unencumbered right, title and interest therein and thereto by operation of law
or by valid written assignment. To the knowledge of LICENSOR, the Platform and Licensed Related Assets do not infringe or misappropriate
the intellectual property of any third party. To the knowledge of LICENSOR, none of the Licensed Related Assets is being infringed,
misappropriated or otherwise violated by any other person.

 

4.8.
Agreements, Contracts and Commitments. Each contract and agreement to which LICENSOR is party and that relate to the License
Related Assets was entered into at arms’ length and in the ordinary course, is in full force and effect and, to the knowledge
of LICENSOR, is valid and binding upon and enforceable against each of the parties thereto, except insofar as enforceability may
be limited by applicable bankruptcy, insolvency, reorganization, moratorium or similar laws affecting creditors’ rights
generally or by principles governing the availability of equitable remedies. To the knowledge of LICENSOR, no other party to any
such contract or agreement is the subject of a bankruptcy or insolvency proceeding. True, correct, and complete copies of all
such contracts and agreements have been made available to LICENSEE. Neither LICENSOR, nor to the knowledge of LICENSOR, any other
party thereto is in breach of or in default under, and, to the knowledge of LICENSOR, no event has occurred which with notice
or lapse of time or both would become a breach of or default under, any such contract or agreement.

 

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4.9.
Consents. Schedule 4.9 hereto sets forth all consents of third parties required to be obtained to affect the transaction
contemplated by this Agreement (“Required Consents”) by LICENSOR, except where the failure to obtain such consent
would not reasonably be expected to have a material adverse effect on the transactions contemplated by this Agreement.

 

4.10.
Compliance with Laws. LICENSOR has operated its business in compliance with all Applicable Law, except where any failure
to so comply would not have a materially adverse effect on the License Related Assets, its subsidiaries or the transactions contemplated
by this Agreement.

 

4.11.
Legal Proceedings. There are no actions, suits, litigation, proceedings or investigations pending or, to LICENSOR’s
knowledge, threatened by or against LICENSOR that would reasonably have a material adverse effect on the License Related Assets,
or which would prevent LICENSOR from consummating this Agreement, the other Transaction Agreements and the transactions contemplated
hereby or thereby, and, to LICENSOR’s knowledge, LICENSOR has not received any written or oral claim, complaint, threat
or notice of any such proceeding or claim.

 

5.
LICENSEE’s Representations and Warranties. To induce LICENSOR to execute this Agreement and consummate the transactions
contemplated hereby, LICENSEE hereby represents and warrants to LICENSOR as of the Effective Date and the Closing (unless otherwise
stated below):

 

5.1.
Organization, Good Standing, Authorization. LICENSEE is duly organized, validly existing and in good standing under the
laws of the State of Nevada. LICENSEE has all requisite corporate power and authority to own and operate its properties and to
carry on its business as now conducted. LICENSEE has all corporate power to enter into this Agreement, and the Transaction Agreements.
The Transaction Agreements have been, or will be at the Closing, as applicable, duly executed and delivered by LICENSEE and will
constitute the legal, valid and binding obligations of LICENSEE, enforceable against LICENSEE in accordance with their respective
terms, except to the extent that enforcement may be affected by laws relating to bankruptcy, reorganization, insolvency and creditors’
rights and by the availability of injunctive relief, specific performance and other equitable remedies.

 

5.2.
No Violation; Consents. The execution, delivery, compliance with and performance by LICENSEE of this Agreement and the
other Transaction Agreements does not and will not: (a) violate or contravene the Charter Documents of LICENSEE; and (b) to the
knowledge of LICENSEE, violate or contravene any Applicable Law to which LICENSEE is subject.

 

5.3.
No Brokers. LICENSEE has not employed, either directly or indirectly, or incurred any liability to, any broker, finder
or other agent in connection with the transactions contemplated by this Agreement.

 

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5.4.
Legal Proceedings. There are no actions, suits, litigation, proceedings or investigations pending or, to LICENSEE’s
knowledge, threatened by or against LICENSEE that would reasonably have a material adverse effect on LICENSEE or its financial
results, operations or assets, or which would prevent LICENSEE from consummating this Agreement, the other Transaction Agreements
and the transactions contemplated hereby or thereby, and, to LICENSEE’s knowledge, LICENSEE has not received any written
or oral claim, complaint, threat or notice of any such proceeding or claim.

 

5.5.
Compliance with Laws. LICENSEE has operated its business in compliance with all Applicable Law, except where any failure
to so comply would not have a materially adverse effect on LICENSEE, its subsidiaries or the transactions contemplated by this
Agreement.

 

5.6.
Consents. Schedule 5.6 hereto sets forth all Required Consents to be obtained by the LICENSEE to affect the transaction
contemplated by this Agreement, except where the failure to obtain such consent would not reasonably be expected to have a material
adverse effect on LICENSEE, its subsidiaries or the transactions contemplated by this Agreement.

 

5.7.
License Shares. As of Closing, the License Common Shares have been duly authorized by the board of directors of LICENSEE
and by all other required corporate action.

 

6.
Additional Agreements.

 

6.1.
Right of Offset. Each party to this Agreement shall have a right of offset against the other party to this Agreement of
any amounts owed by one party to the other party under this Agreement or the exhibits hereto in order to recoup any liability
or expense incurred by such party as a result of the other party’s breach of any representation or warranty or nonperformance
of covenant under this Agreement or as a result of any third party claim.

 

6.2.
Ordinary Course. Prior to Closing, LICENSOR shall continue to conduct its business with respect to the Platform consistent
with past practice and shall not without the written consent of LICENSEE.

 

6.3.
Protection of Intellectual Property. Each party to this Agreement agrees to take all necessary steps to maintain and enforce
the rights to Program Intellectual Property subject to the License, and each party shall promptly inform the other party of any
encroachment or infringement of the Program Intellectual Property that comes to such party’s attention. Each party shall
cooperate with the other party with any litigation or action to enforce the rights to Program Intellectual Property subject to
the License; provided that LICENSOR acknowledges that LICENSEE shall retain any money judgement or settlement resulting from any
such litigation or action concerning the rights to Program Intellectual Property subject to the License.

 

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7.
Indemnification.

 

7.1.
Indemnification.

 

(a)
LICENSOR shall indemnify, defend and hold harmless LICENSEE and its officers, directors, shareholders, employees, agents, attorneys
and representatives (collectively, the “Representatives”), from and against any and all liabilities, claims
and losses (collectively, “Losses”) which may be incurred or suffered by LICENSEE or its Representatives and
which may arise out of or result from (a) the breach of any representation, warranty, covenant or agreement of LICENSOR contained
in this Agreement by LICENSOR; and (b) LICENSOR’s failure to remit any Accounts Receivable to LICENSEE. Notwithstanding
the foregoing, no claim under this Section 7.1(a), may be made unless notice is given pursuant to Section 9.1, below,
within 12 months from the date of Closing, with any claim validly given within such time surviving such period for purposes of
indemnification hereunder until same is settled or adjudicated without right to appeal; provided, however, that this limitation
shall not apply to any claims arising in connection with fraud.

 

(b)
LICENSEE shall, jointly and severally, indemnify, defend and hold harmless LICENSOR and its Representatives, from and against
any and all Losses which may be incurred or suffered by LICENSOR or its Representatives and which may arise out of or result from
(a) the breach of any representation, warranty, covenant or agreement of LICENSEE contained in this Agreement by LICENSEE; and
(b) LICENSEE’s failure to pay any Accounts Payable when and as due. Notwithstanding the foregoing, no claim under this Section
7.1(b), may be made unless notice is given pursuant to Section 9.1, below, within 12 months from the date of Closing,
with any claim validly given within such time surviving such period for purposes of indemnification hereunder until same is settled
or adjudicated without right to appeal; provided, however, that this limitation shall not apply to any claims arising in connection
with fraud or LICENSEE Fundamental Representations.

 

(c)
Notwithstanding anything in this Agreement to the contrary, no party shall have any obligation to indemnify the other under this
Article 7 until the aggregate amount of Losses that would otherwise be subject to indemnification pursuant to Section
7.1, above, exceeds an amount equal to $25,000 (the “Basket Amount”), whereupon the party receiving indemnification
shall be entitled only to receive amounts for Losses in excess of the Basket Amount; provided, however, that this limitation shall
not apply to any claims arising in connection with fraud, LICENSOR Fundamental Representations or LICENSEE Fundamental Representations.

 

7.2.
Notice. If a party entitled to indemnification in accordance with Section 7.1 herein (the “Indemnified
Party”) receives notice of any claim or other commencement of any action or proceeding with respect to which the other
party is obligated to provide indemnification pursuant to this Agreement (the “Indemnifying Party”), the Indemnified
Party shall promptly give the Indemnifying Party written notice thereof, which notice shall specify in reasonable detail, if known,
the amount or an estimate of the amount of the liability arising therefrom and the basis of the claim. Such notice shall be a
condition precedent to any liability of the Indemnifying Party for indemnification hereunder, but the failure of the Indemnified
Party to give prompt notice of a claim shall not adversely affect the Indemnified Party’s right to indemnification hereunder
unless the defense of that claim is materially prejudiced by such failure. The Indemnified Party shall not settle or compromise
any claim by a third party for which it is entitled to indemnification hereunder without the prior written consent of the Indemnifying
Party (which shall not be unreasonably withheld or delayed) unless such suit shall have been instituted against it and the Indemnifying
Party shall not have taken control of such suit after notification thereof as provided in Section 7.3, below.

 

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7.3.
Defense by Indemnifying Party. In connection with any claim giving rise to indemnity hereunder resulting from or arising
out of any claim or legal proceeding by an individual or entity who is not a party to this Agreement, the Indemnifying Party at
its sole cost and expense may, upon written notice to the Indemnified Party, assume the defense of any such claim or legal proceeding
(a) if it acknowledges to the Indemnified Party in writing its obligations to indemnify the Indemnified Party with respect to
all elements of such claim (subject to any limitations on such liability contained in this Agreement) and (b) if it provides assurances,
reasonably satisfactory to the Indemnified Party, that it will be financially able to satisfy such claims in full if the same
are decided adversely. If the Indemnifying Party assumes the defense of any such claim or legal proceeding, it may use counsel
of its choice to prosecute such defense, subject to the approval of such counsel by the Indemnified Party, which approval shall
not be unreasonably withheld or delayed. The Indemnified Party shall be entitled to participate in (but not control) the defense
of any such action, with its counsel and at its own expense; provided, however, that if the Indemnified Party, in its sole discretion,
determines that there exists a conflict of interest between the Indemnifying Party (or any constituent party thereof) and the
Indemnified Party, the Indemnified Party (or any constituent party thereof) shall have the right to engage separate counsel, the
reasonable costs and expenses of which shall be paid by the Indemnified Party. If the Indemnifying Party assumes the defense of
any such claim or legal proceeding, the Indemnifying Party shall take all steps necessary to pursue the resolution thereof in
a prompt and diligent manner. The Indemnifying Party shall be entitled to consent to a settlement of, or the stipulation of any
judgment arising from, any such claim or legal proceeding, with the consent of the Indemnified Party, which consent shall not
be unreasonably withheld or delayed; provided, however, that no such consent shall be required from the Indemnified Party if (i)
the Indemnifying Party pays or causes to be paid all Losses arising out of such settlement or judgment concurrently with the effectiveness
thereof (as well as all other Losses theretofore incurred by the Indemnified Party which then remain unpaid or unreimbursed),
(ii) in the case of a settlement, the settlement is conditioned upon a complete release by the claimant of the Indemnified Party
and (iii) such settlement or judgment does not require the encumbrance, pledge or hypothecation of any asset of the Indemnified
Party or impose any restriction upon its conduct of business.

 

7.4.
Exclusive. Subject to Section 9.13, below, the parties acknowledge and agree that their sole and exclusive remedy
with respect to any and all claims (other than claims arising from fraud on the part of a party in connection with the transactions
contemplated by this Agreement) for any breach of any representation, warranty, covenant, agreement or obligation set forth herein
or otherwise relating to the subject matter of this Agreement, shall be pursuant to the indemnification provisions set forth in
this Article 7.

 

8.
Additional Covenants.

 

8.1.
Confidentiality. At all times after the parties’ full execution of this Agreement, each of the parties hereto will
hold, and will cause its officers, directors, shareholders, managers, members, representatives, brokers, attorneys, advisers and
affiliates to hold, in confidence and not disclose to any other person, entity or governmental unit for any reason whatsoever
the consideration received by either party hereunder (collectively, the “Information”), except to the extent: (a)
necessary for such party to consummate and give full effect to the transactions contemplated hereby, (b) such Information is required
by order of any court or by law or by any regulatory agency to which either party is subject or in connection with any civil or
administrative proceeding (each party agreeing to give prior notice of such required disclosure, to the extent practical, to the
other party), (c) such Information is or becomes publicly known other than through actions, direct or indirect, of any party hereto
or any such party’s officers, directors, managers, members, representatives, brokers, attorneys, advisers or affiliates,
(d) necessary in connection with the enforcement of the terms of this Agreement, (e) required under the Exchange Act or (f) permitted
in writing by all parties hereto.

 

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8.2.
Non-Disparagement. Each party hereto shall refrain from publicly commenting to the press unfavorably to anyone about the
other party and/or its officers, attorneys, employees, managers or other affiliates which conduct or comment results in a material
adverse effect on the business or business prospects of the party which is the subject of such conduct or comment. Notwithstanding
the foregoing, nothing in this Agreement shall preclude either party from making truthful statements that are required by applicable
law, regulation or legal process.

 

8.3.
Commercially Reasonable Efforts. Each of the parties hereto will use its commercially reasonable efforts to take such actions
as are to be taken by such party hereunder prior to Closing; provided that no party is obligated to waive any condition to its
obligations to close or to waive any performance of this Agreement by the other party hereunder.

 

8.4.
Cooperation. Each party hereto shall execute and cause to be delivered to each other party hereto such instruments, powers
of attorney, and other documents, and shall take such other actions, as such other party may reasonably request (prior to, at
or after the Closing) for the purpose of carrying out or evidencing any of the transactions contemplated by this Agreement. No
party hereto will intentionally take any action that would cause any condition set forth in this Agreement not to be fulfilled,
including, without limitation, taking or causing to be taken any action that would cause the representations and warranties made
by such party in this Agreement not to be true and correct in all material respects as of the Closing.

 

9.
Miscellaneous.

 

9.1.
Notices. All notices which are required by or may be given pursuant to the terms of this Agreement must be in writing and
must be delivered personally; sent by certified mail, return receipt requested, postage prepaid; or sent for next business day
delivery by a nationally recognized overnight delivery service as follows:

 

If
to LICENSEE:

 

Honey
Badger Media, LLC.

1
West Broad Street

Bethlehem,
PA 18018

 

If
to LICENSOR:

 

Honey
Badger LLC

103
S. Boulevard

Suite
303

Tampa,
FL 33606

Att:
Laurie Argall, CEO

 

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Any
of the addresses set forth above may be changed from time to time by written notice (given in accordance with this Section) from
the party requesting the change. Such notices and other communications will be treated for all purposes of this Agreement as being
effective immediately if delivered personally or by facsimile (with written confirmation of transmission) during normal business
hours, or five (5) days after mailing by certified mail, return receipt requested, first class postage prepaid, or one (1) day
after deposit for next business day delivery by a nationally recognized overnight delivery service. Email shall not be permitted
as a form of notice under the terms of this Agreement.

 

9.2.
Construction. This Agreement constitutes the entire understanding of the parties with respect to the subject matter hereof
and may be amended only by a writing executed by all of the parties to be bound. The section and subsection headings of this Agreement
have been inserted solely for convenience of reference and will not control or affect the meaning or construction of any of the
provisions of this Agreement. No provision of this Agreement will be interpreted in favor of, or against, any of the parties hereto
by reason of the extent to which any such party or its legal counsel participated in the drafting thereof or by reason of the
extent to which any such provision is inconsistent with any prior draft hereof or thereof. The parties agree that they have had
the opportunity to read this Agreement and obtain the advice of legal counsel, and further agree that the provisions set forth
herein are fair and reasonable. Any ambiguity or uncertainty existing herein shall not be interpreted or construed against the
party who drafted this Agreement.

 

9.3.
Invalidity. In the event any provision or portion of any provision of this Agreement is held invalid or unenforceable by
a court of competent jurisdiction as applied to any fact- or circumstance, the remaining provisions and portions of this Agreement
and the same provision as applied to any other fact or circumstance shall not be affected or impaired thereby, and shall remain
valid and enforceable.

 

9.4.
Waiver. No failure of any party to exercise any right or remedy given such party under this Agreement or otherwise available
to such party or to insist upon strict compliance by any other party with its obligations hereunder, and no custom or practice
of the parties in variance with the terms hereof, shall constitute a waiver of any party’s right to demand exact compliance
with the terms hereof; unless such waiver is set forth in writing and executed by such party.

 

9.5.
Assignment; Binding Effect. LICENSOR may not assign its rights or delegate its obligations hereunder without the consent
of the LICENSEE. This Agreement will inure to the benefit of, and be binding upon, the parties hereto and their respective successors
and permitted assigns.

 

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9.6.
Facsimile and Counterparts. This Agreement may be executed by facsimile or electronically and/or simultaneously in one
or more counterparts, each of which will be deemed an original, but all of which together shall constitute one and the same instrument.

 

9.7.
No Joint Venture. Nothing contained in this Agreement will be deemed or construed to create any partnership or joint venture
or other relationship between LICENSOR and LICENSEE. No term or provision of this Agreement is intended to be, or will be, for
the benefit of any person or entity other than LICENSOR and LICENSEE and their subsidiaries and affiliates.

 

9.8.
Further Assurances. Each party hereto shall execute and cause to be delivered to each other party hereto such instruments,
powers of attorney, and other documents, and shall take such other actions, as such other party may reasonably request (prior
to, at or after the Closing) for the purpose of carrying out or evidencing any of the transactions contemplated by this Agreement.

 

9.9.
Applicable Law. This Agreement will be governed by, and construed and enforced in accordance with, the laws of the State
of Nevada applicable to contracts executed in and to be performed in that State. All Actions arising out of or relating to this
Agreement shall be heard and determined by the Court of the State of Nevada. Consistent with the preceding sentence, the parties
hereto hereby (a) submit to the exclusive jurisdiction of the courts in the Commonwealth of Pennsylvania for the purpose of any
Action arising out of or relating to this Agreement brought by any Party and (b) irrevocably waive, and agree not to assert by
way of motion, defense, or otherwise, in any such Action, any claim that it is not subject personally to the jurisdiction of the
above-named courts, that its property is exempt or immune from attachment or execution, that the Action is brought in an inconvenient
forum, that the venue of the Action is improper, or that this Agreement or the transactions contemplated by this Agreement may
not be enforced in or by any of the above-named courts. Process in any such suit, Action or proceeding may be served on any Party
anywhere in the world, whether within or without the jurisdiction of any such court.

 

9.10.
JURY WAIVER. TO THE EXTENT PERMITTED BY APPLICABLE LAW, EACH OF THE PARTIES HEREBY IRREVOCABLY WAIVES ANY AND ALL RIGHT
TO TRIAL BY JURY IN ANY LEGAL PROCEEDING ARISING OUT OF OR RELATING TO THIS AGREEMENT OR THE RELATIONSHIP CONTEMPLATED HEREBY.

 

9.11.
Entire Agreement. This Agreement and the exhibits and schedules hereto reflect the entire agreement between the parties
and supersedes all prior agreements or understanding, oral or written. No amendment change or modification of this agreement shall
be binding unless the same shall be in writing and signed by both parties.

 

9.12.
Fees and Expenses. Each of the parties hereto shall pay its own fees, costs and expenses incurred in connection with the
negotiation, preparation, execution and delivery of this Agreement and the consummation of the transactions contemplated hereby.
In any action brought to enforce the terms of this Agreement or any guarantee of obligations hereunder, the prevailing party shall
be entitled to recover all costs of enforcement and litigation, including, without limitation, reasonable attorney’s fees.
As used in this Agreement, the term “prevailing party” means that party whose position is substantially upheld in
a final judgment rendered in any litigation or proceeding, or, if the final judgment is appealed, that party whose position is
substantially upheld by the decision of the final appellate body that considers the appeal.

 

9.13.
Equitable Relief. Each party hereto acknowledges that the other party hereto would be irreparably damaged in the event
of a breach or threatened breach by such party of any of its obligations under this Agreement and hereby agrees that in the event
of a breach or a threatened breach by such party of any such obligations, each of the other parties hereto shall, in addition
to any and all other rights and remedies that may be available to them in respect of such breach, be entitled to an injunction
from a court of competent jurisdiction (without any requirement to post bond) granting such parties specific performance by such
party of its obligations under this Agreement.

 

    	11

     

    

 

IN
WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed and delivered as of the date set forth below.

 

LICENSOR

 

HONY
BADGER MEDIA, LLC,

a
Delaware limited liability company

 

	By:	 	 
	Name:
    	Laurie
    Argall	 
	Title:
    	CEO/Authorized
    Signatory	 

 

LICENSEE

 

HONEY
BADGER MEDIA, LLC,

a
Nevada limited liability company

 

	By:	Vinco Ventures, Inc. as Manager	

 

_______________________________________________

Christopher
Ferguson, Authorized Signatory for Manager

 

    	12

     

    

 

EXHIBIT
“A”

 

PLATFORM
AND LICENSED RELATED ASSETS

 

	 	●	Honey
    Badger Proprietary Monetization Method
	 	●	All
    Current Client Contracts
	 	●	All
    Pending Client Contracts
	 	●	Custom
    Video Content Library
	 	●	Instant
    Article Content Library

 

    	13

     

    

 

SCHEDULE
1.2

 

LICESENSEE’S
PROPSECTIVE CLIENTS

 

	 	■	Lexy
    Panterra
	 	■	D12
	 	■	Farrah
    Abraham
	 	■	LMFAO
	 	■	Teresa
    Guidice
	 	■	The
    Game
	 	■	Forrest
    Griffin
	 	■	DMX
	 	■	Holly
    Madison
	 	■	Bella
    Thorne
	 	■	Kristen
    Renee
	 	■	Kayla
    Collins
	 	■	Nikki
    Liegh
	 	■	Eric
    Turner
	 	■	Jade
    Bryce
	 	■	Mercedes
	 	■	Brittany
    Pamler
	 	■	Adalia
    Rose
	 	■	Waka
    Flaka Flame
	 	■	Joy
    of Mom
	 	■	Trey
    Songs
	 	■	Bam
    Margera
	 	■	Mike
    Tyson
	 	■	Rali
    Ivanova
	 	■	Justine
    Moore
	 	■	Alexis
    Texas
	 	■	Nia
    Long
	 	■	Crystal
    Hefner
	 	■	Keri
    Hilson
	 	■	Marissa
    Everhart
	 	■	Holly
    Wolf
	 	■	Abby
    Parece
	 	■	Paige
    Hathaway
	 	■	Ashley
    Alexiss
	 	■	Leng
    Yein
	 	■	Kourtney
    Reppert
	 	■	Cam
    Li
	 	■	Bob
    Marley
	 	■	Wiz
    Khalifa
	 	■	Shaquille
    O’Neill
	 	■	Jay
    Cutler
	 	■	Paige
    Hathaway
	 	■	Brooke
    Hogan
	 	■	Hulk
    Hogan

 

    	14

     

    

 

SCHEDULE
4.9

 

THIRD
PARTY CONSENTS

 

    	15

     

    

 

SCHEDULE
5.6

 

THIRD
PARTY CONSENTS

 

Not
Applicable

 

    	16

     

    

 

SCHEDULE
4.11

 

REQUIRED
CONSENTS – LICENSOR

 

    	17

     

    

 

SCHEDULE
5.8

 

REQUIRED
CONSENTS – LICENSEE

 

    	18Exhibit 10.1

 

Lessor’s Brokerage Firm License No. Is the  broker  of (check one): the Lessor; or both the Lessee and Lessor (dual agent). Lessor’s Agent License No. is (check one): the Lessor’s Agent (salesperson  or  broker associate); or both the Lessee’s  Agent  and the Lessor’s Agent (dual agent). the Lessee; or both the Lessee’s Brokerage  Firm  Hughes Marino, Inc.  License  No.  01898886  Is the  broker  of (check one):  Lessee  and Lessor (dual agent). the  Lessee’s  Agent (salesperson or  broker  associate); or Lessee’s  Agent  Shane Poppen  License  No.  01701190  is (check one):  both  the  Lessee’s  Agent and the Lessor’s  Agent  (dual agent). (b)  Payment  to  Brokers.  Upon  execution  and delivery of this Lease  by  both  Parties,  Lessor shall  pay to  the  Brokers  the  brokerage fee  agreed  to  in a   separate  written agreement  (or if  there  is  no  such agreement, the sum of or     1.5 % of the  total  Base  Rent) for  the  brokerage services rendered  by  the Brokers. 10. Guarantor.   The  obligations  of the Lessee under this Lease  are to  be guaranteed by (" Guarantor ").  (See also  Paragraph 37) 11. Attachments.   Attached  hereto are  the  following,  all  of  which  constitute  a part of this  Lease: an Addendum consisting of Paragraphs     53 through    55 ;   a plot plan depicting  the Premises; a  current set  of  the Rules and  Regulations;   a  Work Letter; other (specify):      Exhibit  A . 2. Premises. 1. Letting .  Lessor  hereby leases  to  Lessee, and  Lessee  hereby leases  from  Lessor,  the Premises,  for  the  term,  at the  rental,  and  upon  all  of  the terms,   covenants  and  conditions  set  forth  in this Lease.  While the  approximate square footage  of the Premises  may  have  been used in the  marketing  of the    Premises  for purposes of comparison, the Base  Rent stated herein  is  NOT  tied  to  square footage  and is  not  subject  to  adjustment should the actual  size  be  determined  to  be   different.  NOTE:  Lessee is advised  to  verify the actual  size  prior  to executing  this  Lease. 2. Condition .  Lessor shall deliver the Premises  to  Lessee  broom  clean and free of debris  on  the Commencement  Date  or  the  Early  Possession  Date,   whichever STANDARD  INDUSTRIAL/COMMERCIAL SINGLE TENANT LEASE  NET   (DO  NOT  USE THIS  FORM FOR  MULTI TENANT BUILDINGS) 1. Basic Provisions ("Basic Provisions"). 1. Parties. This Lease (" Lease "), dated for  reference purposes only  Fe bruary 7, 2020 , is made by and between  P N N Holdings, LP (" Lessor ") and Envision Solar International, Inc.  (" Lessee "), (collectively the " Parties ," or individually a   " Party "). 2. Premises:  That certain  real  property,  including all  improvements therein  or  to  be provided by  Lessor under the terms of this Lease, commonly known as   (street  address,  city,  state,  zip):  5660 Eastgate Drive, San Diego, CA 92121 and includes the "Annex  Premises"  located in the northwest corner of the property   (" Premises ").  The Premises  are located  in the County of San Diego  , and  are generally  described as (describe briefly the  nature  of the  property  and , if  applicable,  the " Project ," if the property is  located  within a   Project):       a  two story building consisting of 52,827 square feet.  .  (See also  Paragraph  2) 3. Term:      Five years and     zero months  (" Original  Term ")  commencing      September 1, 2020  (" Commencement   Date ") and   ending      August 31, 2025  (" Expiration Date ").  (See also   Paragraph  3) 4. Early Possession:   If the Premises  are  available  Lessee  may  have  non exclusive  possession of the  Premises commencing (" Early Possession   Date ").  (See also  Paragraphs  3.2 and 3.3) 5. Base  Rent:     $52,000.00   per month (" Base Rent "),  payable  on the      first   day  of each month commencing      September 1,  2020  .  (See also  Paragraph  4) If this  box  is  checked, there are provisions  in this  Lease  for  the Base  Rent to be adjusted.   See Paragraph . 6. Base  Rent  and Other Monies  Paid  Upon Execution: (a) Base  Rent:     $52,000.00   for  the period      September 1, 2020  - September 30, 2020 . (b) Security Deposit:       $52,000.00  (" Security Deposit ").  (See also   Paragraph  5) (c) Association Fees : for the period . (d) Other: for . (e) Total  Due Upon Execution of this Lease:       $104,000.00 . 7. Agreed Use :  office, research and development, manufacturing, distribution, and any   other use permitted under all applicable laws and zoning  .  (See also  Paragraph  6) 8. Insuring  Party.   Lessor is the " Insuring Party "  unless  otherwise  stated herein.   (See also  Paragraph  8) 9. Real  Estate Brokers.   (See also  Paragraph  15 and 25) (a) Representation : Each Party  acknowledges receiving a Disclosure  Regarding Real Estate  Agency  Relationship,  confirms and consents  to  the  following  agency  relationships  in this Lease  with  the following real  estate  brokers  (" Broker(s) ") and/or their agents ("Agent(s)"): INITIALS © 2019  AIR  CRE.  All Rights Reserved. STN 27.22, Revised 06 10 2019 INITIALS Last  Edited:  3/19/2020 4:38 PM Page  1 of 16

    	 

    	 

    

first occurs  (" Start Date "), and, so long as the  required  service  contracts  described in  Paragraph  7.1(b) below  are obtained  by  Lessee  and in  effect  within thirty  days   following  the Start  Date, warrants that  the  existing  electrical, plumbing,  fire  sprinkler,  lighting, heating,  ventilating  and air  conditioning systems    (" HVAC "),  loading doors,  sump pumps, if  any,  and all other such elements in the Premises, other than those constructed  by  Lessee, shall  be  in good  operating condition  on said  date,  that  the  structural  elements  of  the  roof,  bearing walls and  foundation  of  any  buildings on the Premises (the " Building ") shall  be free  of material defects, and that the   Premises do not  contain hazardous  levels of  any  mold or fungi defined as  toxic  under  applicable state  or  federal  law.  If a non compliance with said  warranty exists  as  of  the Start  Date,  or  if one of such  systems  or elements should malfunction  or  fail within the  appropriate warranty  period, Lessor shall, as Lessor's sole  obligation  with   respect  to  such  matter,  except  as otherwise  provided  in this Lease, promptly  after receipt  of  written notice from  Lessee  setting forth  with specificity the  nature  and   extent  of  such  non compliance, malfunction or  failure,  rectify same  at  Lessor's expense. The  warranty  periods shall be as  follows:  (i) 6 months as  to  the  HVAC  systems,  and (ii) 30  days  as  to  the remaining  systems  and other elements of the Building. If Lessee does  not  give Lessor the  required  notice within the  appropriate warranty  period,  correction  of  any  such non compliance, malfunction or  failure  shall  be  the  obligation  of Lessee  at  Lessee's sole  cost  and expense. Lessor also  warrants,  that   unless  otherwise specified in writing, Lessor is  unaware  of (i)  any recorded  Notices  of  Default affecting  the Premise; (ii)  any  delinquent amounts due  under any  loan   secured by  the Premises; and (iii)  any  bankruptcy proceeding  affecting  the  Premises. 3. Compliance .  Lessor  warrants  that  to  the best of its  knowledge  the  improvements  on the Premises  comply  with the building codes,  applicable   laws, covenants  or  restrictions  of  record, regulations,  and  ordinances  (" Applicable Requirements ") that were in  effect  at the time that each  improvement,  or portion   thereof,  was constructed.  Said  warranty  does  not  apply  to  the use  to  which  Lessee  will put the Premises,  modifications  which  may  be  required by  the Americans with  Disabilities  Act  or  any  similar laws as a  result  of Lessee's use (see  Paragraph  49),  or  to  any Alterations  or Utility  Installations  (as  defined  in  Paragraph  7.3(a)) made or  to   be made by  Lessee.  NOTE:  Lessee is responsible  for  determining whether or not the Applicable  Requirements,  and especially the zoning,  are appropriate for   Lessee's intended  use, and acknowledges that past uses of the Premises may no longer be allowed.  If the Premises do not  comply  with said  warranty,  Lessor shall,   except  as otherwise  provided,  promptly  after  receipt of  written  notice  from  Lessee  setting forth  with specificity the  nature  and  extent  of such non compliance, rectify  the same at Lessor's  expense.  If Lessee does not give Lessor  written  notice of a non compliance with this  warranty  within 6 months following the Start  Date,  correction  of that non - compliance shall be the  obligation  of  Lessee at Lessee's sole  cost  and expense. If the Applicable Requirements  are hereafter changed  so as  to  require  during the  term  of  this  Lease  the construction of an addition  to  or an  alteration  of the Premises  and/or  Building, the  remediation  of  any Hazardous Substance,   or the  reinforcement  or  other  physical modification  of the Unit, Premises  and/or  Building (" Capital Expenditure "), Lessor and Lessee shall  allocate  the  cost  of such  work as follows: (a) Subject  to Paragraph  2.3(c)  below,  if such  Capital  Expenditures  are required  as a result of the specific and unique use of the Premises by Lessee as   compared  with uses by  tenants  in  general,  Lessee shall  be  fully  responsible for  the  cost  thereof,  provided,  however,  that if such Capital Expenditure is  required during   the last 2  years  of this Lease and the  cost  thereof  exceeds  6 months' Base  Rent,  Lessee  may instead terminate  this Lease unless Lessor notifies Lessee, in writing,  within 10  days  after  receipt of Lessee's  termination  notice that Lessor has  elected to pay  the  difference  between the actual  cost  thereof and an amount equal  to  6   months'  Base  Rent.  If  Lessee  elects termination, Lessee shall  immediately  cease the  use  of the Premises which  requires  such Capital Expenditure and deliver  to  Lessor   written  notice  specifying a  termination date  at least 90  days thereafter.  Such termination  date  shall,  however,  in no  event be  earlier than the last  day  that Lessee   could  legally  utilize  the Premises without commencing such Capital Expenditure. (b) If such Capital Expenditure  is  not  the result of the specific and  unique  use of the Premises  by  Lessee (such as,  governmentally mandated  seismic   modifications),  then Lessor shall  pay for  such Capital Expenditure and Lessee shall only be  obligated to  pay,  each month during the remainder of the term of this Lease   or  any  extension  thereof,  on the  date that  on which the Base  Rent  is due, an amount equal  to  1/144th of the portion of such  costs  reasonably  attributable to  the   Premises.  Lessee shall  pay Interest  on the balance but  may prepay  its  obligation  at  any  time.  If,  however,  such Capital  Expenditure  is  required during  the last 2  years of  this Lease  or  if Lessor reasonably determines  that  it is  not  economically  feasible to pay  its  share  thereof,  Lessor shall  have  the  option to terminate  this Lease  upon  90   days  prior  written  notice  to  Lessee  unless  Lessee  notifies  Lessor,  in writing, within 10  days after  receipt of Lessor's termination notice that Lessee will  pay for  such   Capital Expenditure. If  Lessor  does  not  elect  to terminate,  and fails  to tender  its share of  any  such Capital Expenditure,  Lessee  may advance  such funds and  deduct  same, with  Interest,  from  Rent until  Lessor's  share  of such  costs  have  been fully paid. If  Lessee  is unable  to  finance Lessor's  share,  or  if the balance of the  Rent  due  and  payable for  the remainder of this Lease is  not  sufficient  to fully reimburse  Lessee on an offset basis,  Lessee  shall  have  the right  to terminate  this Lease  upon  30   days  written  notice  to Lessor. (c) Notwithstanding the  above,  the provisions concerning  Capital Expenditures are intended to  apply only  to non voluntary, unexpected,   and  new Applicable  Requirements.  If the  Capital  Expenditures  are instead  triggered  by  Lessee  as a result of an actual or  proposed change  in use,  change  in intensity  of  use, or   modification to  the Premises then, and in that  event,  Lessee shall either: (i)  immediately  cease such  changed  use or intensity  of  use and/or  take  such other  steps  as   may be  necessary  to eliminate  the requirement  for  such Capital Expenditure,  or  (ii)  complete  such Capital Expenditure at its  own expense.  Lessee shall not,  however,   have  any  right  to terminate  this Lease. 4. Acknowledgements . Lessee acknowledges that: (a) it has been given an  opportunity to  inspect and measure the Premises, (b) it has been advised  by   Lessor  and/or  Brokers to  satisfy  itself with respect  to  the  size  and condition of the Premises (including but  not  limited  to  the electrical,  HVAC  and  fire  sprinkler   systems,  security,  environmental  aspects, and compliance with Applicable  Requirements  and the Americans with Disabilities Act), and their suitability  for  Lessee's   intended  use, (c) Lessee has made such  investigation  as it deems necessary with  reference to  such  matters  and assumes all responsibility  therefor  as the same  relate  to  its  occupancy of the Premises, (d) it is not relying on  any representation  as  to  the  size  of the Premises made by  Brokers  or  Lessor,  (e)  the square footage  of  the  Premises  was not material to  Lessee's decision  to  lease the Premises and  pay  the  Rent stated  herein, and  (f)  neither  Lessor,  Lessor's agents,  nor  Brokers  have  made   any  oral  or  written representations  or  warranties  with respect  to  said  matters  other than as set  forth  in this  Lease.  In addition, Lessor acknowledges that: (i)  Brokers  have  made  no representations, promises  or  warranties concerning  Lessee's ability  to  honor the Lease or suitability  to  occupy the Premises, and (ii) it is Lessor's sole  responsibility  to investigate  the financial capability and/or suitability  of  all proposed tenants. 5. Lessee as Prior Owner/Occupant . The  warranties  made  by  Lessor  in  Paragraph  2 shall be of no  force  or  effect  if immediately prior  to  the Start  Date  Lessee   was  the  owner  or occupant of the Premises.  In such  event,  Lessee  shall  be  responsible  for any  necessary  corrective  work. 3. Term. 1. Term .   The Commencement  Date,  Expiration  Date  and Original  Term  of this Lease  are  as specified in  Paragraph   1.3. 2. Early Possession .    Any  provision  herein granting  Lessee  Early Possession of the Premises is subject  to  and conditioned upon the Premises   being  available for such possession prior to the Commencement Date . Any grant of Early Possession only conveys a non exclusive right to occupy the Premises . If Lessee totally or partially occupies the Premises prior to the Commencement Date, the obligation to pay Base Rent shall be abated for the period of such Early Possession . All other terms of this Lease (including but not limited to the obligations to pay Real Property Taxes and insurance premiums and to maintain the Premises) shall be in effect during such period . Any such Early Possession shall not affect the Expiration Date . 3. Delay In Possession . Lessor agrees  to  use its  best  commercially reasonable  efforts to  deliver possession of the Premises  to  Lessee  by  the Commencement   Date.  If,  despite said efforts, Lessor is unable  to deliver  possession by such  date,  Lessor shall not  be  subject  to any  liability  therefor,  nor shall such  failure affect  the  validity of  this  Lease  or  change  the  Expiration Date.   Lessee shall not,  however,  be  obligated to pay Rent  or  perform  its other  obligations until  Lessor   delivers INITIALS © 2019  AIR  CRE.  All Rights Reserved. STN 27.22, Revised 06 10 2019 INITIALS Last  Edited:  3/19/2020 4:38 PM Page  2 of 16

    	 

    	 

    

possession of the Premises and  any  period of  rent  abatement that Lessee would otherwise  have  enjoyed  shall run from the  date  of delivery  of  possession and   continue for  a period equal  to what  Lessee would otherwise  have  enjoyed  under the  terms  hereof,  but minus  any  days  of  delay caused  by the acts  or  omissions    of Lessee. If possession is not delivered within 60  days  after  the Commencement  Date,  as the same  may be extended under  the terms of  any  Work  Letter executed  by   Parties,  Lessee  may,  at  its  option, by  notice in writing within 10  days after  the  end  of  such  60  day  period, cancel this Lease, in which  event  the  Parties  shall  be  discharged  from  all  obligations  hereunder.  If such  written  notice is  not received  by  Lessor  within said 10  day  period, Lessee's right  to  cancel shall  terminate.  If   possession of the Premises is not  delivered  within 120  days  after  the Commencement  Date,  this  Lease  shall  terminate  unless other  agreements are reached  between   Lessor and Lessee, in writing. 3.4  Lessee Compliance .  Lessor  shall not  be required to tender  possession of the Premises  to  Lessee  until Lessee complies with its  obligation  to  provide  evidence  of  insurance (Paragraph  8.5).  Pending  delivery  of  such  evidence,  Lessee shall  be required to  perform all of its  obligations  under this Lease  from  and  after  the  Start  Date,  including the payment of  Rent,  notwithstanding Lessor's election  to  withhold possession  pending  receipt of such  evidence  of insurance.    Further,  if Lessee is  required  to  perform any  other  conditions  prior  to  or  concurrent  with the Start  Date,  the Start  Date  shall occur but Lessor  may  elect  to  withhold possession until such   conditions are satisfied. 4. Rent. 1. Rent  Defined .  All monetary  obligations  of Lessee  to  Lessor  under  the terms of this Lease  (except for  the Security Deposit)  are  deemed  to  be   rent (" Rent "). 2. Payment .  Lessee shall  cause payment  of  Rent to be received by  Lessor in lawful money of the United  States, without  offset or deduction  (except  as  specifically  permitted  in this Lease),  on  or  before  the  day  on which it is due. All monetary amounts shall be rounded  to  the  nearest  whole  dollar.  In the  event that any  invoice  prepared by  Lessor is  inaccurate  such inaccuracy shall not  constitute  a waiver and  Lessee  shall be  obligated to pay  the amount set  forth  in this Lease.    Rent for any  period during the term  hereof  which is  for  less than one full calendar month shall be  prorated  based  upon the actual number of  days  of  said  month. Payment of  Rent  shall  be  made  to  Lessor at its address  stated  herein or  to  such other persons or place as  Lessor  may from  time  to  time designate in writing. Acceptance  of  a   payment  which is less than the  amount  then due shall not  be  a  waiver  of Lessor's rights  to  the balance of such  Rent, regardless  of  Lessor's  endorsement  of  any  check  so  stating.  In the  event  that  any  check,  draft,  or  other instrument  of  payment  given  by  Lessee  to  Lessor is  dishonored  for  any  reason, Lessee agrees  to pay  to  Lessor  the sum  of $25 in addition  to any Late Charge  and  Lessor,  at its option,  may require  all  future Rent  be paid by cashier's check.  Payments  will be applied  first  to  accrued   late  charges  and  attorney's fees, second to  accrued  interest,  then  to  Base  Rent, Insurance  and Real Property  Taxes,  and  any  remaining amount  to any  other   outstanding  charges  or costs. 3. Association Fees . In addition  to  the Base  Rent,  Lessee shall  pay to  Lessor each month an amount equal  to any  owner's association or  condominium fees   levied  or assessed  against  the Premises.  Said monies shall be paid  at  the same time and in the same manner as the Base  Rent. 4. Security Deposit.  Lessee  shall deposit with Lessor upon  execution  hereof the Security Deposit as security  for  Lessee's  faithful performance  of  its  obligations  under  this  Lease.  If  Lessee  fails  to pay  Rent,  or otherwise Defaults  under  this Lease, Lessor  may  use, apply or  retain  all  or  any  portion of said Security Deposit  for  the   payment  of  any  amount already due  Lessor,  for  Rents  which will  be  due in the future, and/ or  to  reimburse or  compensate  Lessor  for any liability,  expense, loss  or   damage  which  Lessor  may suffer  or  incur by reason  thereof.  If Lessor uses or applies all or  any portion  of the Security Deposit,  Lessee  shall within 10  days after   written request therefor  deposit monies with Lessor sufficient  to  restore  said Security Deposit  to  the full amount  required by  this Lease. If the Base  Rent  increases  during the term of this Lease,  Lessee shall, upon  written request from  Lessor,  deposit additional monies with Lessor so that the  total  amount  of  the Security Deposit   shall at  all times bear the same  proportion  to  the increased  Base  Rent  as the initial Security Deposit  bore to  the initial Base  Rent.  Should the Agreed Use  be  amended   to  accommodate  a  material  change in the business of Lessee or  to  accommodatea  sublessee or assignee,  Lessor  shall  have  the right  to  increase the Security Deposit   to  the extent  necessary,  in  Lessor's reasonable judgment,  to  account  for  any  increased wear and tear that the Premises  may suffer  as a result  thereof.  If a change in   control  of Lessee  occurs during  this  Lease  and  following  such  change  the financial condition of Lessee is, in Lessor's reasonable judgment, significantly reduced,  Lessee   shall deposit  such additional  monies with Lessor as shall  be  sufficient  to cause  the Security Deposit to  be  at a commercially reasonable  level  based  on  such  change  in  financial condition.  Lessor  shall  not be  required  to keep  the Security Deposit  separate from  its general accounts. Within 90  days after  the  expiration  or  termination  of   this Lease, Lessor shall  return  that  portion of the Security Deposit  not  used  or  applied by  Lessor.  Lessor shall  upon written request provide  Lessee  with  an  accounting  showing how that portion of the  Security Deposit  that was  not  returned was  applied. No part of the Security Deposit  shall be considered  to  be held in trust,  to  bear   interest  or  to be prepayment for any  monies  to be  paid  by  Lessee  under  this Lease. THE SECURITY DEPOSIT SHALL  NOT  BE USED  BY  LESSEE IN LIEU OF  PAYMENT  OF  THE LAST MONTH'S RENT. 5. Use. 1. Use .  Lessee shall use and occupy the Premises only  for  the Agreed Use, or  any  other legal  use  which is reasonably comparable  thereto,  and  for  no other  purpose.  Lessee shall not use or permit the use of the Premises in a manner that is unlawful,  creates  damage,  waste  or a  nuisance,  or that disturbs occupants  of or   causes  damage  to  neighboring premises  or  properties.  Other than guide, signal and seeing  eye  dogs, Lessee shall not  keep  or allow in the Premises  any   pets, animals, birds, fish, or reptiles. Lessor shall not unreasonably withhold or  delay  its consent  to any written request  for  a modification of the Agreed Use, so long as the same will   not  impair the  structural  integrity of the  improvements  on the premises  or  the mechanical  or  electrical  systems therein,  and/or is  not  significantly  more  burdensome   to  the Premises. If Lessor elects  to  withhold consent, Lessor shall within 7  days after  such  request  give  written notification  of same, which notice shall include an   explanation  of  Lessor's objections  to  the  change  in the Agreed Use. 2. Hazardous  Substances . (a) Reportable Uses Require Consent . The term " Hazardous Substance " as used in this Lease shall mean  any product,  substance, or  waste  whose  presence,  use,  manufacture,  disposal,  transportation,  or release, either  by  itself  or  in  combination  with other materials  expected  to  be  on  the Premises, is either:   (i) potentially  injurious  to  the  public  health,  safety  or  welfare,  the  environment  or  the Premises, (ii)  regulated  or  monitored by any governmental authority,  or (iii) a basis   for  potential liability of  Lessor  to any governmental  agency or  third  party  under any applicable statute  or  common  law  theory. Hazardous Substances  shall include, but   not  be  limited  to, hydrocarbons,  petroleum, gasoline, and/or crude oil or  any  products, by products  or  fractions  thereof.  Lessee  shall not  engage  in  any  activity in or  on the  Premises which  constitutes  a  Reportable  Use of  Hazardous Substances  without the  express  prior  written  consent of Lessor and timely compliance (at Lessee's  expense)  with all Applicable  Requirements.  " Reportable Use " shall mean (i) the  installation  or  use  of  any above  or  below ground storage  tank, (ii) the  generation,  possession,  storage,  use,  transportation,  or disposal of a  Hazardous Substance  that  requires  a permit  from,  or with respect  to  which a report, notice,  registration  or  business plan is  required to be  filed with,  any  governmental  authority, and/or  (iii) the presence  at  the Premises of a  Hazardous Substance  with respect  to  which  any  Applicable  Requirements requires  that a notice  be  given  to persons entering  or occupying the Premises or neighboring properties.  Notwithstanding  the  foregoing,  Lessee  may  use  any  ordinary and  customary materials  reasonably  required  to  be  used in the normal course of the Agreed Use,  ordinary  office supplies  (copier  toner,   liquid  paper,  glue,  etc.)  and  common  household cleaning materials, so long as such use is in compliance with all  Applicable Requirements,  is not a  Reportable  Use, and   does  not  expose  the  Premises or neighboring property  to any  meaningful risk of  contamination  or damage or expose  Lessor  to  any  liability  therefor.  In addition,  Lessor  may  condition its  consent  to any Reportable  Use  upon  receiving such additional assurances as Lessor reasonably deems necessary  to protect itself,  the public,  the Premises  and/or  the  environment against  damage,  contamination,  injury and/or  liability,  including,  but not  limited  to,  the  installation  (and  removal  on   or  before INITIALS © 2019  AIR  CRE.  All Rights Reserved. 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Lease  expiration  or  termination)  of  protective modifications  (such as  concrete  encasements) and/or increasing the Security  Deposit. (b) Duty to Inform Lessor .  If Lessee knows, or has reasonable cause  to  believe,  that  a  Hazardous Substance  has come  to  be located  in, on,  under   or about the Premises, other than as  previously consented  to  by  Lessor,  Lessee shall immediately give  written  notice of such fact  to Lessor,  and  provide  Lessor with a   copy  of  any  report,  notice,  claim or other  documentation  which it has concerning the  presence  of such Hazardous  Substance. (c) Lessee Remediation . Lessee shall not cause or permit  any Hazardous Substance to  be spilled or released in, on,  under,  or about the Premises  (including  through   the  plumbing   or sanitary sewer  system)  and  shall  promptly,  at Lessee's expense,  comply  with all  Applicable Requirements  and  take  all  investigatory and/or  remedial  action reasonably  recommended,  whether or not formally  ordered  or  required, for  the cleanup of  any contamination  of,  and  for  the maintenance,   security and/or  monitoring of the  Premises  or  neighboring  properties, that was caused  or materially contributed  to by  Lessee,  or pertaining  to  or  involving any  Hazardous Substance brought onto  the Premises during the term  of  this Lease, by or  for  Lessee, or  any third  party. (d) Lessee Indemnification .  Lessee shall  indemnify,  defend  and hold  Lessor,  its agents, employees, lenders and  ground  lessor,  if  any,  harmless  from   and against any  and all loss of  rents and/or  damages, liabilities, judgments, claims, expenses, penalties, and  attorneys'  and  consultants' fees  arising out of or  involving any  Hazardous Substance brought onto  the Premises  by  or  for  Lessee, or  any third  party  (provided,  however,  that  Lessee  shall  have  no liability under this Lease with  respect  to underground migration  of  any Hazardous Substance  under the Premises  from  adjacent properties  not  caused or contributed  to  by  Lessee). Lessee's   obligations  shall  include,  but  not  be  limited  to,  the  effects  of  any  contamination  or  injury  to  person, property or the  environment created  or  suffered by  Lessee, and  the  cost  of  investigation, removal,  remediation,  restoration and/or abatement,  and shall survive the  expiration  or  termination  of this Lease.  No  termination,  cancellation or  release agreement  entered  into by Lessor and Lessee shall release Lessee from its  obligations  under this Lease with respect to Hazardous  Substances, unless  specifically so agreed by Lessor in writing  at  the time of such agreement. (e) Lessor Indemnification . Except as otherwise  provided  in  paragraph  8.7, Lessor and its successors and assigns shall  indemnify, defend,  reimburse and  hold  Lessee, its  employees  and lenders, harmless  from  and  against any  and all  environmental  damages, including the  cost  of remediation, which result  from  Hazardous  Substances  which  existed  on the Premises prior  to  Lessee's occupancy or which  are  caused  by  the  gross  negligence or willful misconduct  of  Lessor,  its  agents or  employees. Lessor's  obligations,  as and when  required  by the Applicable  Requirements,  shall include,  but  not be limited  to,  the  cost  of  investigation,  removal,  remediation, restoration and/or abatement,  and shall survive the  expiration  or termination of this    Lease. (f) Investigations  and Remediations . Lessor shall  retain  the responsibility and  pay  for  any investigations  or  remediation  measures  required  by   governmental  entities  having  jurisdiction with respect  to  the  existence  of Hazardous  Substances  on  the Premises prior  to  Lessee's  occupancy,   unless such   remediation measure is  required  as a result  of  Lessee's use (including  "Alterations",  as  defined  in  paragraph  7.3(a) below) of the Premises, in which  event  Lessee  shall  be  responsible  for  such  payment.  Lessee  shall  cooperate  fully in  any  such activities  at  the  request  of  Lessor,  including allowing Lessor and Lessor's agents  to  have  reasonable access  to  the Premises  at  reasonable times in order  to  carry out Lessor's  investigative  and remedial  responsibilities. (g) Lessor  Termination Option .   If a  Hazardous Substance  Condition (see  Paragraph  9.1(e))  occurs  during the  term  of  this Lease, unless Lessee is   legally responsible  therefor  (in which case  Lessee  shall  make  the  investigation  and  remediation thereof required by  the  Applicable Requirements  and this Lease shall  continue  in full  force  and  effect, but  subject  to  Lessor's rights under  Paragraph  6.2(d) and  Paragraph  13), Lessor  may,  at  Lessor's option, either (i)  investigate  and remediate such   Hazardous Substance  Condition, if  required,  as soon as reasonably possible at Lessor's  expense,  in which  event  this Lease shall  continue  in full  force  and  effect,  or (ii) if   the  estimated cost to remediate  such  condition exceeds  12 times the then monthly Base  Rent  or $100,000,  whichever  is  greater,  give  written  notice  to  Lessee,  within  30  days after  receipt by Lessor of  knowledge  of the  occurrence  of  such  Hazardous  Substance  Condition, of Lessor's desire  to  terminate  this Lease as of  the date  60   days  following the  date  of  such notice. In the  event  Lessor elects  to  give a termination notice, Lessee  may,  within 10  days thereafter,  give  written  notice  to  Lessor of  Lessee's  commitment  to pay  the amount by which the  cost  of  the remediation  of such Hazardous Substance Condition  exceeds  an amount equal  to  12 times the then   monthly  Base  Rent  or $100,000,  whichever  is  greater.  Lessee  shall  provide  Lessor with said funds or  satisfactory  assurance  thereof  within 30  days  following  such  commitment. In  such  event,  this Lease shall continue in full  force  and  effect,  and Lessor shall proceed  to make  such  remediation  as soon as reasonably possible  after  the  required  funds  are available.  If Lessee does not give such notice and provide the  required  funds  or  assurance  thereof  within the time  provided,  this Lease shall   terminate  as of  the date  specified in Lessor's notice of termination. 3. Lessee's Compliance with Applicable Requirements .  Except  as otherwise  provided  in this Lease,  Lessee  shall, at Lessee's sole expense,  fully,  diligently and  in a  timely  manner,  materially  comply  with all  Applicable Requirements,  the requirements  of  any  applicable  fire  insurance underwriter  or  rating bureau,  and  the  recommendations  of Lessor's engineers  and/or consultants  which  relate  in  any  manner  to  the Premises,  without regard  to  whether said Applicable  Requirements are   now  in  effect  or become  effective after  the Start  Date.  Lessee  shall, within 10  days after  receipt  of  Lessor's  written request, provide  Lessor with copies of all permits  and  other documents, and other  information  evidencing Lessee's compliance with  any Applicable Requirements  specified  by Lessor,  and shall immediately upon  receipt,  notify  Lessor  in writing (with copies of  any documents involved)  of  any threatened  or  actual claim, notice,  citation,  warning, complaint or report pertaining  to  or  involving the  failure  of Lessee or the Premises  to comply  with  any  Applicable Requirements. Likewise, Lessee shall immediately give  written  notice  to  Lessor of: (i)   any  water  damage  to  the Premises and  any  suspected seepage, pooling, dampness or other condition conducive  to  the  production  of mold; or (ii)  any mustiness  or  other  odors  that might  indicate  the  presence  of  mold in the Premises. In addition, Lessee shall  provide copies  of all  relevant  material  safety data  sheets ( MSDS )  to  Lessor  within 10  days  of the receipt  of  a  written request  therefor.  In addition, Lessee shall provide Lessor with copies of its business license,  certificate  of occupancy  and/or  any  similar document within 10  days  of the receipt of a  written request  therefor. 4. Inspection; Compliance . Lessor and Lessor's " Lender " (as defined in  Paragraph  30) and consultants authorized  by  Lessor shall  have  the right  to  enter into  Premises at  any  time, in the case  of  an  emergency,  and otherwise  at  reasonable times  after  reasonable notice,  for  the purpose  of  inspecting  and/or testing the   condition  of the Premises  and/or for  verifying compliance by Lessee  with  this  Lease.   The  cost  of  any  such  inspections  shall  be  paid  by  Lessor,  unless a violation   of Applicable Requirements,  or  a  Hazardous Substance  Condition (see  paragraph  9.1) is  found to exist  or  be  imminent,  or  the inspection is  requested  or  ordered by  a   governmental authority.  In such case,  Lessee  shall  upon request reimburse  Lessor  for  the  cost  of such inspection, so long as such  inspection  is reasonably  related  to   the  violation or  contamination.  In addition, Lessee shall  provide copies  of all  relevant  material  safety data  sheets ( MSDS )  to  Lessor within 10  days  of the  receipt  of a   written  request  therefor.  Lessee  acknowledges that any failure  on its part  to  allow such inspections or  testing  will expose  Lessor  to  risks and potentially cause  Lessor   to  incur  costs  not  contemplated  by this Lease, the extent of which will  be extremely  difficult  to  ascertain.  Accordingly,  should the Lessee  fail  to  allow such  inspections  and/or  testing  in a timely fashion the Base  Rent  shall  be  automatically increased,  without any  requirement  for  notice  to  Lessee, by an amount equal  to  10% of the  then  existing  Base  Rent  or $100,  whichever  is  greater for  the remainder  to  the Lease. The  Parties  agree  that  such  increase  in Base  Rent represents  fair and reasonable   compensation  for  the additional  risk/costs  that Lessor will incur by reason of Lessee's  failure to  allow such  inspection and/or testing.  Such  increase  in  Base  Rent shall   in no  event  constitute  a waiver of Lessee's  Default  or  Breach with respect  to  such  failure  nor  prevent  the  exercise  of  any  of the other rights and  remedies granted  hereunder. 7. Maintenance; Repairs; Utility Installations;  Trade  Fixtures  and Alterations. 1. Lessee's Obligations . (a) In General . Subject  to  the provisions of  Paragraph  2.2  (Condition),  2.3 (Compliance), 6.3 (Lessee's Compliance with Applicable  Requirements),  7.2  (Lessor's  Obligations),  9 (Damage  or  Destruction), and 14 (Condemnation), Lessee shall, at Lessee's sole expense,  keep  the Premises, Utility Installations  (intended   for INITIALS © 2019  AIR  CRE.  All Rights Reserved. STN 27.22, Revised 06 10 2019 INITIALS Last  Edited:  3/19/2020 4:38 PM Page  4 of 16

    	 

    	 

    

Lessee's  exclusive  use, no  matter  where located),  and  Alterations  in good  order,  condition  and repair (whether  or  not the portion of the Premises  requiring repairs,  or   the means of repairing the same,  are  reasonably or  readily  accessible  to  Lessee, and  whether  or  not the need  for  such  repairs occurs  as a  result  of Lessee's   use,  any prior use, the elements or the age of such portion of the Premises), including, but not limited  to,  all equipment or facilities, such as plumbing,  HVAC  equipment,   electrical, lighting facilities, boilers, pressure vessels,  fire protection system,  fixtures, walls (interior and  exterior), foundations,  ceilings,  roofs,  roof  drainage systems,  floors, windows,  doors, plate  glass, skylights, landscaping,  driveways,  parking lots,  fences, retaining  walls, signs,  sidewalks  and  parkways located  in, on, or adjacent  to  the  Premises. Lessee, in  keeping  the Premises in good  order,  condition  and  repair,  shall  exercise  and  perform  good maintenance  practices,  specifically including the   procurement  and maintenance of the service  contracts required by Paragraph  7.1(b)  below.  Lessee's  obligations  shall include  restorations,  replacements  or  renewals  when  necessary  to keep  the Premises and all improvements  thereon  or a part thereof in good  order,  condition and  state  of  repair.  Lessee  shall, during the term  of  this   Lease,  keep  the  exterior appearance  of the Building in a first class condition (including, e.g.  graffiti removal) consistent  with the  exterior  appearance of other similar   facilities  of  comparable age and  size  in the  vicinity,  including, when  necessary,  the  exterior  repainting of the  Building. (b) Service Contracts . Lessee shall, at Lessee's sole expense, procure and maintain contracts, with copies to Lessor, in customary form and substance for, and with contractors specializing and experienced in the maintenance of the following equipment and improvements, if any, if and when installed on the Premises : (i) HVAC equipment, (ii) boiler, and pressure vessels, (iii) fire extinguishing systems, including fire alarm and/or smoke detection, (iv) landscaping and irrigation systems , (v) roof covering  and drains,  and (vi) clarifiers .  However,  Lessor reserves the right,  upon  notice  to  Lessee,  to  procure  and maintain  any  or all of such service  contracts,   and  Lessee shall  reimburse  Lessor,  upon demand,  for  the  cost  thereof. (c) Failure to Perform .  If  Lessee  fails to perform  Lessee's  obligations under  this  Paragraph  7.1, Lessor  may enter  upon the Premises  after  10  days'  prior   written  notice  to  Lessee  (except  in the case of an  emergency,  in which case  no  notice shall  be required), perform  such  obligations  on Lessee's  behalf,  and    put the Premises in good  order,  condition and  repair,  and  Lessee  shall promptly  pay to  Lessor a sum equal  to  115% of the  cost  thereof. (d) Replacement . Subject  to  Lessee's  indemnification  of Lessor as set  forth  in  Paragraph  8.7 below, and  without  relieving Lessee of liability resulting  from  Lessee's  failure to exercise  and  perform  good maintenance  practices,  if an item described in  Paragraph  7.1(b) cannot be  repaired  other than at a  cost  which is   in  excess of 50% of the  cost  of  replacing  such item, then such  item  shall  be  replaced by  Lessor,  and the cost  thereof  shall be  prorated  between the Parties and Lessee shall only  be  obligated to  pay,  each month during the  remainder  of the  term  of  this Lease,  on  the  date  on  which Base  Rent  is due, an amount  equal to  the  product  of  multiplying  the  cost  of such replacement by a  fraction,  the  numerator  of which is one, and the  denominator  of which is 144 (ie. 1/144th of the  cost  per month). Lessee shall  pay  Interest  on the  unamortized  balance but  may prepay  its  obligation  at  any  time. 2. Lessor's Obligations . Subject  to  the provisions of  Paragraphs  2.2  (Condition),  2.3 (Compliance), 9 (Damage or Destruction) and 14  (Condemnation),  it is   intended  by the  Parties hereto  that Lessor  have  no  obligation,  in  any  manner  whatsoever, to  repair and maintain the Premises, or the equipment  therein,  all of which   obligations  are intended  to  be  that  of  the Lessee. It is the intention of the Parties  that  the terms of this Lease  govern  the  respective obligations  of the Parties as  to  maintenance  and repair of the Premises. 3. Utility Installations;  Trade  Fixtures; Alterations . (a) Definitions . The term " Utility Installations "  refers  to  all floor and  window coverings,  air  and/or vacuum  lines, power panels, electrical distribution,   security  and  fire protection systems, communication  cabling, lighting fixtures,  HVAC  equipment,  plumbing, and  fencing  in or on the Premises.  The   term  " Trade Fixtures " shall mean Lessee's machinery and equipment that can  be removed  without doing  material  damage  to  the Premises. The term "Alterations" shall mean  any  modification  of the  improvements,  other than Utility  Installations  or  Trade  Fixtures, whether by addition or  deletion.  " Lessee Owned  Alterations  and/or Utility   Installations "  are defined  as Alterations  and/or  Utility  Installations  made by  Lessee  that are  not  yet  owned by Lessor  pursuant to Paragraph   7.4(a). (b) Consent .   Lessee  shall not  make any Alterations  or  Utility Installations  to  the  Premises  without Lessor's prior  written  consent.  Lessee  may,   however, make  non structural Alterations or Utility  Installations to  the interior of the Premises  (excluding  the roof) without such consent but upon notice  to  Lessor,  as long as  they  are  not visible  from  the outside, do  not involve  puncturing,  relocating  or  removing  the roof or  any existing  walls, will not  affect  the electrical, plumbing,  HVAC,   and/or  life safety systems,  do not trigger the  requirement for  additional modifications  and/or improvements  to  the Premises resulting from Applicable  Requirements,  such as  compliance with Title 24, and the  cumulative  cost  thereof  during this Lease as  extended  does  not  exceed  a sum equal  to  3 month's Base  Rent  in the  aggregate  or a sum  equal  to  one month's Base  Rent  in  any  one  year.  Notwithstanding  the foregoing,  Lessee shall not  make  or permit  any  roof  penetrations and/or install  anything on the  roof without the prior  written approval  of  Lessor.  Lessor  may,  as a  precondition  to  granting  such  approval, require  Lessee  to utilize  a  contractor   chosen  and/or approved  by  Lessor.  Any Alterations  or Utility  Installations  that  Lessee  shall  desire  to  make  and which  require  the  consent  of the Lessor shall  be  presented  to  Lessor in  written  form  with detailed plans. Consent shall  be  deemed conditioned  upon  Lessee's: (i) acquiring all  applicable governmental  permits, (ii)  furnishing Lessor with  copies  of  both the permits and the plans and  specifications  prior  to  commencement of the work, and (iii) compliance with all conditions  of  said  permits and other Applicable  Requirements  in a  prompt  and  expeditious  manner.  Any Alterations  or Utility  Installations  shall  be  performed in a workmanlike manner  with good and sufficient  materials.  Lessee shall  promptly  upon completion furnish Lessor with as built plans and specifications. For work which  costs  an amount in   excess  of one month's Base  Rent,  Lessor  may condition  its consent  upon  Lessee  providing  a lien and  completion  bond in an amount equal  to  150% of the  estimated  cost  of  such  Alteration  or Utility  Installation  and/or  upon  Lessee's posting an additional Security Deposit with  Lessor. (c) Liens; Bonds .  Lessee shall  pay,  when  due, all claims  for  labor or materials furnished or alleged  to  have  been furnished  to  or  for  Lessee  at  or  for   use on the Premises, which claims  are  or  may  be  secured  by  any  mechanic's or  materialmen's  lien  against  the Premises or  any interest  therein.  Lessee  shall give Lessor not  less  than 10  days  notice prior  to  the  commencement  of  any  work in, on or about the Premises, and Lessor shall  have  the right  to post  notices  of  non responsibility.  If  Lessee  shall  contest  the validity  of  any  such lien, claim or demand, then  Lessee  shall,  at  its sole  expense  defend  and  protect itself,  Lessor and the Premises  against  the  same  and shall  pay  and satisfy  any  such  adverse  judgment that  may be rendered thereon before  the  enforcement  thereof.  If Lessor shall  require,  Lessee shall furnish  a  surety  bond in an amount equal  to  150% of the amount of such  contested  lien, claim or demand, indemnifying Lessor  against  liability  for  the same. If Lessor elects   to  participate in  any  such action, Lessee shall  pay  Lessor's  attorneys' fees  and costs. 4. Ownership;  Removal;  Surrender; and Restoration . (a) Ownership .  Subject  to  Lessor's right  to require removal  or elect  ownership  as  hereinafter  provided, all Alterations and Utility  Installations   made  by Lessee  shall  be  the property of  Lessee,  but  considered  a part of the Premises. Lessor  may,  at any  time, elect in writing  to  be  the owner of all  or  any  specified part of   the  Lessee Owned  Alterations  and Utility  Installations.  Unless otherwise instructed  per paragraph  7.4(b)  hereof,  all Lessee Owned Alterations and Utility  Installations   shall,  at the  expiration  or  termination  of this Lease, become the property of Lessor and  be surrendered by  Lessee  with the   Premises. (b) Removal . By  delivery  to  Lessee  of  written  notice  from  Lessor not earlier than 90 and not later than 30  days  prior  to  the end of the term of this Lease,  Lessor  may require that any  or all Lessee Owned  Alterations  or Utility  Installations be removed  by the  expiration  or  termination of this  Lease.  Lessor  may require  the   removal  at  any  time of all or  any  part  of  any  Lessee Owned Alterations  or  Utility Installations made without the  required  consent. (c) Surrender;  Restoration .   Lessee  shall  surrender  the Premises  by  the Expiration  Date  or  any  earlier  termination date,  with all of the   improvements, parts and  surfaces thereof broom  clean and  free  of debris, and in good  operating  order,  condition and  state  of  repair,  ordinary  wear and tear  excepted.  "Ordinary  wear  and tear" shall not include  any  damage or  deterioration that  would  have  been  prevented by  good maintenance  practice.  Notwithstanding the  foregoing  and the   provisions  of  Paragraph  7.1(a), if the  Lessee  occupies the Premises  for  12 months or  less,  then Lessee shall surrender the Premises in the same condition as   delivered INITIALS © 2019  AIR  CRE.  All Rights Reserved. STN 27.22, Revised 06 10 2019 INITIALS Last  Edited:  3/19/2020 4:38 PM Page  5 of 16

    	 

    	 

    

to  Lessee  on the Start  Date  with NO  allowance for ordinary  wear and  tear.  Lessee shall repair  any  damage occasioned by the  installation,  maintenance  or  removal  of   Trade  Fixtures, Lessee  owned  Alterations  and/or  Utility  Installations,  furnishings, and  equipment  as well as the  removal  of  any storage tank installed  by  or  for    Lessee. Lessee  shall also  remove from  the Premises  any  and all  Hazardous Substances brought  onto the Premises  by  or  for  Lessee,  or  any  third party  (except Hazardous  Substances which  were  deposited via  underground migration  from areas outside of the Premises)  to  the level specified in  Applicable Requirements.  Trade  Fixtures   shall remain  the property  of  Lessee and shall  be removed by  Lessee.  Any  personal property of  Lessee  not  removed  on or  before  the  Expiration Date  or  any  earlier   termination  date  shall  be  deemed  to have  been abandoned  by  Lessee  and  may  be disposed of  or  retained by  Lessor as Lessor  may  desire. The  failure by  Lessee  to   timely  vacate  the Premises  pursuant  to  this  Paragraph  7.4(c) without the  express written  consent of Lessor shall  constitute  a holdover  under  the provisions  of   Paragraph  26 below. 8. Insurance; Indemnity. 1. Payment  For Insurance .  Lessee shall  pay for  all insurance  required under Paragraph  8  except to  the  extent  of the  cost attributable   to  liability  insurance carried  by  Lessor under  Paragraph  8.2(b) in  excess  of $2,000,000  per occurrence.  Premiums  for  policy periods commencing prior  to  or  extending beyond  the Lease   term shall  be prorated to correspond to  the  Lease  term.   Payment  shall be made  by  Lessee  to  Lessor within 10  days  following  receipt  of an   invoice. 2. Liability Insurance . (a) Carried by Lessee .  Lessee  shall obtain and  keep  in  force  a Commercial General Liability policy  of  insurance protecting  Lessee  and Lessor as an  additional  insured  against  claims  for  bodily  injury,  personal injury and property damage based upon or arising out of the ownership, use,  occupancy  or  maintenance of  the  Premises and all areas  appurtenant thereto.  Such insurance shall  be  on  an  occurrence  basis  providing  single limit  coverage  in an amount not less than $1,000,000   per  occurrence with an annual  aggregate  of  not  less than $2,000,000. Lessee shall add Lessor as an additional insured by means of an  endorsement  at least as broad  as the  Insurance Service  Organization's "Additional  Insured Managers or Lessors of Premises" Endorsement. The policy shall not  contain any intra insured exclusions  as between  insured  persons or  organizations, but  shall include  coverage for  liability assumed  under  this Lease as an " insured contract "  for  the  performance  of Lessee's  indemnity  obligations  under this Lease. The limits of said insurance shall not,  however,  limit the liability of Lessee nor  relieve  Lessee of  any obligation  hereunder.   Lessee shall  provide  an endorsement on its liability policy(ies) which  provides  that its  insurance  shall be primary  to  and  not  contributory with  any  similar  insurance  carried  by  Lessor,  whose insurance shall be considered  excess insurance only. (b) Carried by Lessor .  Lessor  shall maintain liability insurance  as  described in  Paragraph  8.2(a), in addition  to,  and  not  in lieu  of,  the insurance  required to   be  maintained  by  Lessee.  Lessee shall not be named as an additional insured therein . 3. Property Insurance  Building,  Improvements  and  Rental Value . (a) Building and Improvements . The Insuring Party shall obtain and keep in force a policy or policies in the name of Lessor, with loss payable to Lessor, any ground lessor, and to any Lender insuring loss or damage to the Premises . The amount of such insurance shall be equal to the full insurable replacement cost of the Premises, as the same shall exist from time to time, or the amount required by any Lender, but in no event more than the commercially reasonable and available insurable value  thereof.  Lessee Owned Alterations and Utility Installations,  Trade  Fixtures, and Lessee's  personal  property shall  be insured  by  Lessee  not  by  Lessor.  If   the  coverage  is  available  and commercially  appropriate,  such policy or policies shall insure  against  all risks of  direct physical  loss or damage  (except  the perils of flood   and/or  earthquake  unless  required  by a Lender), including  coverage for  debris  removal  and the  enforcement  of  any  Applicable  Requirements requiring  the upgrading,   demolition,  reconstruction  or replacement of  any  portion of the Premises as the  result  of a  covered  loss. Said policy or policies shall also  contain  an agreed  valuation  provision  in lieu of  any coinsurance  clause,  waiver  of  subrogation,  and inflation  guard protection  causing an increase in the annual property  insurance coverage  amount by a  factor  of not less than the  adjusted U.S.  Department of Labor Consumer Price  Index for  All Urban  Consumers for  the city  nearest to  where the Premises   are  located.  If such  insurance coverage  has a  deductible  clause, the  deductible  amount shall not  exceed  $5,000  per occurrence,  and Lessee shall be liable  for  such   deductible amount in the  event  of an  Insured Loss. (b) Rental  Value .  The Insuring  Party  shall  obtain  and  keep  in  force  a policy or policies in the name  of  Lessor with loss  payable to  Lessor and  any  Lender,   insuring  the loss of the full  Rent for one  year with an  extended  period of indemnity  for  an additional 180  days ("Rental  Value  insurance").  Said  insurance shall contain  an agreed  valuation provision in lieu of  any  coinsurance clause, and the amount of  coverage  shall be  adjusted  annually  to reflect  the  projected Rent   otherwise  payable by  Lessee,  for  the  next  12 month period.  Lessee shall be liable  for any  deductible amount in the  event  of such  loss. (c) Adjacent Premises . If the Premises  are  part of a  larger building,  or of a  group  of buildings  owned by  Lessor which  are  adjacent  to  the Premises,  the  Lessee  shall  pay  for any  increase in the  premiums for  the property insurance  of  such building or buildings if said increase is  caused  by Lessee's acts, omissions, use   or occupancy  of  the Premises. 4. Lessee's Property; Business  Interruption  Insurance;  Worker's  Compensation Insurance . (a) Property Damage . Lessee shall obtain and maintain  insurance coverage  on all of Lessee's personal  property,  Trade  Fixtures, and  Lessee  Owned   Alterations  and Utility  Installations.   Such insurance shall be full replacement  cost coverage  with a  deductible  of  not  to  exceed  $1,000  per  occurrence.    The  proceeds from any  such insurance shall be used  by  Lessee  for  the replacement of personal  property,  Trade  Fixtures and Lessee  Owned Alterations   and Utility Installations. (b) Business Interruption .  Lessee  shall obtain and maintain loss of  income  and  extra  expense insurance in amounts as will reimburse Lessee  for direct  or   indirect  loss of earnings attributable to all perils commonly insured against by prudent lessees in the business of Lessee or attributable to prevention  of access to the Premises as a  result  of  such perils. (c) Worker's  Compensation Insurance .  Lessee  shall obtain and maintain  Worker's  Compensation Insurance in such amount as  may  be  required  by   Applicable  Requirements.  Such policy shall include a  'Waiver  of  Subrogation' endorsement.  Lessee  shall provide  Lessor with a copy of such endorsement along with  the  certificate  of  insurance  or copy of the policy  required by paragraph  8.5. (d) No  Representation  of  Adequate Coverage .  Lessor  makes  no  representation  that the limits or  forms  of  coverage  of  insurance specified  herein are  adequate to cover  Lessee's  property,  business operations or  obligations  under this  Lease. 4. Insurance Policies . Insurance  required  herein shall be  by  companies  maintaining  during the policy term a "General  Policyholders Rating"  of at least A , VII,  as set  forth  in the most  current  issue of "Best's Insurance Guide", or such other  rating  as  may be required by  a  Lender.   Lessee  shall  not  do or permit  to   be done anything which  invalidates  the  required insurance  policies.  Lessee  shall, prior  to  the Start  Date,  deliver  to  Lessor certified  copies  of  policies of such insurance  or   certificates  with copies of the  required endorsements  evidencing the  existence  and amounts of the  required  insurance.  No  such policy shall  be  cancelable or  subject  to  modification except  after  30  days  prior  written  notice  to  Lessor.  Lessee shall, at least 10  days  prior  to  the  expiration  of such policies, furnish Lessor with  evidence  of   renewals  or  "insurance binders"  evidencing  renewal  thereof,  or Lessor  may  increase  his  liability insurance  coverage  and  charge  the  cost thereof  to  Lessee, which  amount  shall  be payable by  Lessee  to  Lessor  upon  demand. Such policies  shall  be  for  a  term  of  at least  one  year,  or the length of the remaining  term  of this Lease,  whichever is  less.  If either  Party  shall fail  to procure  and maintain the  insurance required to  be carried by it, the other  Party  may,  but shall not be  required  to,  procure   and maintain  the same. 6. Waiver  of  Subrogation .  Without  affecting any  other rights or remedies,  Lessee  and Lessor each  hereby  release and  relieve  the  other,  and  waive  their  entire  right  to  recover  damages  against  the  other,  for  loss  of  or damage  to  its  property  arising out  of or  incident  to  the perils  required to  be  insured against herein. The  effect  of such  releases and  waivers  is  not  limited by the amount of insurance carried or  required,  or  by any deductibles applicable hereto.   The  Parties agree  to    have INITIALS © 2019  AIR  CRE.  All Rights Reserved. STN 27.22, Revised 06 10 2019 INITIALS Last  Edited:  3/19/2020 4:38 PM Page  6 of 16

    	 

    	 

    

their  respective property  damage  insurance  carriers  waive any  right  to subrogation  that such companies  may  have  against  Lessor or Lessee, as the case  may  be, so   long as the  insurance  is not  invalidated thereby. 7. Indemnity .  Except  for  Lessor's gross negligence or willful misconduct, Lessee shall  indemnify, protect,  defend  and hold harmless the Premises, Lessor and  its  agents, Lessor's  master  or  ground  lessor,  partners and  Lenders,  from and  against any  and all claims, loss of  rents  and/or damages, liens, judgments, penalties,   attorneys'  and  consultants' fees,  expenses and/or liabilities arising out  of,  involving, or in connection with, a Breach of the Lease by  Lessee  and/or  the use  and/or   occupancy  of  the Premises  and/or  Project  by  Lessee  and/or by  Lessee's employees,  contractors  or  invitees.  If  any  action or  proceeding  is  brought against  Lessor  by   reason of  any  of  the  foregoing  matters,  Lessee shall  upon notice defend  the same at Lessee's expense  by counsel  reasonably satisfactory  to  Lessor and Lessor shall   cooperate  with Lessee in such  defense.   Lessor need not  have  first  paid  any  such claim in  order to  be  defended  or  indemnified. 8. Exemption of Lessor and its Agents  from  Liability . Notwithstanding the negligence or breach of this Lease by  Lessor or  its agents, neither Lessor nor its  agents  shall  be  liable under  any circumstances for:  (i) injury or damage  to  the  person  or  goods, wares,  merchandise or other property of Lessee,   Lessee's  employees, contractors,  invitees,  customers,  or  any  other  person  in or about the Premises, whether such damage  or  injury is caused  by  or  results from  fire, steam, electricity, gas,  water  or rain, indoor air  quality,  the  presence  of mold or  from  the  breakage,  leakage, obstruction or other  defects  of pipes,  fire  sprinklers, wires, appliances, plumbing,   HVAC  or  lighting  fixtures, or  from any  other cause, whether the said injury or damage results  from  conditions arising  upon  the Premises  or  upon other portions of the   building of which the Premises  are  a part, or from other  sources  or  places, (ii)  any  damages arising  from any  act  or  neglect of  any  other  tenant  of Lessor or  from  the   failure  of  Lessor  or its agents  to enforce  the provisions of  any  other lease in the Project,  or  (iii) injury  to  Lessee's business or  for any  loss of  income  or  profit therefrom.  Instead,  it is  intended  that Lessee's sole  recourse  in the  event  of  such damages or injury be  to  file a claim on the insurance policy(ies) that Lessee is  required to  maintain  pursuant to  the provisions of  paragraph 8. 9. Failure  to Provide Insurance . Lessee  acknowledges  that  any failure  on its part  to  obtain or maintain the  insurance required herein  will  expose  Lessor  to  risks  and  potentially cause  Lessor  to  incur  costs not contemplated by  this Lease, the  extent  of which will  be  extremely difficult  to  ascertain.  Accordingly, for any  month  or portion  thereof  that  Lessee does not maintain the  required insurance  and/or does not  provide  Lessor with the  required binders  or  certificates  evidencing the   existence  of the  required insurance,  the Base  Rent  shall  be automatically  increased,  without any requirement for  notice  to  Lessee,  by an amount equal  to  10%  of  the  then  existing  Base  Rent  or $100,  whichever  is  greater.  The parties agree  that  such  increase  in Base  Rent represents  fair and reasonable compensation  for the  additional risk/costs  that  Lessor will incur by reason of Lessee's  failure to  maintain the  required insurance.  Such  increase  in Base  Rent  shall in no  event constitute  a   waiver  of Lessee's  Default  or  Breach with respect  to  the  failure to  maintain such insurance,  prevent  the  exercise  of  any  of the other rights and remedies  granted  hereunder,  nor relieve  Lessee of its  obligation to  maintain the  insurance  specified in this  Lease. 9. Damage or Destruction. 1. Definitions . (a) " Premises  Partial  Damage " shall mean damage or destruction  to  the  improvements  on the Premises, other than Lessee Owned  Alterations  and   Utility Installations,  which can reasonably be  repaired  in 6 months  or  less  from  the  date  of  the damage  or  destruction.  Lessor  shall notify  Lessee  in writing within 30  days   from  the  date  of the damage or destruction as  to  whether or  not  the damage is  Partial  or  Total. (b) " Premises  Total  Destruction " shall mean damage or destruction  to  the Premises, other than Lessee  Owned Alterations  and Utility  Installations   and Trade  Fixtures, which  cannot  reasonably be  repaired  in 6 months or less  from  the  date  of  the damage or destruction. Lessor shall  notify  Lessee  in  writing within 30   days  from the  date  of  the damage  or  destruction as  to  whether or  not  the damage is  Partial  or  Total. (c) " Insured Loss " shall mean damage  or  destruction  to improvements  on the Premises, other than Lessee Owned  Alterations  and Utility  Installations  and   Trade  Fixtures, which  was caused  by an  event required to be covered  by the insurance described in  Paragraph  8.3(a), irrespective of  any  deductible amounts   or coverage  limits involved. (d) " Replacement Cost " shall mean the  cost to  repair or  rebuild  the  improvements  owned  by  Lessor  at  the time of the occurrence  to  their condition   existing  immediately prior  thereto,  including demolition, debris  removal  and  upgrading required by  the operation of Applicable  Requirements,  and without deduction   for depreciation. (e) " Hazardous Substance Condition " shall mean the occurrence or discovery of a condition involving the  presence  of,  or a  contamination  by,  a   Hazardous Substance,  in, on, or  under  the Premises which  requires  restoration. 1. Partial  Damage  Insured Loss .  If a Premises  Partial  Damage  that  is an  Insured  Loss  occurs, then Lessor shall, at Lessor's  expense,  repair such   damage (but not  Lessee's  Trade  Fixtures or Lessee Owned  Alterations  and Utility  Installations)  as soon as reasonably possible and this Lease shall  continue  in full  force  and  effect;  provided,  however,  that  Lessee  shall, at Lessor's election,  make  the repair of  any  damage or destruction the total  cost  to  repair of which is $10,000  or  less, and, in such   event,  Lessor shall  make any applicable  insurance  proceeds available to  Lessee on a reasonable basis  for that  purpose. Notwithstanding the  foregoing,  if the  required  insurance was  not in  force  or the insurance proceeds  are not  sufficient  to effect  such  repair,  the Insuring  Party  shall promptly contribute the  shortage  in  proceeds  (except  as  to  the deductible which is Lessee's responsibility) as and when  required to complete  said  repairs. In the  event,  however,  such  shortage was  due  to  the fact   that,  by  reason  of  the  unique nature  of the  improvements, full  replacement  cost insurance coverage  was  not  commercially reasonable and available, Lessor shall  have   no  obligation  to  pay for  the shortage in  insurance  proceeds or  to  fully  restore  the unique aspects  of  the  Premises  unless  Lessee  provides  Lessor with the  funds  to  cover   same, or adequate assurance  thereof,  within 10  days  following  receipt  of  written  notice of such shortage and  request  therefor.  If Lessor receives said funds or   adequate  assurance thereof within said 10  day  period, the party responsible  for  making the  repairs  shall  complete  them as soon as reasonably possible and this  Lease   shall remain  in full  force  and  effect.  If such funds or assurance  are not received,  Lessor  may  nevertheless elect  by  written  notice  to  Lessee  within 10  days  thereafter  to:  (i)  make  such  restoration  and repair as is commercially reasonable with Lessor  paying any  shortage in  proceeds,  in which case this Lease shall remain in full  force  and  effect,  or  (ii)  have  this Lease terminate 30  days  thereafter.  Lessee shall  not be  entitled  to  reimbursement of  any funds  contributed by  Lessee  to  repair  any  such  damage or  destruction. Premises  Partial  Damage due  to  flood or earthquake shall be subject  to Paragraph  9.3, notwithstanding  that there may  be some  insurance  coverage, but  the  net proceeds  of  any  such insurance shall be made  available for  the  repairs  if made  by  either  Party. 3. Partial  Damage  Uninsured Loss .  If a Premises  Partial  Damage  that  is  not  an  Insured  Loss  occurs, unless  caused by  a negligent or willful  act  of   Lessee (in which  event  Lessee shall  make  the  repairs  at Lessee's expense), Lessor  may  either: (i)  repair  such damage as soon as  reasonably  possible at Lessor's  expense,  in which   event  this Lease shall  continue  in full  force  and  effect,  or (ii)  terminate  this Lease by giving  written  notice  to  Lessee  within  30  days  after  receipt by  Lessor of knowledge  of  the occurrence of such damage. Such termination shall  be effective  60  days  following the  date  of such notice. In the  event  Lessor elects  to  terminate  this Lease,  Lessee  shall  have  the right within 10  days  after  receipt of the termination notice  to  give  written  notice  to  Lessor  of  Lessee's commitment  to pay for  the  repair  of such  damage  without  reimbursement  from  Lessor.  Lessee shall  provide  Lessor with said funds or  satisfactory  assurance thereof within 30  days after  making such  commitment. In such  event  this Lease shall  continue  in full  force  and  effect,  and Lessor shall proceed  to make  such  repairs  as soon as reasonably possible  after  the   required  funds  are  available.   If  Lessee  does  not make  the  required  commitment, this Lease shall  terminate  as of the  date  specified in the   termination notice. 4. Total  Destruction . Notwithstanding  any  other provision  hereof,  if a Premises  Total  Destruction  occurs,  this Lease shall  terminate  60  days  following  such   Destruction. If the damage or destruction  was caused  by the  gross  negligence or willful  misconduct  of Lessee,  Lessor shall  have  the right  to recover  Lessor's damages   from  Lessee,  except  as  provided  in  Paragraph 8.6. INITIALS © 2019  AIR  CRE.  All Rights Reserved. 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5. Damage Near End of  Term .  If  at any  time  during  the last 6 months of this  Lease  there is damage  for  which the  cost to  repair  exceeds one  month's  Base  Rent,  whether  or  not  an  Insured  Loss, Lessor  may terminate  this Lease  effective  60  days following  the  date  of  occurrence  of such damage by giving a   written termination notice  to  Lessee within 30  days after  the  date  of  occurrence  of  such damage. Notwithstanding the  foregoing,  if Lessee at that time has an  exercisable  option to extend  this  Lease  or  to purchase  the Premises, then  Lessee  may  preserve this Lease  by,  (a)  exercising  such  option  and (b)  providing  Lessor with  any  shortage  in  insurance  proceeds  (or  adequate  assurance thereof) needed  to  make  the  repairs  on or  before  the earlier of (i) the  date which  is 10  days  after  Lessee's receipt of  Lessor's  written  notice purporting  to terminate  this Lease, or (ii) the  day  prior  to  the  date upon  which such  option expires.  If Lessee  duly exercises  such  option  during  such period  and  provides  Lessor with  funds  (or adequate assurance thereof)  to cover any  shortage in insurance proceeds, Lessor shall,  at  Lessor's commercially  reasonable  expense,  repair  such damage as soon as reasonably possible and this  Lease  shall  continue  in  full  force  and  effect.  If Lessee fails  to  exercise  such option and   provide  such funds or  assurance during such period, then this Lease shall  terminate  on the  date  specified in the  termination  notice and Lessee's  option shall be  extinguished. 6. Abatement of Rent; Lessee's Remedies . (a) Abatement . In the  event  of Premises  Partial  Damage or Premises  Total  Destruction or a Hazardous Substance Condition  for  which  Lessee  is not   responsible under this Lease, the  Rent payable  by Lessee  for  the period  required  for  the  repair,  remediation  or  restoration  of such damage shall  be   abated  in proportion  to  the degree  to  which Lessee's use of the Premises is impaired,  but not  to  exceed  the proceeds  received  from the  Rental  Value  insurance. All other   obligations  of Lessee  hereunder shall be performed  by Lessee, and Lessor shall  have  no liability  for any  such damage, destruction, remediation,  repair  or  restoration   except  as  provided herein. (b) Remedies .  If  Lessor  is  obligated to  repair  or  restore  the Premises and does  not  commence, in a  substantial  and meaningful  way,  such repair  or restoration  within 90  days after  such  obligation  shall accrue,  Lessee  may,  at  any  time prior  to  the commencement  of  such repair or  restoration,  give  written  notice  to   Lessor and  to  any  Lenders of which Lessee has actual notice, of Lessee's election  to terminate  this Lease on a  date  not less than 60  days  following  the giving  of  such   notice. If  Lessee  gives such notice and such  repair  or  restoration  is not commenced within 30  days  thereafter,  this Lease shall  terminate  as of  the date  specified in said   notice. If the repair or  restoration  is commenced within such 30  days,  this  Lease  shall  continue  in full  force  and  effect.  "Commence" shall mean either the  unconditional  authorization  of  the  preparation  of the  required  plans, or the beginning of the actual work  on  the Premises,  whichever first   occurs. 7. Termination;  Advance  Payments .  Upon  termination  of this Lease  pursuant  to  Paragraph  6.2(g) or  Paragraph  9, an equitable adjustment shall  be  made   concerning  advance  Base  Rent  and  any  other advance  payments  made  by  Lessee  to  Lessor.   Lessor shall, in addition,  return to  Lessee  so much of Lessee's   Security Deposit as has not been, or is not then  required to be,  used  by  Lessor. 10. Real Property Taxes. 1. Definition . As used herein, the term " Real Property  Taxes "  shall include  any form  of  assessment;  real estate,  general, special, ordinary or  extraordinary,  or   rental  levy or  tax  (other than inheritance,  personal income  or  estate taxes); improvement bond;  and/or license  fee  imposed  upon  or levied  against any legal   or equitable interest  of  Lessor in the Premises or the Project, Lessor's right  to  other  income therefrom, and/or  Lessor's business of leasing,  by any  authority  having  the   direct  or  indirect power to tax  and  where the funds are generated  with  reference to  the Building address.  Real  Property  Taxes  shall also include  any tax, fee,  levy,   assessment or charge,  or  any  increase  therein:  (i) imposed  by  reason  of  events occurring during the term of this Lease, including  but  not limited  to,  a  change  in the   ownership  of the Premises, and (ii) levied or assessed on machinery or equipment  provided by  Lessor  to  Lessee  pursuant to  this   Lease. 2. Payment of Taxes . In addition to Base Rent, Lessee shall pay to Lessor an amount equal to the Real Property Tax installment due at least 20 days prior to the applicable delinquency date . If any such installment shall cover any period of time prior to or after the expiration or termination of this Lease, Lessee's share of such installment shall be prorated . In the event Lessee incurs a late charge on any Rent payment, Lessor may estimate the current Real Property Taxes, and require that such  taxes  be  paid in  advance to  Lessor by Lessee monthly in advance with the  payment  of the Base  Rent.  Such monthly  payments shall  be an amount equal  to  the  amount  of the  estimated installment  of  taxes  divided by the number of months  remaining before  the month in which said installment becomes delinquent. When   the  actual amount of the applicable  tax  bill  is  known,  the amount  of  such equal monthly advance payments shall  be  adjusted as  required to provide  the funds needed   to  pay  the applicable  taxes.  If the amount  collected by  Lessor is insufficient  to pay  such  Real  Property  Taxes  when due,  Lessee  shall  pay  Lessor,  upon demand, such   additional sum as is necessary. Advance  payments may be  intermingled with other  moneys  of Lessor and shall not bear  interest.  In the  event  of  a Breach  by  Lessee in   the  performance  of its  obligations under  this Lease, then  any  such advance  payments may  be  treated by  Lessor as an additional   Security Deposit. 3. Joint Assessment .  If the Premises  are  not  separately  assessed, Lessee's liability shall be an equitable proportion of the  Real Property  Taxes  for   all  of  the land and  improvements  included within  the tax parcel  assessed, such  proportion to  be  conclusively  determined  by  Lessor  from the respective valuations  assigned in   the  assessor's work sheets  or  such other  information  as  may  be reasonably  available. 4. Personal Property  Taxes .  Lessee shall  pay,  prior  to delinquency,  all  taxes  assessed  against  and levied upon Lessee Owned  Alterations,  Utility  Installations,  Trade  Fixtures, furnishings, equipment and all  personal property  of  Lessee.  When possible,  Lessee  shall cause its Lessee Owned  Alterations  and   Utility  Installations, Trade  Fixtures, furnishings, equipment and all other  personal property to  be assessed and billed  separately  from the  real property  of  Lessor.  If  any  of  Lessee's said   property  shall  be  assessed with Lessor's  real  property,  Lessee  shall  pay  Lessor  the  taxes  attributable to  Lessee's property within 10  days after  receipt of a  written  statement setting forth  the  taxes  applicable  to  Lessee's property. 11. Utilities and Services.  Lessee shall  pay  for  all  water,  gas,  heat, light,  power,  telephone,  trash  disposal and other  utilities  and services supplied  to  the Premises,   together  with  any  taxes  thereon.  If  any  such services  are  not  separately metered  or billed  to  Lessee, Lessee shall  pay  a reasonable proportion,  to be determined  by   Lessor,  of all charges jointly  metered  or billed.  There  shall  be  no abatement of  rent  and Lessor shall not be liable in  any  respect whatsoever  for  the  inadequacy,  stoppage, interruption  or discontinuance  of  any  utility or service due  to  riot,  strike,  labor dispute,  breakdown,  accident, repair  or  other cause  beyond  Lessor's   reasonable  control  or in  cooperation  with  governmental request  or  directions. Within  fifteen  days  of  Lessor’s written request,  Lessee  agrees  to  deliver  to  Lessor such  information,  documents  and/or  authorization as Lessor needs in  order for  Lessor  to comply  with new or  existing  Applicable  Requirements relating to  commercial building energy usage,   ratings, and/or  the   reporting  thereof. 12. Assignment and Subletting. 1. Lessor's Consent Required . (a) Lessee  shall not  voluntarily  or by  operation  of law assign,  transfer,  mortgage  or  encumber (collectively,  " assign or assignment ")  or  sublet all or  any  part  of Lessee's  interest  in this Lease  or  in the Premises without Lessor's prior  written consent. (b) Unless Lessee is a corporation and its stock is publicly traded on a national stock exchange, a change in the control of Lessee shall constitute an assignment requiring consent . The transfer, on a cumulative basis, of 50 25 % or more of the voting control of Lessee shall constitute a change in control for this purpose . (c) The  involvement  of Lessee or its assets in  any  transaction, or series of transactions (by  way  of  merger,  sale, acquisition, financing,   transfer,  leveraged buy out or otherwise),  whether  or  not  a  formal  assignment or  hypothecation  of this Lease or Lessee's assets occurs, which results  or  will  result  in a  reduction   of the INITIALS © 2019  AIR  CRE.  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Net  Worth  of Lessee  by  an amount  greater  than 25%  of  such Net  Worth  as it  was represented at  the  time  of  the  execution  of this Lease or at the time of the most   recent  assignment  to  which Lessor has consented, or as it  exists  immediately prior  to  said transaction  or  transactions  constituting  such  reduction, whichever was  or   is greater,  shall  be  considered an assignment of this  Lease  to  which Lessor  may  withhold its consent. " Net  Worth  of Lessee " shall mean the net worth of Lessee   (excluding any guarantors)  established  under generally accepted  accounting  principles. (d) An  assignment or  subletting without  consent shall, at Lessor's  option, be  a  Default curable after  notice per  Paragraph  13.1(d), or a  noncurable  Breach   without the necessity of  any  notice and grace period.  If Lessor elects  to  treat such  unapproved  assignment  or  subletting  as a  noncurable  Breach, Lessor  may   either: (i) terminate  this Lease, or (ii) upon 30  days written  notice, increase the monthly Base  Rent  to  110% of the Base  Rent  then in  effect.  Further,  in the  event  of such Breach   and  rental  adjustment, (i) the purchase price of  any  option  to  purchase the Premises held by  Lessee  shall be subject  to  similar adjustment  to  110% of the price   previously  in  effect,  and (ii) all  fixed  and non fixed  rental  adjustments scheduled during the  remainder  of the  Lease  term shall be increased  to  110% of the scheduled   adjusted rent. (e) Lessee's remedy  for any  breach of  Paragraph  12.1 by Lessor shall be limited  to compensatory  damages  and/or  injunctive    relief. (f) Lessor  may  reasonably withhold consent  to  a proposed assignment  or  subletting  if  Lessee  is in  Default at  the time consent is  requested. (g) Notwithstanding the  foregoing,  allowing a  de  minimis portion of the Premises, ie. 20  square feet  or less,  to  be used  by  a  third  party  vendor   in connection  with the  installation  of a  vending  machine or  payphone  shall not  constitute  a  subletting. 2. Terms  and  Conditions  Applicable to Assignment and Subletting . (a) Regardless  of  Lessor's consent, no assignment or  subletting  shall : (i)  be effective without  the  express written  assumption  by  such assignee or  sublessee of  the  obligations  of Lessee under this Lease, (ii) release Lessee of  any obligations  hereunder,   or  (iii) alter the primary liability of Lessee  for  the  payment    of Rent  or  for  the performance of  any  other  obligations  to  be  performed by  Lessee. (b) Lessor  may  accept  Rent  or performance of Lessee's  obligations from any person  other than  Lessee  pending approval  or  disapproval  of  an assignment.   Neither a  delay  in the  approval  or disapproval of such assignment nor the acceptance of  Rent  or  performance shall  constitute  a  waiver  or  estoppel  of Lessor's   right  to exercise  its remedies  for  Lessee's  Default  or Breach. (c) Lessor's consent  to  any  assignment  or  subletting  shall not  constitute  a consent  to any  subsequent assignment  or  subletting. (d) In the  event  of  any Default  or Breach  by  Lessee,  Lessor  may proceed directly against  Lessee,  any Guarantors  or  anyone  else responsible  for the  performance  of  Lessee's  obligations under  this Lease, including  any  assignee or sublessee,  without first exhausting  Lessor's remedies  against any  other  person    or entity responsible therefor to  Lessor,  or  any  security held  by Lessor. (e) Each request for  consent  to  an assignment or  subletting  shall  be  in writing, accompanied  by information relevant to  Lessor's  determination  as  to  the  financial  and  operational responsibility  and  appropriateness  of the proposed assignee  or  sublessee, including but not limited  to  the intended use  and/or required  modification  of the Premises, if  any,  together  with a  fee  of $500 as  consideration for  Lessor's considering and processing said  request.   Lessee  agrees  to  provide    Lessor with such other or additional  information  and/or  documentation  as  may be  reasonably  requested.  (See also  Paragraph  36) (f) Any  assignee  of,  or sublessee  under,  this Lease shall,  by  reason of accepting such assignment,  entering into  such sublease, or  entering into  possession  of the  Premises or  any  portion  thereof,  be  deemed  to  have  assumed and agreed  to conform  and  comply  with each and  every  term,  covenant, condition  and    obligation herein  to  be  observed or  performed  by  Lessee  during  the term  of  said assignment or sublease, other than such  obligations  as  are contrary to  or  inconsistent  with   provisions  of an assignment or sublease  to  which Lessor has specifically  consented  to  in  writing. (g) Lessor's consent  to any  assignment  or  subletting  shall not  transfer to  the assignee or sublessee  any Option granted to  the original Lessee by this Lease   unless  such  transfer  is specifically  consented to  by Lessor in writing.  (See  Paragraph  39.2) 2. Additional  Terms  and Conditions Applicable  to Subletting .  The  following  terms and  conditions  shall apply to  any subletting by  Lessee  of  all or  any  part  of  the  Premises and shall be deemed included in all subleases  under  this Lease whether or not  expressly incorporated  therein: (a) Lessee  hereby  assigns and  transfers  to  Lessor all of Lessee's  interest  in all  Rent payable  on  any  sublease, and Lessor  may  collect such  Rent  and apply  same  toward  Lessee's  obligations  under this Lease;  provided,  however,   that  until a Breach shall occur in the performance of Lessee's  obligations,  Lessee  may  collect said  Rent.  In the  event that  the amount collected by  Lessor  exceeds  Lessee's then outstanding  obligations any  such  excess  shall  be refunded to  Lessee.  Lessor  shall  not,  by  reason of the  foregoing  or  any  assignment  of  such sublease, nor by reason of  the  collection of  Rent,  be deemed liable  to  the sublessee  for  any failure  of  Lessee   to  perform  and comply with  any  of Lessee's  obligations to  such sublessee.  Lessee  hereby irrevocably authorizes  and directs  any  such sublessee, upon receipt of a   written  notice  from Lessor  stating that  a Breach  exists  in the performance  of  Lessee's  obligations  under this Lease,  to pay to  Lessor all  Rent  due and  to become  due   under  the  sublease. Sublessee shall rely upon  any  such  notice from  Lessor and shall  pay  all Rents to Lessor without  any obligation  or  right  to inquire  as  to whether  such Breach  exists,  notwithstanding  any  claim  from  Lessee  to  the contrary. (b) In the  event  of a Breach by Lessee, Lessor  may,  at its option,  require  sublessee  to  attorn  to  Lessor,  in which  event  Lessor shall   undertake  the obligations  of the sublessor under such sublease  from  the time  of  the  exercise  of said  option to  the  expiration  of such sublease; provided,  however,  Lessor shall not  be   liable  for any prepaid rents  or  security deposit paid  by  such sublessee  to  such sublessor or  for any  prior  Defaults  or Breaches of such   sublessor. (c) Any  matter  requiring  the consent of the sublessor  under  a sublease shall also  require  the consent   of  Lessor. (d) No sublessee shall further assign or  sublet  all or  any  part of the Premises without Lessor's prior  written  consent. (e) Lessor shall deliver a copy of any notice of Default or Breach by Lessee to the sublessee, who shall have the right to cure the Default of Lessee within the grace period, if any, specified in such notice . The sublessee shall have a right of reimbursement and offset from and against Lessee for any such Defaults cured by the sublessee . 13. Default; Breach; Remedies. 1. Default;  Breach .  A " Default " is  defined  as a  failure by  the Lessee  to comply  with  or  perform any  of  the terms,  covenants, conditions  or Rules and   Regulations  under  this Lease. A " Breach " is defined as the  occurrence  of  one  or  more  of the following Defaults, and the  failure  of Lessee  to cure  such  Default  within   any  applicable  grace period: (a) The abandonment of the Premises; or the  vacating  of the Premises  without providing  a commercially reasonable level of  security,  or  where  the   coverage  of  the  property  insurance described in  Paragraph  8.3 is  jeopardized  as a result  thereof,  or without  providing  reasonable assurances  to minimize potential  vandalism. (b) The  failure  of  Lessee  to make any payment  of  Rent  or  any  Security Deposit  required  to  be  made  by  Lessee  hereunder,  whether  to  Lessor  or  to  a  third   party,  when due,  to  provide reasonable evidence  of  insurance  or  surety  bond,  or  to  fulfill  any  obligation under this  Lease  which  endangers  or  threatens life  or   property,  where such  failure  continues  for  a period of 3 business  days  following written  notice  to  Lessee. THE  ACCEPTANCE  BY  LESSOR OF A  PARTIAL  PAYMENT  OF  RENT OR  SECURITY DEPOSIT SHALL  NOT  CONSTITUTE A  WAIVER  OF ANY  OF  LESSOR'S RIGHTS, INCLUDING LESSOR'S RIGHT  TO  RECOVER  POSSESSION  OF  THE  PREMISES. (c) The  failure  of  Lessee  to  allow Lessor  and/or  its agents access  to  the Premises  or  the commission of  waste,  act or acts  constituting  public or  private   nuisance,  and/or  an illegal activity  on  the Premises  by  Lessee,  where  such actions  continue for  a period  of  10 3  business  days  following written  notice  to  Lessee.    In the INITIALS © 2019  AIR  CRE.  All Rights Reserved. STN 27.22, Revised 06 10 2019 INITIALS Last  Edited:  3/19/2020 4:38 PM Page  9 of 16

    	 

    	 

    

event  that Lessee commits  waste,  a nuisance  or  an illegal activity a second time then, the Lessor  may  elect  to  treat such  conduct  as a non curable Breach  rather  than a   Default. (d) The  failure  by Lessee  to provide  (i) reasonable  written  evidence of compliance with Applicable Requirements, (ii) the service contracts, (iii) the  rescission of  an  unauthorized  assignment or  subletting,  (iv) an  Estoppel  Certificate or financial  statements,  (v) a  requested subordination,  (vi) evidence  concerning any   guaranty  and/or  Guarantor,  (vii)  any  document  requested under Paragraph  42, (viii) material  safety data  sheets (MSDS),  or  (ix)  any  other documentation or   information  which  Lessor  may  reasonably  require  of Lessee  under  the terms of this Lease,  where any  such  failure continues for  a period  of  10  days  following written  notice to Lessee. (e) A  Default by  Lessee as  to  the terms,  covenants, conditions  or  provisions of this Lease, or of the rules adopted  under Paragraph  40  hereof,  other than  those  described in subparagraphs 13.1(a), (b), (c) or (d), above,  where  such  Default continues for  a period  of  30  days after  written  notice;  provided,  however,  that if   the  nature  of  Lessee's  Default  is such that  more  than 30  days  are  reasonably  required for  its  cure,  then it shall not  be  deemed  to  be a Breach   if  Lessee  commences such  cure  within said 30  day  period and  thereafter  diligently prosecutes such  cure to  completion. (f) The  occurrence  of  any  of the following events: (i) the making of  any  general arrangement or assignment  for  the  benefit  of  creditors;  (ii)  becoming  a  " debtor "  as  defined  in 11 U.S.C.  Α 101  or  any  successor  statute thereto  (unless, in the case of a petition filed  against  Lessee, the same is dismissed within   60  days); (iii) the appointment of a  trustee  or  receiver to  take  possession of substantially all of Lessee's assets  located  at the Premises  or  of Lessee's  interest  in this Lease,  where  possession is not  restored to  Lessee  within 30  days;  or (iv) the  attachment, execution  or other judicial seizure  of  substantially all of Lessee's assets  located at the  Premises or of Lessee's  interest  in this Lease, where such  seizure  is not discharged within 30  days; provided,  however,  in the  event that any  provision of this   subparagraph  is  contrary to any  applicable  law,  such  provision  shall  be  of no  force  or  effect,  and  not affect  the validity of the  remaining   provisions. (g) The  discovery  that  any  financial  statement  of Lessee or of  any  Guarantor given  to  Lessor  was  materially  false. (h) If the  performance  of Lessee's  obligations under  this Lease is  guaranteed:  (i) the death of a  Guarantor,  (ii) the termination of a  Guarantor's  liability  with  respect  to  this Lease other than in  accordance  with the terms of such  guaranty,  (iii) a Guarantor's becoming insolvent or the subject of a bankruptcy filing, (iv)   a Guarantor's refusal to  honor the  guaranty,  or (v) a  Guarantor's  breach of its  guaranty obligation  on an anticipatory basis, and Lessee's  failure,  within 60  days  following  written  notice  of  any  such event,  to provide written alternative  assurance or  security,  which, when coupled with the then  existing resources  of Lessee, equals or   exceeds  the combined financial  resources  of  Lessee  and the  Guarantors  that  existed  at the time  of  execution  of this  Lease. 2. Remedies .  If Lessee fails  to  perform any  of its  affirmative duties  or  obligations,  within  30 10  days after  written  notice (or in case of an    emergency,  without notice), Lessor  may,  at  its option, perform such  duty  or  obligation  on Lessee's  behalf,  including but not limited  to  the obtaining of reasonably  required  bonds,   insurance  policies,  or  governmental licenses, permits or  approvals.  Lessee  shall  pay to  Lessor an amount  equal to  115% of the  costs  and expenses incurred  by  Lessor  in  such performance upon  receipt  of  an  invoice  therefor.  In the  event  of a Breach, Lessor  may,  with or without further notice or demand, and without limiting Lessor  in  the  exercise  of  any  right  or  remedy which  Lessor  may  have  by  reason of such  Breach: (a) Terminate  Lessee's right  to  possession of the Premises by  any  lawful means, in which case this Lease shall  terminate  and Lessee shall  immediately  surrender possession  to  Lessor.   In such  event  Lessor shall  be  entitled  to recover  from  Lessee:   (i) the unpaid  Rent  which had been earned  at  the time   of termination; (ii) the worth  at  the time of  award  of the amount  by which  the unpaid  rent  which would  have  been earned  after  termination until  the time of  award    exceeds the amount of such  rental  loss that the  Lessee  proves could have  been reasonably  avoided;  (iii)  the  worth  at  the time of  award  of the amount by which the unpaid  rent  for   the  balance of the  term after  the time of  award exceeds  the amount of such  rental  loss that the  Lessee  proves could  be reasonably  avoided;  and (iv)  any  other amount   necessary  to compensate  Lessor  for  all the detriment  proximately caused by  the Lessee's  failure to perform  its  obligations under  this Lease or which in the ordinary   course  of things would be  likely to result therefrom,  including  but  not limited  to  the  cost  of  recovering  possession of the Premises,  expenses  of  reletting,  including   necessary  renovation  and  alteration  of the Premises, reasonable  attorneys' fees,  and  that  portion of  any  leasing commission paid  by  Lessor in  connection  with this  Lease  applicable  to  the  unexpired  term of this Lease. The worth at the time of  award  of the amount  referred to  in provision (iii) of the immediately  preceding  sentence shall  be computed by discounting  such amount at the  discount rate  of  the  Federal  Reserve Bank of the District within which the Premises  are located  at  the  time  of  award  plus one  percent.  Efforts  by  Lessor  to mitigate  damages  caused by  Lessee's Breach of this  Lease  shall not  waive  Lessor's right  to recover any  damages  to   which Lessor is  otherwise entitled. If termination  of  this  Lease  is obtained  through  the provisional remedy of unlawful  detainer,  Lessor shall  have  the right  to recover  in such  proceeding any unpaid Rent  and damages as  are recoverable  therein, or Lessor  may  reserve the right  to recover  all or  any  part thereof in a  separate  suit. If a   notice  and  grace period  required under Paragraph  13.1 was  not previously  given, a notice  to  pay rent  or quit, or  to perform  or quit given  to  Lessee  under  the unlawful  detainer  statute  shall also  constitute  the notice  required by Paragraph  13.1. In such case, the applicable grace period  required  by  Paragraph  13.1 and the unlawful  detainer  statute  shall run  concurrently,  and the  failure  of Lessee  to cure  the  Default  within the  greater  of the two such grace periods shall  constitute  both an unlawful  detainer  and a Breach of this Lease entitling Lessor  to  the  remedies provided  for  in this Lease and/or by said  statute. (b) Continue the Lease and Lessee's right  to  possession and  recover  the  Rent  as it becomes due, in which  event  Lessee  may sublet  or assign, subject  only to  reasonable limitations. Acts  of  maintenance,  efforts to  relet, and/or the appointment of a receiver  to  protect  the Lessor's  interests,  shall not  constitute  a   termination of the Lessee's right  to possession. (c) Pursue  any  other remedy  now  or  hereafter  available  under  the laws or judicial decisions of the  state  wherein the Premises  are located.   The   expiration or termination of this  Lease  and/or  the  termination  of Lessee's right  to  possession  shall  not relieve Lessee from liability under  any  indemnity provisions of this Lease   as  to matters  occurring or accruing during the  term hereof  or by reason of Lessee's occupancy  of  the  Premises. 3. Inducement  Recapture.  Any  agreement  for  free  or  abated rent  or other  charges,  the  cost  of tenant  improvements for  Lessee  paid  for  or  performed  by  Lessor,  or  for  the giving  or  paying by  Lessor  to  or  for  Lessee  of  any  cash or other  bonus,  inducement or  consideration for  Lessee's entering  into  this Lease,   all  of  which concessions  are hereinafter referred to  as " Inducement Provisions ," shall  be  deemed conditioned upon Lessee's full and  faithful performance  of  all of the terms,   covenants  and  conditions  of this  Lease.  Upon Breach of this  Lease  by  Lessee,  any  such  Inducement  Provision shall  automatically be  deemed  deleted  from this  Lease   and  of  no further  force  or  effect,  and  any  rent, other  charge,  bonus, inducement or  consideration theretofore abated,  given or paid by Lessor  under  such an   Inducement Provision shall  be immediately  due and  payable by  Lessee  to  Lessor,  notwithstanding  any  subsequent cure of said Breach by Lessee. The acceptance by   Lessor of  rent  or the  cure  of  the  Breach which initiated the operation of this  paragraph  shall not be deemed a  waiver by  Lessor of the provisions of this  paragraph  unless  specifically so  stated  in writing  by  Lessor at the time  of  such acceptance. 4. Late  Charges .  Lessee  hereby acknowledges  that  late payment  by Lessee of  Rent  will cause Lessor  to  incur  costs  not  contemplated  by this   Lease, the  exact amount of which will be  extremely  difficult  to  ascertain. Such  costs  include, but  are  not limited  to,  processing and accounting  charges,  and  late charges  which  may be  imposed  upon  Lessor  by any  Lender.  Accordingly,  if  any Rent  shall not be  received by  Lessor within  10 5  days after  such amount shall be due, then,  without any  requirement  for  notice  to  Lessee,  Lessee shall immediately  pay  to  Lessor a one time  late charge  equal  to  2 10 % of each such  overdue  amount or $100, whichever is   greater.   The  Parties hereby  agree  that  such  late charge represents  a fair and reasonable  estimate  of  the costs Lessor will incur  by  reason  of  such   late payment. Acceptance of such  late charge  by Lessor shall in no  event constitute  a  waiver  of Lessee's  Default  or Breach with respect  to  such  overdue  amount, nor  prevent  the   exercise  of  any  of the other rights and remedies  granted  hereunder.  In the  event  that a  late charge  is  payable  hereunder,  whether  or  not  collected,  for  3  consecutive   installments  of  Base  Rent,  then notwithstanding  any  provision of this Lease  to  the  contrary,  Base  Rent  shall,  at  Lessor's option, become  due  and  payable   quarterly in INITIALS © 2019  AIR  CRE.  All Rights Reserved. STN 27.22, Revised 06 10 2019 INITIALS Last  Edited:  3/19/2020 4:38 PM Page  10 of 16

    	 

    	 

    

advance. 5. Interest .  Any monetary payment due  Lessor  hereunder,  other than  late charges,  not  received  by  Lessor,  when due shall bear  interest  from the    31st day after  it  was  due. The  interest (" Interest ") charged  shall  be computed  at the  rate  of 10% per annum but shall not  exceed  the maximum  rate  allowed by  law.  Interest  is   payable  in addition  to  the  potential late charge provided for  in  Paragraph  13.4. 6. Breach by Lessor . (a) Notice of Breach .   Lessor  shall not  be  deemed in breach  of  this Lease unless Lessor  fails  within a reasonable time  to perform  an  obligation   required to be performed  by  Lessor.  For  purposes  of this  Paragraph,  a reasonable time shall in no  event be  less than 30  days  after  receipt  by Lessor,  and  any  Lender whose name   and address shall  have  been furnished  to  Lessee  in writing  for  such  purpose,  of  written  notice specifying  wherein  such  obligation  of  Lessor has  not  been  performed;  provided,  however,  that  if the  nature  of Lessor's  obligation  is such that  more  than 30  days are  reasonably  required for  its  performance,  then Lessor shall not  be  in   breach  if  performance  is commenced within such 30  day  period and  thereafter  diligently  pursued  to  completion. (b) Performance  by  Lessee on Behalf of Lessor . In the  event  that neither Lessor nor Lender  cures  said breach within 30  days after  receipt  of said notice,  or if  having  commenced said  cure  they  do  not diligently  pursue  it  to  completion,  then Lessee  may  elect  to  cure  said breach  at  Lessee's  expense  and  offset from Rent   the  actual and reasonable  cost to perform  such  cure, provided,  however,  that  such offset  shall  not  exceed  an amount equal  to  the  greater  of one month's Base  Rent  or  the  Security Deposit, reserving Lessee's right  to  seek  reimbursement from  Lessor  for  any  such expense in  excess  of  such offset.  Lessee  shall document the  cost  of  said   cure  and  supply said  documentation  to Lessor. 14. Condemnation.  If the Premises  or  any  portion thereof  are  taken  under  the  power  of eminent domain or sold  under  the  threat  of the  exercise  of said power   (collectively " Condemnation "), this Lease shall  terminate as to  the part  taken  as of the  date the condemning  authority  takes  title or possession,  whichever first occurs.   If  more than 10% of the Building,  or  more  than 25% of that portion of the Premises not  occupied  by  any  building, is  taken  by Condemnation, Lessee  may,  at Lessee's   option, to  be  exercised  in writing within 10  days  after  Lessor shall  have  given Lessee  written  notice of such taking (or in the absence of such notice, within 10  days  after  the condemning authority shall  have taken  possession)  terminate  this Lease as of the  date  the  condemning  authority  takes  such possession. If Lessee does  not  terminate  this Lease in accordance with the  foregoing,  this Lease shall  remain  in full  force  and  effect  as  to  the portion of the  Premises  remaining,  except  that the Base   Rent  shall  be reduced  in proportion  to  the  reduction  in utility of the Premises  caused  by such Condemnation. Condemnation  awards and/or payments  shall  be  the   property  of  Lessor,  whether such  award  shall  be  made as  compensation for  diminution in value  of  the leasehold, the  value  of the part  taken,  or  for severance  damages;  provided,  however,  that Lessee shall  be  entitled  to any  compensation paid by the condemnor  for  Lessee's  relocation  expenses, loss of business goodwill  and/or  Trade  Fixtures,  without regard to whether  or  not  this Lease is  terminated pursuant to  the provisions of this  Paragraph.  All  Alterations  and Utility  Installations  made  to  the  Premises  by  Lessee,  for purposes  of Condemnation  only,  shall  be  considered the  property  of the Lessee and Lessee shall be entitled  to  any  and all   compensation  which  is  payable  therefor.  In the  event  that this  Lease  is  not terminated by  reason  of  the Condemnation,  Lessor shall  repair any  damage  to  the  Premises caused by such  Condemnation. 15. Brokerage Fees. 1. Additional Commission . In addition  to  the  payments  owed  pursuant to Paragraph  1.9  above,  Lessor agrees  that:  (a) if Lessee  exercises any  Option, (b) if  Lessee  or  anyone affiliated  with Lessee  acquires any  rights  to  the Premises or other premises owned by Lessor and  located  within the same Project, if  any,   within which the Premises is  located,  (c) if Lessee  remains  in possession of the Premises, with the consent of  Lessor, after  the  expiration  of this Lease, or (d) if Base  Rent  is   increased, whether by agreement or  operation  of  an  escalation  clause  herein,  then, Lessor shall  pay Brokers  a  fee  in accordance with the  fee  schedule  of the  Brokers  in   effect at  the time the Lease  was executed. 2. Assumption of Obligations .   Any buyer  or  transferee  of Lessor's  interest  in this Lease shall be deemed  to  have  assumed Lessor's  obligation  hereunder. Brokers  shall  be third  party beneficiaries of the  provisions  of  Paragraphs  1.9, 15, 22 and 31. If Lessor fails  to  pay  to  Brokers  any  amounts due as and  for brokerage fees   pertaining to  this Lease when due, then such amounts shall accrue  Interest.  In  addition, if Lessor fails  to pay any  amounts  to  Lessee's  Broker  when due, Lessee's   Broker  may  send  written  notice  to  Lessor and Lessee of such  failure  and if Lessor fails  to  pay  such amounts within 10  days after  said notice, Lessee shall  pay  said  monies  to  its  Broker  and  offset  such amounts  against Rent.  In addition, Lessee's  Broker  shall  be  deemed  to be  a  third  party beneficiary of  any  commission agreement   entered into by  and/or  between Lessor and Lessor's  Broker for  the limited purpose of collecting  any brokerage fee  owed. 3. Representations and Indemnities of  Broker  Relationships . Lessee and Lessor each  represent  and  warrant  to  the other  that  it has had no dealings with  any  person,  firm,  broker,  agent or finder (other than the  Brokers  and Agents, if  any)  in connection with this Lease, and  that  no one other than said named  Brokers     and Agents is entitled  to  any  commission or finder's  fee  in connection herewith.  Lessee  and Lessor do each hereby agree  to indemnify, protect, defend  and hold the other   harmless  from  and  against  liability  for compensation  or  charges  which  may be  claimed  by any  such unnamed  broker,  finder  or  other similar party  by  reason of  any  dealings or actions of the indemnifying  Party,  including  any  costs, expenses,  attorneys' fees  reasonably incurred with respect  thereto. 16. Estoppel Certificates. (a) Each Party  (as " Responding Party ") shall within 10  days  after  written  notice  from  the other  Party  (the " Requesting Party ")  execute,  acknowledge and   deliver  to  the  Requesting Party  a  statement  in writing in  form  similar  to  the then most  current  " Estoppel Certificate "  form  published  BY  AIR CRE, plus such additional   information, confirmation  and/or  statements  as  may be  reasonably  requested  by the  Requesting  Party. (b) If the Responding  Party  shall  fail to execute  or  deliver  the  Estoppel Certificate  within such 10  day  period, the  Requesting Party may execute  an   Estoppel  Certificate stating  that: (i) the Lease is in full  force  and  effect without modification except  as  may  be  represented  by the  Requesting  Party,  (ii)  there are  no   uncured  defaults  in the  Requesting Party's  performance, and (iii) if Lessor is the  Requesting  Party,  not more  than one month's  rent  has been paid in advance.  Prospective  purchasers  and  encumbrancers may rely upon  the  Requesting Party's Estoppel Certificate,  and the Responding  Party  shall  be estopped from  denying the  truth of the  facts  contained  in said Certificate. In addition,  Lessee  acknowledges that  any failure  on  its part  to  provide  such an  Estoppel  Certificate will expose  Lessor   to  risks and  potentially cause  Lessor  to  incur  costs  not  contemplated  by this Lease, the  extent  of which will  be extremely  difficult  to  ascertain.  Accordingly,  should  the  Lessee fail  to  execute and/or  deliver a  requested Estoppel Certificate  in a timely fashion the monthly Base  Rent  shall be  automatically  increased,  without any  requirement  for  notice  to  Lessee,  by  an amount equal  to  10% of the then  existing  Base  Rent  or $100, whichever is  greater for remainder  of the Lease. The  Parties  agree that  such  increase  in  Base  Rent represents fair  and reasonable compensation  for  the  additional risk/costs that  Lessor will incur by reason of Lessee's  failure to  provide  the  Estoppel  Certificate.  Such  increase  in Base  Rent  shall in no  event constitute  a waiver of Lessee's  Default  or Breach with respect  to  the  failure to provide  the Estoppel Certificate  nor  prevent  the  exercise  of  any  of the other rights and  remedies granted  hereunder. (c) If Lessor  desires to  finance,  refinance,  or  sell  the Premises,  or  any  part  thereof,  Lessee  and all  Guarantors  shall within 10  days  after  written  notice   from  Lessor  deliver  to  any  potential lender or purchaser designated  by  Lessor such financial  statements  as  may be  reasonably  required by  such lender or  purchaser,   including  but not  limited  to  Lessee's financial  statements  for  the  past  3  years.  All such financial  statements  shall be received  by  Lessor and such lender or purchaser in   confidence  and  shall  be  used only  for  the purposes herein set   forth. 17.    Definition of  Lessor.   The term  " Lessor " as used herein shall mean the owner  or  owners  at the time in  question  of the  fee  title  to  the Premises,  or,  if this is    a INITIALS © 2019  AIR  CRE.  All Rights Reserved. STN 27.22, Revised 06 10 2019 INITIALS Last  Edited:  3/19/2020 4:38 PM Page  11 of 16

    	 

    	 

    

sublease,  of  the Lessee's  interest  in the prior lease. In the  event  of a  transfer  of  Lessor's title or  interest  in the Premises  or  this Lease, Lessor shall deliver  to  the   transferee  or assignee (in cash  or  by credit)  any unused  Security Deposit held by  Lessor.   Upon such  transfer  or  assignment and  delivery  of the Security   Deposit, as aforesaid,  the prior Lessor shall  be relieved  of all liability with respect  to  the  obligations  and/or  covenants under  this Lease  thereafter  to  be  performed by  the  Lessor.   Subject  to  the foregoing, the  obligations and/or covenants  in this Lease  to  be performed by the Lessor shall  be  binding only upon the Lessor as  hereinabove    defined. 18. Severability.  The  invalidity  of  any  provision of this Lease, as determined by a  court  of  competent  jurisdiction, shall in no  way  affect  the validity of  any  other   provision hereof. 19. Days.   Unless otherwise specifically  indicated  to  the  contrary,  the  word  " days " as used in this Lease shall mean and  refer to  calendar   days. 20. Limitation on  Liability.  The  obligations  of  Lessor under this Lease shall not  constitute  personal  obligations  of  Lessor,  or its partners,  members, directors,  officers  or  shareholders, and  Lessee  shall look  to  the Premises, and  to  no other assets of  Lessor,  for  the  satisfaction  of  any  liability of Lessor with respect  to  this Lease, and   shall  not seek  recourse against  Lessor's partners, members,  directors, officers  or shareholders, or  any  of  their personal assets  for  such  satisfaction. 21. Time of Essence.   Time is of the essence with respect  to  the performance of all  obligations  to  be  performed  or  observed by the  Parties   under this  Lease. 22. No Prior or Other Agreements;  Broker  Disclaimer . This  Lease  contains  all  agreements  between the  Parties  with respect  to  any matter mentioned  herein, and no   other prior or  contemporaneous  agreement or  understanding  shall be  effective.  Lessor  and  Lessee  each  represents  and  warrants to  the  Brokers  that it has made, and  is  relying  solely  upon, its own  investigation  as  to  the  nature, quality, character  and financial responsibility of the other  Party  to  this  Lease  and as  to  the use,  nature,  quality  and character of the Premises.   Brokers have  no  responsibility with respect  thereto  or  with respect  to any default  or breach hereof  by   either  Party. 23. Notices. 1. Notice Requirements .  All notices  required  or  permitted  by this  Lease or  applicable law shall be  in  writing and  may be delivered  in  person  (by  hand   or  by courier) or  may be  sent  by  regular,  certified  or  registered  mail  or  U.S.  Postal  Service  Express Mail, with  postage prepaid,  or by facsimile transmission, or  by  email, and   shall be  deemed sufficiently given if served in a manner  specified  in this  Paragraph  23. The addresses  noted  adjacent  to  a  Party's signature  on  this Lease shall be  that  Party's  address  for  delivery or mailing of notices. Either  Party may by written  notice  to  the other specify a  different address for  notice,  except  that upon Lessee's  taking  possession of the Premises, the Premises shall  constitute  Lessee's address  for  notice. A  copy  of all notices  to  Lessor shall  be concurrently transmitted to  such  party or  parties at such addresses as Lessor  may from  time  to  time  hereafter  designate in  writing. 2. Date  of Notice .  Any  notice sent  by registered  or certified mail,  return  receipt  requested,  shall  be  deemed given on  the date  of delivery shown on  the  receipt  card,  or if no  delivery date  is shown,  the postmark thereon.   If sent by regular mail the notice shall be deemed given 72  hours  after  the same is addressed    as required herein and mailed with postage prepaid . Notices delivered by United States Express Mail or overnight courier that guarantees next day delivery shall be deemed given 24 hours after delivery of the same to the Postal Service or courier . Notices delivered by hand, or transmitted by facsimile transmission or by email shall be deemed delivered upon actual receipt . If notice is received on a Saturday, Sunday or legal holiday, it shall be deemed received on the next business day . 3. Options.  Notwithstanding the  foregoing,  in  order to exercise any  Options (see  paragraph  39), the Notice  must  be sent by Certified Mail  (return  receipt   requested),  Express Mail (signature  required),  courier (signature  required)  or some other methodology that  provides  a receipt  establishing  the  date  the notice was   received by  the Lessor. 18. Waivers. (a) No  waiver  by Lessor of the  Default  or Breach of  any term, covenant  or condition  hereof  by Lessee, shall be deemed a  waiver  of  any  other term,   covenant  or  condition  hereof,  or of  any  subsequent  Default  or Breach  by  Lessee of  the  same or of  any  other term,  covenant  or condition  hereof.  Lessor's  consent to,  or  approval  of,  any  act shall not  be  deemed  to render  unnecessary the  obtaining  of  Lessor's consent  to,  or  approval  of,  any subsequent  or similar act by Lessee, or  be   construed  as the  basis  of  an  estoppel to enforce  the  provision  or  provisions  of this  Lease  requiring such  consent. (b) The acceptance  of  Rent by  Lessor shall not  be  a  waiver  of  any Default  or Breach  by  Lessee. Any  payment by  Lessee  may be  accepted  by  Lessor on  account  of monies  or  damages due  Lessor,  notwithstanding any  qualifying  statements  or  conditions  made by Lessee in connection therewith, which such  statements  and/or  conditions  shall be  of  no  force  or  effect whatsoever unless  specifically agreed  to  in writing  by  Lessor at or  before  the time of deposit of   such  payment. (c) THE  PARTIES  AGREE  THAT  THE TERMS OF THIS LEASE SHALL GOVERN WITH REGARD  TO  ALL  MATTERS  RELATED  THERETO AND HEREBY  WAIVE  THE PROVISIONS OF ANY PRESENT OR FUTURE  STATUTE   TO  THE EXTENT  THAT  SUCH  STATUTE  IS INCONSISTENT WITH THIS LEASE. 25. Disclosures  Regarding  The  Nature  of a Real  Estate  Agency Relationship. (a) When  entering into  a discussion with a real  estate  agent  regarding  a  real estate  transaction, a Lessor or Lessee  should from  the outset   understand what  type of agency  relationship  or  representation  it has with the agent  or  agents in the transaction. Lessor and  Lessee  acknowledge being advised by the  Brokers  in   this transaction, as follows: (i) Lessor's Agent . A Lessor's  agent  under a listing agreement with the Lessor acts as the agent  for  the Lessor  only.  A Lessor's  agent  or subagent  has the  following  affirmative obligations:   To   the Lessor :  A fiduciary duty  of  utmost  care,  integrity, honesty,  and loyalty in dealings with the  Lessor.   To  the   Lessee and the Lessor : (a) Diligent  exercise  of reasonable skills and  care  in performance of the agent's  duties.  (b) A  duty  of  honest and fair dealing and good faith. (c) A duty  to  disclose all facts known  to  the agent materially  affecting  the value  or  desirability of the property that  are  not known  to,  or within the diligent  attention  and   observation  of,  the  Parties.  An agent is  not obligated to reveal  to  either  Party any  confidential  information obtained from  the other  Party which  does  not involve  the   affirmative  duties set  forth above. (ii) Lessee's Agent . An agent  can  agree  to  act as  agent for  the Lessee  only.  In these situations, the  agent  is not the Lessor's agent,  even  if by  agreement the  agent  may  receive compensation  for  services  rendered,  either in full or in part  from the  Lessor.  An agent  acting  only  for  a Lessee has the  following  affirmative  obligations.   To   the Lessee :  A fiduciary duty of utmost  care,  integrity, honesty,  and  loyalty  in dealings with the Lessee.   To   the Lessee and the Lessor :   (a) Diligent  exercise  of  reasonable skills and  care  in performance  of  the agent's  duties.  (b) A duty  of  honest  and fair dealing and good faith. (c) A duty  to  disclose all facts   known to  the  agent  materially  affecting  the  value  or desirability of the  property  that  are  not known  to,  or within the diligent  attention  and observation  of,  the  Parties.   An agent is not  obligated to reveal to  either  Party any  confidential  information  obtained  from  the other  Party  which does not  involve  the  affirmative  duties set  forth  above. (iii) Agent Representing Both Lessor and Lessee . A  real estate  agent, either  acting directly  or  through one  or  more associate  licenses, can legally  be  the  agent  of  both the Lessor and the  Lessee  in a transaction,  but  only with the knowledge and consent  of  both the Lessor and the Lessee. In a dual agency situation,  the  agent  has the  following affirmative obligations  to  both the Lessor and the Lessee: (a) A fiduciary duty of  utmost care,  integrity,  honesty  and loyalty in the dealings  with  either Lessor or  the  Lessee.  (b)  Other  duties  to  the Lessor and the Lessee as  stated above  in  subparagraphs  (i) or (ii). In  representing  both Lessor and Lessee, the   agent  may  not,  without  the  express  permission of the  respective  Party,   disclose  to  the other  Party confidential information,  including, but  not  limited  to, facts   relating INITIALS © 2019  AIR  CRE.  All Rights Reserved. STN 27.22, Revised 06 10 2019 INITIALS Last  Edited:  3/19/2020 4:38 PM Page  12 of 16

    	 

    	 

    

to  either  Lessee’s  or Lessor’s financial position, motivations,  bargaining  position, or other personal information that  may  impact rent, including  Lessor’s  willingness  to  accept a  rent  less than the listing  rent  or  Lessee’s  willingness  to  pay rent greater  than the  rent offered.   The  above duties  of  the agent in a  real estate  transaction   do not relieve  a Lessor or Lessee  from  the responsibility  to protect  their own  interests.  Lessor and Lessee  should carefully  read all agreements  to  assure  that  they   adequately  express  their  understanding  of the transaction. A  real estate  agent is a person qualified  to  advise  about  real  estate.  If  legal  or  tax  advice is desired, consult  a  competent professional.  Both Lessor and Lessee should  strongly  consider  obtaining tax  advice from a  competent professional because  the  federal  and  state  tax  consequences of a transaction can be  complex  and subject  to change. (b) Brokers  have  no responsibility  with respect  to any default  or  breach  hereof by  either  Party.  The  Parties agree  that no lawsuit or other legal   proceeding  involving any  breach of  duty,  error  or omission  relating  to  this  Lease  may  be  brought against Broker  more than one year  after  the Start  Date  and  that  the  liability  (including court  costs  and  attorneys'  fees),  of  any Broker  with respect  to  any  such  lawsuit and/or  legal proceeding shall not  exceed  the  fee received  by such   Broker  pursuant to  this  Lease;  provided,  however,  that  the  foregoing  limitation on each  Broker's  liability shall not  be  applicable  to any gross  negligence or willful  misconduct  of such Broker. (c) Lessor and  Lessee  agree  to  identify  to  Brokers  as "Confidential"  any  communication or  information  given  Brokers  that is  considered by  such  Party to  be confidential. 26. No Right  To  Holdover . Lessee has no right  to retain  possession of the Premises  or  any  part thereof  beyond  the  expiration  or  termination  of this Lease. In the   event  that Lessee holds  over,  then the Base  Rent  shall  be  increased  to  150% of the Base  Rent  applicable immediately preceding the  expiration  or  termination.  Holdover  Base  Rent  shall  be  calculated  on  monthly basis.  Nothing contained herein shall  be  construed as consent by  Lessor  to any  holding  over  by  Lessee. 27. Cumulative Remedies.  No remedy or election  hereunder  shall be deemed  exclusive but  shall,  wherever  possible, be  cumulative  with all other remedies at law or  in equity. 28. Covenants and Conditions; Construction of  Agreement.  All provisions of this Lease  to  be observed or performed  by  Lessee  are  both  covenants  and  conditions.  In  construing  this Lease, all headings and titles  are for  the  convenience  of the  Parties only  and shall not be considered a part of this  Lease.  Whenever  required by  the   context,  the singular shall include the plural and vice versa. This  Lease  shall not be construed as if  prepared  by one  of  the Parties, but  rather according to  its fair   meaning  as a whole, as if both  Parties  had  prepared it. 29. Binding Effect ; Choice of Law . This Lease shall be binding upon the Parties, their personal representatives, successors and assigns and be governed by the laws of the State in which the Premises are located . Any litigation between the Parties hereto concerning this Lease shall be initiated in the county in which the Premises are located . Signatures to this Lease accomplished by means of electronic signature or similar technology shall be legal and binding . 30. Subordination; Attornment; Non Disturbance. 1. Subordination . This Lease and  any  Option  granted  hereby shall be subject and  subordinate to any ground  lease,  mortgage,  deed of  trust,  or  other   hypothecation  or  security device  (collectively,  " Security Device "),  now  or  hereafter  placed upon the Premises,  to any  and all  advances  made  on  the security  thereof, and  to  all  renewals,  modifications, and extensions  thereof.  Lessee  agrees  that the  holders  of  any  such Security Devices (in this Lease  together referred to  as " Lender ")   shall  have  no liability or  obligation to perform any  of  the obligations  of  Lessor under this Lease.  Any  Lender  may  elect  to  have  this  Lease  and/or any  Option  granted   hereby superior  to  the lien  of  its Security Device by giving  written  notice thereof  to  Lessee, whereupon this Lease and such  Options  shall  be  deemed prior  to  such   Security Device, notwithstanding the  relative dates  of the  documentation  or  recordation  thereof. 2. Attornment .  In the  event  that Lessor  transfers  title  to  the Premises, or the Premises  are  acquired by another upon the  foreclosure  or termination of a  Security  Device  to  which this  Lease  is  subordinated  (i)  Lessee  shall, subject  to  the non disturbance provisions of  Paragraph  30.3,  attorn  to  such new  owner,  and  upon  request,  enter into  a  new  lease,  containing  all  of  the terms and provisions  of  this Lease, with such  new  owner  for  the  remainder  of  the  term  hereof,  or,    at the election of the  new  owner,  this Lease will automatically become a new lease between  Lessee  and such new  owner,  and (ii) Lessor  shall thereafter  be  relieved  of  any  further   obligations hereunder  and such  new  owner shall assume all  of  Lessor's  obligations, except  that such new owner shall not: (a) be liable  for any  act or omission of  any  prior lessor or with respect  to  events occurring prior  to  acquisition of ownership; (b)  be  subject  to any offsets  or  defenses  which  Lessee  might  have  against any  prior   lessor,  (c)  be bound  by  prepayment  of more than one month's  rent,  or (d)  be  liable  for  the return of  any  security deposit paid  to any  prior lessor which  was not  paid or   credited to  such  new  owner. 3. Non Disturbance . With respect  to  Security Devices  entered into  by Lessor  after  the  execution  of this Lease, Lessee's  subordination  of this Lease shall  be   subject  to  receiving a commercially reasonable non disturbance agreement (a " Non Disturbance Agreement ") from the Lender which Non Disturbance  Agreement provides  that Lessee's possession of the Premises, and this Lease, including  any  options  to  extend  the term  hereof,  will not be disturbed so long as Lessee is not in   Breach hereof and  attorns  to  the  record  owner  of  the Premises.  Further,  within 60  days after  the  execution  of this Lease, Lessor shall, if  requested  by Lessee, use its   commercially reasonable  efforts to  obtain a Non Disturbance Agreement  from the  holder of  any pre existing  Security Device which is  secured  by the Premises. In  the  event  that Lessor is unable  to provide  the  Non Disturbance Agreement  within said 60  days,  then Lessee  may,  at Lessee's  option,  directly  contact  Lender and  attempt  to  negotiate  for  the  execution  and delivery of a  Non Disturbance  Agreement. 4. Self Executing . The agreements  contained  in this  Paragraph  30 shall  be effective  without the  execution  of  any  further documents; provided,  however,  that,   upon  written request from  Lessor or a Lender in connection with a sale, financing or  refinancing  of the Premises, Lessee and Lessor shall  execute  such further   writings as  may  be  reasonably required to separately document any  subordination,  attornment and/or  Non Disturbance Agreement provided  for   herein. 31. Attorneys'  Fees.  If  any Party  or  Broker  brings an action or  proceeding  involving the Premises whether  founded  in tort,  contract  or  equity,  or  to  declare rights   hereunder,  the  Prevailing Party  (as  hereafter defined)  in  any  such proceeding, action, or appeal thereon,  shall  be entitled  to  reasonable  attorneys' fees.  Such  fees may  be  awarded  in the same suit or  recovered  in a  separate  suit, whether  or  not  such action or  proceeding  is  pursued  to  decision or judgment. The term, " Prevailing  Party "  shall include, without limitation, a  Party  or  Broker  who substantially obtains or  defeats  the  relief  sought, as the case  may  be,  whether  by compromise,   settlement,  judgment,  or  the abandonment by the other  Party  or  Broker  of its claim or  defense.  The  attorneys'  fees award  shall not be  computed  in accordance with   any  court  fee  schedule, but shall be such as  to  fully  reimburse  all  attorneys' fees  reasonably incurred. In addition, Lessor shall be entitled  to attorneys' fees, costs  and   expenses  incurred  in the  preparation  and service of notices  of  Default  and  consultations  in connection  therewith,  whether or  not  a legal action is subsequently   commenced  in  connection  with such  Default  or resulting Breach ($200 is a reasonable minimum per  occurrence  for  such services   and consultation). 32. Lessor's Access; Showing Premises;  Repairs.  Lessor and Lessor's agents shall  have  the right  to enter  the Premises at  any  time, in the case of an  emergency,  and   otherwise  at  reasonable times  after  reasonable prior notice  for  the purpose  of  showing the same  to  prospective  purchasers,  lenders,  or  tenants, and making such   alterations, repairs, improvements  or additions  to  the Premises as Lessor  may  deem necessary or desirable and the erecting, using and maintaining of utilities,   services,  pipes  and  conduits through  the Premises and/or other premises as long as  there  is no material  adverse effect  on Lessee's use of the Premises. All such   activities shall be without  abatement  of  rent  or  liability  to Lessee. INITIALS © 2019  AIR  CRE.  All Rights Reserved. STN 27.22, Revised 06 10 2019 INITIALS Last  Edited:  3/19/2020 4:38 PM Page  13 of 16

    	 

    	 

    

33. Auctions.  Lessee  shall not  conduct, nor  permit  to  be  conducted, any  auction  upon  the Premises without Lessor's prior  written  consent.  Lessor  shall not  be   obligated  to  exercise any standard  of reasonableness in determining whether  to  permit an  auction. 34. Signs.  Lessor  may  place on the Premises ordinary "For Sale" signs at  any  time and ordinary "For Lease" signs during the last 6 months of  the term  hereof.  Except  for  ordinary  "for  sublease" signs,  Lessee  shall not place  any  sign upon the Premises  without  Lessor's prior  written  consent. All signs  must comply  with all Applicable   Requirements. 35. Termination;  Merger.  Unless specifically  stated  otherwise in writing  by  Lessor,  the  voluntary  or  other  surrender  of this  Lease  by  Lessee,  the mutual termination  or  cancellation  hereof,  or a  termination  hereof by Lessor  for  Breach by Lessee, shall automatically  terminate any  sublease  or  lesser  estate  in the Premises;  provided,  however,  that  Lessor  may  elect  to  continue  any one or all  existing  subtenancies. Lessor's  failure  within 10  days  following  any  such  event to  elect  to  the contrary  by   written  notice  to  the  holder  of  any  such lesser  interest,  shall  constitute  Lessor's election  to have  such  event constitute   the termination of such  interest. 36. Consents.  All  requests for  consent shall be  in  writing. Except  as otherwise  provided  herein,  wherever  in this  Lease  the consent of a  Party  is  required to  an act by  or  for  the other  Party,  such consent shall not be unreasonably withheld or  delayed.  Lessor's actual reasonable  costs  and  expenses  (including but  not  limited  to  architects',  attorneys',  engineers'  and other consultants'  fees)  incurred in the  consideration  of, or response  to,  a  request by  Lessee  for any  Lessor consent, including   but  not limited  to  consents  to  an assignment, a  subletting  or the presence or use  of  a  Hazardous Substance,  shall be paid  by  Lessee  upon  receipt of an  invoice  and  supporting  documentation  therefor.  Lessor's consent  to any  act, assignment or  subletting  shall not  constitute  an acknowledgment  that  no  Default  or Breach by Lessee  of this Lease  exists, nor shall such consent  be  deemed a  waiver  of  any  then  existing Default  or Breach,  except  as  may be  otherwise specifically  stated  in writing by  Lessor at the time  of such consent. The  failure to  specify herein  any  particular  condition to  Lessor's  consent  shall not preclude the imposition  by  Lessor  at  the time of  consent of such  further or other  conditions  as  are  then reasonable with  reference to  the particular  matter  for  which consent is being given. In the  event  that either   Party  disagrees with  any  determination made by the other  hereunder  and reasonably  requests  the reasons  for  such  determination,  the  determining  party shall furnish  its reasons in writing  and in reasonable  detail  within 10 business  days  following  such  request. 37. Guarantor. 1. Execution . The  Guarantors,  if  any,  shall each  execute  a guaranty in the  form most recently published BY  AIR CRE, and each such  Guarantor shall  have  the  same  obligations  as  Lessee  under  this Lease. 2. Default . It shall  constitute  a Default of the Lessee if  any Guarantor  fails or  refuses, upon request to provide:  (a) evidence of the  execution  of the  guaranty,   including  the authority of the party signing on  Guarantor's  behalf  to obligate  Guarantor,  and in the case  of  a  corporate  Guarantor,  a certified  copy  of  a resolution of    its board  of  directors  authorizing the making of such  guaranty,  (b)  current financial statements,  (c) an  Estoppel Certificate,  or  (d)  written confirmation that  the guaranty is   still  in effect. 38. Quiet Possession.  Subject  to payment  by  Lessee  of the  Rent  and performance of all  of  the covenants,  conditions  and  provisions  on Lessee's part  to  be  observed  and  performed under this Lease,  Lessee  shall  have  quiet possession and  quiet enjoyment  of the Premises during the term  hereof. 39. Options.   If Lessee is  granted any  Option, as  defined  below,   then the  following  provisions shall apply. 1. Definition . " Option " shall mean: (a) the right  to extend  or  reduce  the term of or  renew  this  Lease  or  to  extend  or  reduce the  term of or  renew any  lease  that  Lessee has  on  other property of  Lessor;  (b) the right of  first refusal  or  first offer to  lease either the Premises or other property of  Lessor;  (c) the right  to   purchase, the right of  first offer  to  purchase  or  the right of  first refusal to  purchase the Premises or other  property  of  Lessor. 2. Options Personal  To  Original Lessee .  Any  Option  granted  to  Lessee  in this  Lease  is personal  to  the original Lessee, and  cannot be  assigned or  exercised  by   anyone  other than said original  Lessee  and only while the original Lessee is in full possession of the Premises and, if  requested  by  Lessor,  with Lessee certifying  that  Lessee  has no  intention  of  thereafter  assigning or subletting. 3. Multiple Options . In the  event that  Lessee has  any multiple  Options  to extend  or  renew  this Lease, a  later  Option  cannot  be  exercised  unless the prior   Options  have  been validly exercised. 4. Effect  of Default on Options . (a) Lessee  shall  have no  right  to  exercise an  Option:  (i) during the period commencing with the giving of  any notice  of  Default  and  continuing   until  said Default  is  cured,  (ii) during the period of time  any Rent  is unpaid (without  regard  to  whether  notice  thereof  is given  Lessee),  (iii)  during  the time Lessee is in Breach  of  this Lease,  or  (iv) in the  event  that Lessee has been given 3  or  more notices of  separate Default,  whether or not the Defaults  are cured,  during the 12 month period   immediately preceding the  exercise  of  the Option. (b) The period of time  within  which an Option  may be exercised  shall not  be extended  or  enlarged by reason of Lessee's inability  to exercise  an Option   because  of the provisions of  Paragraph 39.4(a). (c) An Option shall  terminate  and be of no further  force  or  effect,  notwithstanding Lessee's due and  timely exercise  of the  Option,  if,  after  such  exercise  and  prior  to  the commencement of the  extended  term or  completion  of the  purchase,  (i) Lessee fails  to  pay Rent for  a period  of  30  days after  such   Rent becomes  due (without  any  necessity of Lessor  to give  notice thereof),  or  (ii) if Lessee commits a Breach of this  Lease. 40. Multiple Buildings.  If the Premises  are  a part of a group of buildings controlled by  Lessor,  Lessee  agrees that it will abide  by  and  conform to  all reasonable rules  and  regulations which Lessor  may make from  time  to  time  for  the management,  safety,  and  care  of said  properties,  including the  care  and cleanliness of the  grounds  and  including the parking, loading and unloading of vehicles, and  to  cause its employees, suppliers,  shippers, customers, contractors  and  invitees to  so abide and   conform.   Lessee  also agrees  to pay  its fair  share  of common expenses  incurred  in  connection  with such rules and  regulations. 41. Security Measures.  Lessee  hereby  acknowledges  that  the  Rent payable to  Lessor  hereunder  does  not  include the  cost  of  guard  service or other security   measures,  and that Lessor shall  have  no  obligation whatsoever  to  provide  same.  Lessee  assumes all responsibility  for  the  protection  of the Premises, Lessee, its   agents and  invitees  and their property from the acts of  third parties. 42. Reservations . Lessor reserves  to  itself the right,  from  time  to  time,  to  grant,  without  the consent or joinder of Lessee, such easements, rights and  dedications  that  Lessor deems  necessary,  and  to  cause the  recordation  of  parcel  maps and restrictions, so long as such easements, rights,  dedications,  maps and  restrictions  do   not  unreasonably interfere  with the use  of  the Premises  by  Lessee. Lessee agrees  to  sign  any  documents reasonably  requested by  Lessor  to  effectuate any  such  easement  rights,  dedication,  map or restrictions. 43. Performance Under  Protest.  If at  any  time a dispute shall arise as  to  any  amount or sum of money  to be  paid by one  Party  to  the other  under  the provisions   hereof,  the  Party against  whom the  obligation to pay  the money is asserted shall  have  the right  to  make payment  "under  protest"  and such  payment  shall not  be   regarded  as a  voluntary payment  and  there  shall survive the right on the part of said  Party  to  institute  suit  for recovery  of such sum.  If it shall  be  adjudged    that  there INITIALS © 2019  AIR  CRE.  All Rights Reserved. STN 27.22, Revised 06 10 2019 INITIALS Last  Edited:  3/19/2020 4:38 PM Page  14 of 16

    	 

    	 

    

was  no legal  obligation  on the part of said  Party to pay  such sum or  any  part  thereof,  said  Party  shall be entitled  to recover  such sum or so much  thereof  as it  was  not   legally  required to  pay.  A  Party  who does not initiate suit  for  the  recovery  of sums paid "under  protest"  within 6 months shall  be  deemed  to  have  waived  its right  to   protest  such payment. 44. Authority; Multiple  Parties; Execution. (a) If either  Party hereto  is a  corporation,  trust, limited liability  company,  partnership, or similar  entity,  each individual  executing  this Lease  on  behalf  of   such  entity represents and  warrants  that he  or  she is duly authorized  to execute  and  deliver  this Lease on its  behalf.   Each  Party  shall, within 30  days    after  request, deliver  to  the other  Party satisfactory evidence  of  such   authority. (b) If this Lease is  executed  by  more  than one  person  or entity as "Lessee", each such  person  or  entity shall be jointly and  severally  liable  hereunder.  It is  agreed  that any one  of the named Lessees shall  be  empowered  to  execute any  amendment  to  this Lease, or other  document  ancillary  thereto  and bind all of the  named  Lessees, and Lessor  may rely  on the same as if all of the named Lessees had  executed  such  document. (c) This Lease  may  be  executed  by the Parties in  counterparts,  each of which shall be deemed an original and all  of  which  together  shall  constitute  one  and  the same instrument. 44. Conflict.  Any  conflict between the  printed  provisions of this  Lease  and the  typewritten  or  handwritten  provisions shall  be  controlled by the  typewritten  or   handwritten provisions. 45. Offer .  Preparation  of this Lease  by  either  Party  or their  agent  and submission of same  to  the other  Party  shall not  be  deemed an  offer to  lease  to  the other   Party.   This Lease is not  intended to be binding  until  executed  and delivered by all  Parties  hereto. 46. Amendments.  This Lease  may  be modified only in writing, signed by the  Parties  in  interest at  the time of the modification. As long as they do not materially   change  Lessee's  obligations  hereunder,  Lessee  agrees  to  make  such reasonable non monetary modifications  to  this Lease as  may be  reasonably  required by  a Lender  in  connection with the  obtaining  of normal financing  or  refinancing  of the  Premises. 47. Waiver  of Jury  Trial.  THE  PARTIES  HEREBY  WAIVE  THEIR RESPECTIVE RIGHTS  TO  TRIAL  BY  JURY  IN ANY  ACTION  OR PROCEEDING  INVOLVING  THE PROPERTY  OR  ARISING OUT OF THIS AGREEMENT. 48. Arbitration  of Disputes.   An Addendum requiring the  Arbitration  of all disputes between the Parties and/or  Brokers  arising  out  of   this Lease is is not   attached  to  this Lease. 49. Accessibility; Americans with Disabilities Act. (a) The  Premises: have  not  undergone  an inspection  by  a Certified Access Specialist (CASp). Note: A Certified Access Specialist (CASp)  can  inspect  the subject premises and  determine  whether the subject premises  comply  with all of the  applicable  construction related accessibility  standards under state  law.  Although  state  law does  not  require  a CASp  inspection of the subject premises, the commercial  property  owner or lessor  may  not  prohibit  the lessee or  tenant from obtaining  a  CASp  inspection  of   the subject  premises  for  the occupancy  or  potential occupancy of the lessee or  tenant,  if  requested  by the  lessee  or  tenant.  The parties shall mutually agree on the  arrangements  for  the time and  manner  of the CASp inspection, the  payment  of the  fee  for  the CASp inspection, and the  cost  of making  any repairs  necessary  to   correct  violations of  construction related  accessibility  standards  within the premises. have  undergone an inspection by a Certified Access Specialist (CASp) and it was  determined  that the Premises  met  all  applicable construction related   accessibility  standards pursuant to  California Civil Code  Α 55.51  et  seq. Lessee  acknowledges  that it  received  a  copy  of  the inspection  report  at least 48  hours  prior  to   executing  this Lease and agrees  to keep  such report confidential. have undergone  an inspection by a Certified Access Specialist (CASp) and it was determined  that  the Premises did not meet all  applicable construction related   accessibility  standards pursuant to  California Civil Code  Α 55.51  et  seq. Lessee  acknowledges that  it  received  a  copy  of the inspection  report  at least 48  hours  prior  to  executing  this Lease and agrees  to keep  such report  confidential except  as necessary  to complete repairs  and  corrections  of violations of  construction related  accessibility standards. In the  event  that the  Premises have  been  issued  an inspection  report by  a CASp the Lessor shall  provide  a  copy  of the disability access inspection  certificate  to  Lessee   within 7  days  of the  execution  of this Lease. (b) Since compliance  with  the Americans with Disabilities Act  (ADA)  and other  state  and local accessibility  statutes are  dependent upon Lessee's specific  use of  the Premises, Lessor  makes  no  warranty  or  representation  as  to whether  or  not  the Premises  comply  with  ADA  or  any  similar legislation. In the  event  that  Lessee's use of  the Premises  requires modifications  or additions  to  the Premises in  order  to  be in compliance with  ADA  or  other accessibility  statutes,  Lessee  agrees  to  make  any  such  necessary modifications and/or additions at Lessee's expense. LESSOR AND LESSEE  HAVE  CAREFULLY  READ AND REVIEWED THIS LEASE AND  EACH  TERM AND PROVISION  CONTAINED  HEREIN, AND  BY  THE EXECUTION OF THIS   LEASE  SHOW  THEIR INFORMED AND  VOLUNTARY  CONSENT  THERETO.  THE  PARTIES  HEREBY AGREE  THAT, AT  THE TIME THIS LEASE IS  EXECUTED,  THE TERMS OF   THIS LEASE ARE  COMMERCIALLY  REASONABLE AND  EFFECTUATE  THE INTENT AND PURPOSE  OF  LESSOR AND LESSEE WITH  RESPECT  TO  THE  PREMISES. ATTENTION:  NO  REPRESENTATION  OR  RECOMMENDATION  IS MADE  BY  AIR CRE OR  BY  ANY BROKER AS  TO  THE LEGAL  SUFFICIENCY,  LEGAL  EFFECT,  OR  TAX   CONSEQUENCES OF THIS LEASE  OR  THE  TRANSACTION  TO  WHICH IT  RELATES.   THE  PARTIES  ARE URGED  TO: 1. SEEK ADVICE OF COUNSEL AS  TO  THE LEGAL AND  TAX  CONSEQUENCES OF THIS LEASE. 2. RETAIN  APPROPRIATE  CONSULTANTS TO  REVIEW AND  INVESTIGATE  THE CONDITION OF THE PREMISES.  SAID INVESTIGATION  SHOULD INCLUDE BUT  NOT  BE   LIMITED  TO:  THE POSSIBLE PRESENCE OF HAZARDOUS  SUBSTANCES,  THE ZONING  OF  THE PREMISES, THE STRUCTURAL  INTEGRITY,   THE CONDITION  OF  THE ROOF AND  OPERATING SYSTEMS,  AND THE  SUITABILITY  OF THE PREMISES  FOR  LESSEE'S INTENDED USE. WARNING:  IF THE PREMISES ARE  LOCATED  IN A  STATE  OTHER  THAN CALIFORNIA,  CERTAIN  PROVISIONS OF THE LEASE  MAY  NEED  TO  BE REVISED  TO  COMPLY  WITH   THE  LAWS  OF  THE  STATE  IN WHICH THE PREMISES ARE LOCATED. The parties  hereto  have  executed  this Lease at the place and on the  dates  specified above their respective signatures.   Executed at: Executed at:  INITIALS © 2019  AIR  CRE.  All Rights Reserved. STN 27.22, Revised 06 10 2019 INITIALS Last  Edited:  3/19/2020 4:38 PM Page  15 of 16

    	 

    	 

    

B y: By: Name Printed:  Title:  Phone:  Fax:  Email:  Address:  Federal  ID No.:  By: Name Printed:  Title:  Phone:  Fax:  Email:  Address:  Federal  ID No.:  BRO K E R Attn:  Title:  Address:  Phone:  Fax:  Email:  Federal ID No.:  Broker  DRE License #:  Agent  DRE License #:  BROKER Hughes Marino, Inc. Attn:      Shane Poppen Title:  Address:  Phone:  Fax:  Email:  Federal ID No.:  Broker  DRE License #:  Agent  DRE License #:  AIR CRE  *   https: //w ww .aircre.com *  213 687 8777  *  contracts@aircre.com NOTICE:   No part of these works may be reproduced in  any form  without permission in  writing. By: /s/  Katherine McDermott Name Printed:   Katherine M cDermott Title: CFO  Phone:  Fax:  Email:  /s/  Peter Aardema Name Printed:    Peter Aardem a Title:  Phone:  Fax:  Email:  On:  3/23/2020 By LESSEE : Envision Solar International, Inc.  On:    3/31/2020 By LESSOR : P NN  Hol dings, LP INITIALS © 2019  AIR  CRE.  All Rights Reserved. STN 27.22, Revised 06 10 2019 INITIALS Last  Edited:  3/19/2020 4:38 PM Page  16 of 16

    	 

    	 

    

OPTION(S)  TO EXTEND STANDARD  LEASE ADDENDUM Dated: February 7, 2020 By  and Between Les s o r : P NN  Holdings, LP Lessee: Envision Solar International, Property Addres I s: nc. 5660 Eastgate Drive, San Diego, CA 92121 and includes the   "Annex Premises" located in the northwest corner of the   property (street  address,  city,  state, zip) Paragraph:    51 A. OPTION(S)  TO EXTEND: Lessor  hereby grants  to  Lessee the option  to extend  the  term  of this Lease  for  two (2)  additional  twelve (12)  month period(s) commencing   when  the prior term  expires upon  each and all of the following terms and  conditions: (i) In order  to exercise  an option  to extend,  Lessee  must  give  written  notice of such election  to  Lessor  and  Lessor  must  receive the same at least      six (6) but  not more  than      nine (9)   months prior  to  the  date  that the option period would commence, time being of the essence.  If  proper notification   of the  exercise  of an option is  not  given  and/or received,  such option shall  automatically expire.  Options (if there  are  more than one)  may  only  be exercised   consecutively. (ii) The  provisions  of  paragraph  39, including those  relating to  Lessee's  Default  set  forth  in  paragraph  39.4 of this Lease,  are  conditions of   this Option. (iii) Except  for  the provisions of this Lease  granting  an  option  or  options  to  extend  the term, all  of  the terms and  conditions  of  this  Lease  except where  specifically modified by this  option  shall apply. (iv) This Option is  personal to  the original  Lessee,  and  cannot  be assigned  or  exercised by anyone  other than said original  Lessee  and only while the original  Lessee  is in  full  possession of the Premises and without the intention of  thereafter  assigning or  subletting. (v) The  monthly  rent  for  each  month  of the option period shall  be  calculated as  follows,  using the method(s)  indicated  below:  (Check  Method(s)  to  be Used and Fill in Appropriately) I. Cost of Living Adjustment(s) (COLA) a. On (Fill in COLA Dates): the Base  Rent  shall be  adjusted  by the change, if  any,  from the Base Month specified  below,  in the Consumer  Price Index  of  the  Bureau  of Labor  Statistics  of the U.S. Department of Labor  for  (select one): CPI W (Urban  Wage  Earners  and Clerical Workers) or CPI U (All Urban   Consumers), for  (Fill in Urban Area): .  All Items (1982 1984 = 100), herein  referred to  as "CPI". b. The monthly Base  Rent payable  in  accordance  with  paragraph  A.I.a.  of this Addendum shall  be  calculated as  follows:  the Base  Rent  set  forth  in   paragraph 1.5 of the  attached  Lease, shall  be  multiplied by a  fraction  the  numerator  of  which shall  be  the CPI  of  the calendar month  2 months prior  to  the month(s) specified in   paragraph  A.I.a. above  during  which the adjustment is  to  take  effect,  and the  denominator  of which shall  be  the CPI  of  the  calendar  month which is 2 months   prior  to (select one): the  first  month of the  term  of  this Lease as set  forth  in  paragraph  1.3 ("Base  Month") or (Fill in Other "Base Month"): .  The sum   so  calculated  shall  constitute  the new monthly Base  Rent  hereunder,  but  in no  event,  shall  any  such new monthly Base  Rent  be less than the Base  Rent payable for  the   month  immediately  preceding  the  rent adjustment. c. In the  event  the compilation  and/or  publication of the CPI shall  be transferred to any  other  governmental  department or  bureau  or agency   or shall be  discontinued, then the  index  most nearly the same as the CPI shall  be  used  to make  such calculation. In the  event  that the Parties  cannot  agree on such  alternative  index,  then the  matter  shall  be submitted  for  decision  to  the American  Arbitration  Association in accordance with the then rules of said Association and the decision   of the  arbitrators  shall  be  binding upon the parties.  The  cost  of said Arbitration shall  be  paid equally  by the   Parties. II. Market Rental Value  Adjustment(s) (MRV) a. On (Fill in MRV Adjustment Date(s)) the Base  Rent  shall be  adjusted to  the  "Market Rental Value"  of the property as  follows: 1) Four months prior  to  each  Market Rental  Value  Adjustment  Date  described  above,  the  Parties  shall  attempt to  agree  upon  what the  new  MRV will  be  on the  adjustment  date.   If agreement  cannot be reached,  within thirty  days,  then: (a) Lessor and Lessee shall immediately appoint a mutually acceptable appraiser or  broker to  establish the  new MRV  within the  next  30  days.  Any   associated  costs  will  be  split  equally  between the Parties, or (b) Both Lessor and  Lessee  shall each immediately  make  a reasonable  determination  of the MRV and submit such determination, in writing,  to INITIALS © 2017  AIR  CRE.  All Rights Reserved. OE 6.02, Revised 06 10 2019 INITIALS Last  Edited:  3/19/2020 4:38 PM Page  1  of 2

    	 

    	 

    

arbitration in  accordance  with the  following provisions: (i) Within 15  days thereafter,   Lessor and Lessee shall each select an independent third party appraiser or broker ("Consultant" check one) of their choice  to  act as an  arbitrator  (Note: the parties  may  not select either  of  the  Brokers  that  was involved  in  negotiating  the Lease). The two   arbitrators  so appointed shall  immediately  select a  third  mutually acceptable Consultant  to  act as a  third   arbitrator. (ii) The 3  arbitrators  shall within 30  days  of  the  appointment of the  third arbitrator  reach a decision as  to  what the actual  MRV  for  the  Premises is,  and  whether  Lessor's or Lessee's  submitted  MRV is the closest  thereto.  The decision of a majority of the  arbitrators  shall  be binding  on the  Parties.  The   submitted  MRV  which is  determined to  be the closest  to  the actual MRV shall  thereafter be  used  by  the  Parties. (iii) If either of the  Parties  fails  to  appoint an  arbitrator  within the specified 15  days,  the  arbitrator  timely appointed by one of them shall reach  a  decision  on  his or her own, and said decision shall  be  binding  on  the Parties. (iv) The  entire cost  of  such arbitration shall  be  paid by the party whose  submitted MRV  is not selected, ie. the one that is  NOT  the  closest  to the actual MRV. 2) When  determining  MRV,  the  Lessor,  Lessee  and Consultants shall consider the  terms  of  comparable market  transactions which shall include, but  not  limited  to,  rent,  rental  adjustments,  abated  rent, lease  term  and financial condition  of tenants. 3) Notwithstanding the foregoing, the new Base  Rent  shall not  be  less than the rent  payable for  the month  immediately preceding  the   rent  adjustment. b. Upon the  establishment  of each New  Market Rental Value: 1) the  new MRV  will become the  new  "Base  Rent" for  the purpose of calculating  any  further Adjustments,  and 2) the  first month  of each  Market Rental  Value  term shall  become  the new "Base Month"  for  the purpose of  calculating   any  further Adjustments. III. Fixed  Rental  Adjustment(s) (FRA) The Base  Rent  shall  be  increased  to  the  following  amounts on the  dates  set  forth  below: On (Fill in FRA Adjustment Date(s)): The New Base  Rent  shall be: IV. Initial  Term Adjustments The  formula  used  to  calculate   adjustments  to  the Base  Rate  during the original  Term  of the Lease shall  continue to be  used during the  extended   term. B. NOTICE: Unless specified otherwise  herein,  notice  of  any rental  adjustments, other than  Fixed Rental  Adjustments, shall  be  made as specified in  paragraph  23 of the   Lease. C. BROKER'S FEE : The  Brokers  shall  be  paid a  Brokerage Fee for  each adjustment specified above in  accordance  with  paragraph  15 of the Lease or if applicable,  paragraph  9   of the Sublease. AIR CRE  *   https: //w ww .aircre.com *  213 687 8777  *  contracts@aircre.com NOTICE:   No part of these works may be reproduced in  any form  without permission in  writing. INITIALS © 2017  AIR  CRE.  All Rights Reserved. OE 6.02, Revised 06 10 2019 INITIALS Last  Edited:  3/19/2020 4:38 PM Page  2  of 2

    	 

    	 

    

RENT ADJUSTMENT(S) STANDARD  LEASE ADDENDUM Dated: February 7, 2020 By  and Between Les s o r : P NN  Ho ldings, LP Lessee: Envision Solar International, Property Addres I s: nc. 5660 Eastgate Drive, San Diego, CA 92121 and includes the   "Annex Premises" located in the northwest corner of the   property (street  address,  city,  state, zip) Paragraph:    52 A. RENT ADJUSTMENTS: The monthly  rent for  each month  of  the adjustment period(s) specified  below  shall  be  increased using the method(s)  indicated  below:   (Check Method(s)  to  be Used and Fill in Appropriately) I. Cost of Living Adjustment(s) (COLA) a. On (Fill in COLA Dates): the Base  Rent  shall be  adjusted  by the change, if  any,  from the Base Month specified  below,  in the  Consumer Price  Index  of  the  Bureau  of Labor  Statistics  of the  U.S.  Department  of  Labor  for  (select one): CPI W  (Urban  Wage  Earners  and  Clerical  Workers) or CPI U (All  Urban Consumers),  for  (Fill in Urban Area): , All Items (1982 1984 = 100),  herein referred to  as "CPI". b. The monthly Base  Rent payable  in  accordance  with  paragraph  A.I.a.  of this Addendum shall  be  calculated as  follows:  the Base  Rent  set  forth  in   paragraph  1.5 of the  attached  Lease, shall be multiplied by a fraction the  numerator  of which shall  be  the CPI  of  the  calendar month  2 months prior  to  the month(s)   specified  in  paragraph  A.I.a.  above  during which the adjustment is  to take  effect,  and the denominator of which shall be the CPI of the calendar month which is   2 months  prior  to  (select one): the first month  of  the  term  of this Lease as set forth in  paragraph  1.3 ("Base  Month") or (Fill in Other "Base Month"): .  The sum so  calculated  shall  constitute  the new monthly Base  Rent  hereunder,  but in no event, shall  any  such new monthly Base  Rent  be less   than the   Base  Rent payable for  the  month  immediately preceding the Base  Rent adjustment. c. In the  event  the compilation  and/or  publication of the CPI shall  be transferred to any  other  governmental  department or  bureau  or agency or shall  be  discontinued, then the  index  most nearly the same as the CPI shall  be  used  to make  such calculation. In the  event  that the Parties  cannot  agree on such  alternative  index,  then the  matter  shall  be submitted  for  decision  to  the American  Arbitration  Association in accordance with the then rules of said Association and the decision  of  the  arbitrators  shall  be  binding upon the parties.  The  cost  of said Arbitration shall  be  paid equally  by the   Parties. I. Market Rental Value  Adjustment(s) (MRV) a. On (Fill in MRV Adjustment Date(s): the Base  Rent  shall be  adjusted  to  the  "Market Rental Value"  of the  property  as  follows: 1) Four months prior  to  each  Market Rental  Value  Adjustment  Date  described  above,  the  Parties  shall  attempt to  agree  upon  what the  new MRV  will  be  on the adjustment  date.   If agreement cannot  be reached  within thirty  days,  then: (a) Lessor  and Lessee shall immediately appoint a mutually acceptable appraiser or  broker to  establish the  new MRV  within the  next  30  days. Any  associated  costs  will  be  split  equally  between the Parties, or (b) Both Lessor and  Lessee  shall each immediately  make  a reasonable  determination  of the MRV and submit such determination, in writing,  to   arbitration in  accordance  with the  following provisions: (i) Within 15  days thereafter,   Lessor and Lessee shall each select an independent third party appraiser or broker ("Consultant" − check one) of their choice  to  act as an  arbitrator  (Note: the  parties may not  select either  of  the  Brokers that was involved  in  negotiating  the Lease). The two   arbitrators  so appointed shall  immediately  select a  third  mutually acceptable Consultant  to  act as a  third   arbitrator. (ii) The 3  arbitrators  shall within 30  days  of  the  appointment of the  third arbitrator  reach a decision as  to  what the actual  MRV  for  the   Premises is, and  whether  Lessor's or Lessee's  submitted  MRV is the closest  thereto.   The decision of a majority of the  arbitrators  shall  be binding  on the  Parties.    The submitted  MRV which is  determined to  be the closest  to  the actual MRV shall  thereafter be  used  by  the  Parties. (iii) If either of the  Parties  fails  to  appoint an  arbitrator  within the specified 15  days,  the  arbitrator  timely appointed by one of them  shall  reach  a decision on  his  or  her own, and said decision shall be binding  on  the  Parties. (iv) The  entire cost  of  such arbitration shall  be  paid by the party whose  submitted MRV  is not selected, i.e., the one that is  NOT  the closest  to  the actual MRV. 2) When  determining  MRV,  the  Lessor,  Lessee  and Consultants shall consider the  terms  of  comparable market  transactions which shall  include, but   no limited  to, rent, rental  adjustments,  abated rent,  lease  term  and financial condition of  tenants. INITIALS © 2017  AIR  CRE.  All Rights Reserved. RA 7.03, Revised 06 10 2019 INITIALS Last  Edited:  3/19/2020 4:38 PM Page  1  of 2

    	 

    	 

    

3) Notwithstanding the foregoing, the new Base  Rent  shall not  be  less than the rent  payable for  the month  immediately preceding  the   rent adjustment. b. Upon the  establishment  of each New  Market Rental Value: 1) the  new MRV  will become the  new  "Base  Rent" for  the purpose of calculating  any  further Adjustments,  and 2) the  first month  of each  Market Rental  Value  term shall  become  the new 'Base Month'  for  the purpose of  calculating any  further   Adjustments. III.     Fixed  Rental  Adjustment(s) (FRA) The Base  Rent  shall  be  increased  to  the  following  amounts on the  dates  set  forth  below: On (Fill in FRA Adjustment Date(s)): The New Base  Rent  shall be: 9/1/20 - 8/31/21 $52,000.00 9/1/21 - 8/31/22 $53,560.00 9/1/22 - 8/31/23 $55,166.80 9/1/23 - 8/31/24 $56,821.80 9/1/24 - 8/31/25 $58,526.46 AIR CRE  *   https: //w ww .aircre.com *  213 687 8777  *  contracts@aircre.com NOTICE:   No part of these works may be reproduced in  any form  without permission in  writing. INITIALS © 2017  AIR  CRE.  All Rights Reserved. RA 7.03, Revised 06 10 2019 INITIALS Last  Edited:  3/19/2020 4:38 PM Page  2  of 2

    	 

    	 

    

ADDENDUM  TO LEASE Date: February 7, 2020 By  and  Between P NN  Holdings, LP Property Addres I s: nc. Lessor: Lessee: Envision Solar International, 5660 Eastgate Drive, San Diego, CA 92121 and includes the "Annex Premises" located in the northwest corner of the   property (street  address,  city,  state, zip) Paragraph:    53 - 55 53. LANDLORD’S WORK: Landlord, at Landlord’s sole cost and expense, shall provide turnkey Tenant Improvements  per  a  mutually agreed upon space plan. The cost of work shall include but not be limited  to monies  allocated for  preliminary  space plans, architectural, electrical and mechanical working drawings including engineering, permits, plus  a   general  contractor's fee and  a  construction management fee (the “Landlord’s Work”). The scope of the Landlord’s Work shall include: • New  Paint  and  Carpet in   office  area in front of the building ("Front Offices"). • Repair Grates in the Production Floor • HVAC  Distribution/Rezoning: Tenant is having major issues with  HVAC distribution and  zoning. Landlord to engage   mechanical contractor  to  evaluate  existing HVAC  zoningi  n  the upstairs office area  in  the front of the Building. Landlord   shall  complete  necessary repairs recommended by mechanical contractor. • Removal of Vanguard Equipment: This will include the autoclave and other equipment surrounding the Building and   within the Premises. • Replace all damaged/water - stained ceiling tiles in  the   Front Offices and back offices ("Oroweat Offices"). • The heating unit/furnace serving the Oroweat Offices is non - functional and shall be replaced or repaired . • In the Oroweat Offices and Desmond’s office, there is some leakage through the roof of rainwater when  it  rains and   needs  to be  repaired. It’s  likely  just the edges, because our understanding  is  that  the  roof membrane was replaced. 54. NNN EXPENSES : Taxes, Landscape, Insurance would begin at $ 7 , 000 per month to increase annually upon a recap of the actual expenses . The items circled on the Exhibit “A” shall be the only NNN Expense line - items passed through to Lessee . Lessee shall have industry standard audit rights of Landlord’s Operating Expense accounting 55. SOLAR PANELS: Tenant and Landlord shall use commercially reasonable efforts to discuss  a  mutually agreeable   structure to add solar panels to the Building. In the  event  of  any  conflict between the provisions of this  Addendum  and the  printed provisions  of the Lease, this  Addendum   shall  control. AIR CRE  *   https: //w ww .aircre.com *  213 687 8777  *  contracts@aircre.com NOTICE:   No part of these works may be reproduced in  any form  without permission in  writing. INITIALS © 2017  AIR  CRE.  All Rights Reserved. ADD 1.03, Revised 06 10 2019 INITIALS Last  Edited:  3/19/2020 4:38 PM Page  1  of 1

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