Document:

EX-10.2

 Exhibit 10.2 

SECOND AMENDMENT TO LOAN, GUARANTY AND SECURITY AGREEMENT 

SECOND AMENDMENT TO LOAN, GUARANTY AND SECURITY AGREEMENT, dated as of November 14, 2014 (this “Amendment”), to the
Loan, Guaranty and Security Agreement, dated as of August 27, 2013 (as amended, restated, supplemented or otherwise modified from time to time prior to the date hereof, the “Financing Agreement”), by and among Gordmans, Inc., a
Delaware corporation (the “Borrower”), the guarantors from time to time party thereto and Cerberus Business Finance, LLC, a Delaware limited liability company (“Cerberus”), as collateral agent for the Lenders (in
such capacity, together with its successors and assigns in such capacity, the “Collateral Agent”), and Cerberus, as administrative agent for the Lenders (in such capacity, together with its successors and assigns in such capacity,
the “Administrative Agent” and together with the Collateral Agent, each an “Agent” and, collectively, the “Agent”). All terms used herein that are defined in the Financing Agreement and not
otherwise defined herein shall have the meanings assigned to them in the Financing Agreement. 
 WHEREAS, the Loan Parties, the Agent and
the Lenders wish to amend certain terms and provisions of the Financing Agreement as hereafter set forth. 
 NOW THEREFORE, in consideration
of the premises and other good and valuable consideration, the parties hereto hereby agree as follows: 
 1. Amendments. 

(a) Liquidity. The following definition in Section 1.1 of the Financing Agreement is hereby amended and restated in its entirety:

 “Liquidity” shall mean “Availability” as defined in the Revolver Agreement as in effect on the
date hereof plus unrestricted cash and Cash Equivalents of the Borrower and its Subsidiaries (other than cash in the cash registers at Stores). 

(b) New Definitions. The following new definitions are added to Section 1.1 of the Financing Agreement in their appropriate
alphabetical order: 
 “Second Amendment” means the Second Amendment to Financing Agreement, dated as of
November             , 2014, by and among the Borrower, the Guarantors, the Lenders party thereto and the Agent.” 

“Second Amendment Effective Date” has the meaning specified therefor in Section 3 of the Second
Amendment. 
 (c) Fixed Charge Coverage Ratio. Section 7.16(a) of the Financing Agreement is hereby amended and restated in its
entirety as follows: “(a) RESERVED.” 
 (d) Leverage Ratio. Section 7.16(b) of the Financing Agreement is hereby
amended and restated in its entirety as follows: 

 “(b) Leverage Ratio. Permit the Leverage Ratio of Ultimate Parent and its Subsidiaries as of
the last day of any fiscal quarter ending nearest to the dates set forth below to be greater than the applicable ratio set forth below: 
  

			
	 Fiscal Quarter
	  	 Maximum Leverage Ratio

	 October 31, 2014
	  	2.81:1.00
	 January 31, 2015
	  	4.00:1.00
	 April 30, 2015
	  	4.00:1.00
	 July 31, 2015
	  	4.25:1.00
	 October 31, 2015
	  	4.75:1.00
	 January 31, 2016
	  	5.00:1.00
	 April 30, 2016
	  	4.50:1.00
	 July 31, 2016
	  	4.25:1.00
	 October 31, 2016
	  	4.00:1.00
	 January 31, 2017
	  	3.75:1.00
	 April 30, 2017
	  	3.50:1.00
	 July 31, 2017
	  	3.25:1.00
	 October 31, 2017 and each fiscal quarter end thereafter
	  	3.00:1.00

 (e) Liquidity. Section 7.16(d) of the Financing Agreement is hereby amended and restated in its
entirety as follows: 
 “(d) Liquidity. Permit Liquidity to be less than (i) if the Fixed Charge Coverage
Ratio of the Ultimate Parent and its Subsidiaries for the four (4) consecutive fiscal quarters of Ultimate Parent and its Subsidiaries most recently ended for which financial statements were required to be delivered hereunder is less than
1.10.1.00, $30,000,000 or (ii) if the Fixed Charge Coverage Ratio of the Ultimate Parent and its Subsidiaries for the four (4) consecutive fiscal quarters of Ultimate Parent and its Subsidiaries most recently ended for which financial
statements were required to be delivered hereunder is greater than or equal to 1.10.100, $20,000,000.” 

  
 2 

 2. Representations and Warranties. Each Loan Party hereby jointly and severally represents and
warrants to the Agent and the Lenders as follows: 
 (a) Representations and Warranties; No Event of Default. The representations
and warranties herein, in Section 5 of the Financing Agreement and in each other Loan Document, certificate or other writing delivered by or on behalf of any Loan Party to the Agent or any Lender pursuant to the Financing Agreement or any other
Loan Document on or prior to the Second Amendment Effective Date (as defined below) are true and correct in all material respects (except that such materiality qualifier shall not be applicable to any representations or warranties that already are
qualified or modified as to “materiality” or “Material Adverse Effect” in the text thereof, which representations and warranties shall be true and correct in all respects subject to such qualification) on and as of such date as
though made on and as of such date (it being understood and agreed that any representation or warranty which by its terms is made as of a specified date shall be required to be true and correct in all material respects only as of such specified date
(except that Dsuch materiality qualifier shall not be applicable to any representations or warranties that already are qualified or modified as to “materiality” or “Material Adverse Effect” in the text thereof, which
representations and warranties shall be true and correct in all respects subject to such qualification)), and, except for the Existing Defaults, no Default or Event of Default has occurred and is continuing as of the Second Amendment Effective Date
or would result from this Amendment becoming effective in accordance with its terms. 
 (b) Authorization; Enforceability. The
execution, delivery and performance of this Amendment by each Loan Party, and the performance of the Financing Agreement, as amended hereby (i) are within the power and authority of each such Loan Party and have been duly authorized by all
necessary action and (ii) have been duly authorized, executed and delivered by each such Loan Party and constitute legal, valid and binding obligations of each such Loan Party, enforceable in accordance with their respective terms, except as
enforceability may be limited by applicable bankruptcy, insolvency, reorganization, moratorium or other similar laws affecting creditors’ rights generally. 

3. Conditions to Effectiveness. This Amendment shall become effective as of the date first written above only upon satisfaction in full, in a
manner reasonably satisfactory to the Collateral Agent, of the following conditions precedent (the first date upon which all such conditions shall have been satisfied being herein called the “Second Amendment Effective Date”): 

(a) The Collateral Agent shall have received this Amendment, duly executed by each Loan Party, each Agent and each Lender signatory hereto.

 (b) The Borrower shall pay to the Administrative Agent, for the account of each of the Lenders on a pro rata basis, a modification and
waiver fee in the amount of $150,000, which fee shall be due on the Second Amendment Effective Date and shall be deemed fully earned as of the Second Amendment Effective Date. 

(c) The Borrower shall pay concurrently with the closing of the transactions evidenced by this Amendment, all fees, costs, expenses and taxes
then payable pursuant to Section 12.04 of the Financing Agreement. 

  
 3 

 (d) The Borrower shall make a voluntary prepayment of the Term Loans in an amount equal to
$15,000,000 with the proceeds of a draw under the Revolver Agreement. 
 (e) No injunction, writ, restraining order, or other order of any
nature prohibiting, directly or indirectly, the consummation of the transactions contemplated herein shall have been issued and remain in force by any Governmental Authority against the Borrower, any Guarantor, the Agent, or any Lender. 

(f) Representations and Warranties; No Event of Default. The representations and warranties herein, in Article VI of the Financing
Agreement and in each other Loan Document, certificate or other writing delivered by or on behalf of any Loan Party to the Agent or any Lender pursuant to the Financing Agreement or any other Loan Document on or prior to the Second Amendment
Effective Date are true and correct in all material respects (except that such materiality qualifier shall not be applicable to any representations or warranties that already are qualified or modified as to “materiality” or “Material
Adverse Effect” in the text thereof, which representations and warranties shall be true and correct in all respects subject to such qualification) on and as of such date as though made on and as of such date (it being understood and agreed that
any representation or warranty which by its terms is made as of a specified date shall be required to be true and correct in all material respects only as of such specified date (except that such materiality qualifier shall not be applicable to any
representations or warranties that already are qualified or modified as to “materiality” or “Material Adverse Effect” in the text thereof, which representations and warranties shall be true and correct in all respects subject to
such qualification)), and, except for the Existing Defaults, no Default or Event of Default has occurred and is continuing as of the Second Amendment Effective Date or would result from this Amendment becoming effective in accordance with its terms
or any transactions contemplated herein. The Collateral Agent shall have received a certificate of an Authorized Officer, secretary or assistant secretary of each Loan Party, certifying as to the foregoing. 

4. Continued Effectiveness of the Financing Agreement and Other Loan Documents. Each Loan Party hereby (a) acknowledges and consents to
this Amendment, (b) confirms and agrees that the Financing Agreement and each other Loan Document to which it is a party is, and shall continue to be, in full force and effect and is hereby ratified and confirmed in all respects except that on
and after the Second Amendment Effective Date all references in any such Loan Document to “the Financing Agreement”, the “Agreement”, “thereto”, “thereof”, “thereunder” or words of like import
referring to the Financing Agreement shall mean the Financing Agreement as amended by this Amendment, and (c) confirms and agrees that to the extent that any such Loan Document purports to assign or pledge to the Collateral Agent for the
benefit of the Agent and the Lenders, or to grant to the Collateral Agent for the benefit of the Agent and the Lenders a security interest in or Lien on, any Collateral as security for the Obligations or Guaranteed Obligations, as the case may be,
of any Loan Party from time to time existing in respect of the Financing Agreement (as amended hereby) and the other Loan Documents, such pledge, assignment and/or grant of the security interest or Lien is hereby ratified and confirmed in all
respects. This Amendment does not and shall not affect any of the obligations of any Loan Party, other than as expressly provided herein, including, without limitation, the Borrower’s obligation to repay the Loans in

  
 4 

 
accordance with the terms of Financing Agreement, or the obligations of any other Loan Party under any Loan Document to which it is a party, all of which obligations shall remain in full force
and effect. Except as expressly provided herein, the execution, delivery and effectiveness of this Amendment shall not operate as a waiver of any right, power or remedy of the Agent or any Lender under the Financing Agreement or any other Loan
Document, nor constitute a waiver of any provision of the Financing Agreement or any other Loan Document. 
 5. Release by the Loan
Parties. 
 Effective on the Second Amendment Effective Date, each Loan Party, for itself and on behalf of its successors, assigns, and
officers, directors, employees, agents and attorneys, and any Person acting for or on behalf of, or claiming through it, hereby waives, releases, remises and forever discharges each Agent, each Lender, each of their respective Affiliates, and each
of their respective successors in title, past, present and future officers, directors, employees, limited partners, general partners, investors, attorneys, assigns, subsidiaries, shareholders, trustees, agents and other professionals and all other
persons and entities to whom the Agent or any Lender would be liable if such persons or entities were found to be liable to the Loan Parties (each a “Releasee” and, collectively, the “Releasees”), from any and all
past, present and future claims, suits, liens, lawsuits, adverse consequences, amounts paid in settlement, debts, deficiencies, diminution in value, disbursements, demands, obligations, liabilities, causes of action, damages, losses, costs and
expenses of any kind or character, whether based in equity, law, contract, tort, implied or express warranty, strict liability, criminal or civil statute or common law (each a “Claim” and collectively, the
“Claims”), whether known or unknown, fixed or contingent, direct, indirect, or derivative, asserted or unasserted, matured or unmatured, foreseen or unforeseen, past or present, liquidated or unliquidated, suspected or unsuspected,
which any Loan Party ever had from the beginning of the world, now has, or might hereafter have against any such Releasee, which Claims relate, directly or indirectly, to any act or omission by any Releasee that occurred on or prior to the date of
this Amendment and relate, directly or indirectly, to the Financing Agreement, any other Loan Document, or any acts or omissions of any such Releasee that occurred on or prior to the date of this Amendment with respect to the Financing Agreement or
any other Loan Document, or the lender-borrower relationship evidenced by the Loan Documents, except for the duties and obligations set forth in this Amendment and the duties and obligations set forth in the Loan Documents to be performed on or
after the date of this Amendment. As to each and every Claim released hereunder, each Loan Party hereby represents that it has received the advice of legal counsel with regard to the releases contained herein, and having been so advised,
specifically waives the benefit of the provisions of Section 1542 of the Civil Code of California which provides as follows: 
 “A
GENERAL RELEASE DOES NOT EXTEND TO CLAIMS WHICH A CREDITOR DOES NOT KNOW OR SUSPECT TO EXIST IN HIS FAVOR AT THE TIME OF EXECUTING THE RELEASE, WHICH IF KNOWN BY HIM, MUST HAVE MATERIALLY AFFECTED HIS SETTLEMENT WITH THE DEBTOR.” 

As to each and every Claim released hereunder, each Loan Party also waives the benefit of each other similar provision of applicable federal
or state law (including without limitation the laws of the state of New York), if any, pertaining to general releases after having been advised by its legal counsel with respect thereto. 

  
 5 

 Each Loan Party acknowledges that it may hereafter discover facts different from or in addition
to those now known or believed to be true with respect to such Claims, and agrees that this instrument shall be and remain effective in all respects notwithstanding any such differences or additional facts. Each Loan Party understands, acknowledges
and agrees that the release set forth above may be pleaded as a full and complete defense and may be used as a basis for an injunction against any action, suit or other proceeding which may be instituted, prosecuted or attempted in breach of the
provisions of such release. 
 Each Loan Party, for itself and on behalf of its successors, assigns, and officers, directors, employees,
agents and attorneys, and any Person acting for or on behalf of, or claiming through it, hereby absolutely, unconditionally and irrevocably, covenants and agrees with and in favor of each Releasee above that it will not sue (at law, in equity, in
any regulatory proceeding or otherwise) any Releasee on the basis of any Claim released, remised and discharged by such Person pursuant to the above release. Each Loan Party further agrees that it shall not dispute the validity or enforceability of
the Financing Agreement or any of the other Loan Documents or any of its obligations thereunder, or the validity, priority, enforceability or the extent of Collateral Agent’s Lien on any item of Collateral under the Financing Agreement or the
other Loan Documents. If any Loan Party or any of its respective successors, assigns, or officers, directors, employees, agents or attorneys, or any Person acting for or on behalf of, or claiming through it violate the foregoing covenant, such
Person, for itself and its successors, assigns and legal representatives, agrees to pay, in addition to such other damages as any Releasee may sustain as a result of such violation, all attorneys’ fees and costs incurred by such Releasee as a
result of such violation. 
 6. Reaffirmation. 

(a) Borrowers. The Borrower hereby reaffirms its obligations under each Loan Document to which it is a party. The Borrower hereby
further ratifies and reaffirms the validity and enforceability of all of the Liens and security interests heretofore granted, pursuant to and in connection with the Security Agreement or any other Loan Document to the Collateral Agent, on behalf and
for the benefit of each Agent and each Lender, as collateral security for the obligations under the Loan Documents in accordance with their respective terms, and acknowledges that all of such Liens and security interests, and all collateral
heretofore pledged as security for such obligations, continues to be and remain collateral for such obligations from and after the date hereof. 

(b) Guarantor. Each Guarantor hereby (i) consents to this Amendment; (ii) acknowledges and reaffirms all obligations owing by
it to the Agent and Lenders under any Loan Document to which it is a party and represents and warrants that, after giving effect to this Amendment, all of its representations and warranties contained in the Loan Documents to which such Guarantor is
a party are true, accurate and complete in all material respects (except that such materiality qualifier shall not be applicable to any representations and warranties that already are qualified or modified by materiality in the text thereof) as if
made the date hereof (unless any such representation or warranty is expressly made as of a specific date, in which event it shall be true, accurate and complete as of such specified date), (iii) agrees that each Loan

  
 6 

 
Document to which it is a party is and shall remain in full force and effect and shall not be impaired or otherwise affected by the execution of this Amendment or any other document or instrument
delivered in connection herewith, (iv) ratifies and reaffirms the validity and enforceability of all of the Liens and security interests heretofore granted by it, pursuant to and in connection with the Security Agreement and any other Loan
Document to which such Guarantor is a party, to the Collateral Agent, on behalf and for the benefit of each Agent and each Lender, as collateral security for the Guaranteed Obligations of such Guarantor, and acknowledges that all of such Liens and
security interests, and all collateral heretofore pledged as security for such obligations, continues to be and remain collateral for such obligations from and after the date hereof, and (v) ratifies and confirms its consent to any previous
amendments of the Financing Agreement and any previous waivers granted with respect to the Financing Agreement. Although each of the Guarantors have been informed of the matters set forth herein and have acknowledged and agreed to same, each of the
Guarantors understands that the Agent and the Lenders shall have no obligation to inform the Guarantors of such matters in the future or to seek the Guarantors’ acknowledgement or agreement to future amendments, waivers, or modifications, and
nothing herein shall create such a duty. 
 7. Miscellaneous. 

(a) This Amendment may be executed in any number of counterparts and by different parties hereto in separate counterparts, each of which shall
be deemed to be an original but all of which taken together shall constitute one and the same agreement. Delivery of an executed counterpart of this Amendment by facsimile or electronic mail shall be equally effective as delivery of an original
executed counterpart of this Amendment. 
 (b) Section and paragraph headings herein are included for convenience of reference only and shall
not constitute a part of this Amendment for any other purpose. 
 (c) This Amendment shall be governed by, and construed in accordance with,
the laws of the State of New York. 
 (d) Each Loan Party hereby acknowledges and agrees that this Amendment constitutes a “Loan
Document” under the Financing Agreement. Accordingly, it shall be an Event of Default under the Financing Agreement if (i) any representation or warranty made by a Loan Party under or in connection with this Amendment shall have been
incorrect in any material respect when made, or (ii) a Loan Party shall fail to perform or observe any term, covenant or agreement contained in this Amendment. 

(e) Any provision of this Amendment that is prohibited or unenforceable in any jurisdiction shall, as to such jurisdiction, be ineffective to
the extent of such prohibition or unenforceability without invalidating the remaining portions hereof or affecting the validity or enforceability of such provision in any other jurisdiction. 

(f) The Borrower will pay on demand all reasonable fees, costs and expenses of the Agent and the Lenders in connection with the preparation,
execution and delivery of this Amendment or otherwise payable under the Financing Agreement, including, without limitation, reasonable fees, costs and expenses of Schulte Roth & Zabel LLP, counsel to the Collateral Agent. 

  
 7 

 (g) Sections 1.4 and 18 of the Financing Agreement are incorporated herein by reference, mutatis
mutandis. 
 [Remainder of page intentionally left blank] 

  
 8 

 IN WITNESS WHEREOF, the parties hereto have caused this Amendment to be executed and delivered as
of the date set forth on the first page hereof. 
  

			
	BORROWER:
	
	GORDMANS, INC.
		
	By:	 	 /s/ Michael D. James

		 	Name: Michael D. James
		 	Title: Chief Financial Officer
	
	GUARANTORS
	
	GORDMANS MANAGEMENT COMPANY, INC.
		
	By:	 	 /s/ Michael D. James

	Name:	 	Michael D. James
	Title:	 	Chief Financial Officer
	
	GORDMANS DISTRIBUTION COMPANY, INC.
		
	By:	 	 /s/ Michael D. James

	Name:	 	Michael D. James
	Title:	 	Chief Financial Officer
	
	GORDMANS INTERMEDIATE HOLDINGS CORP.
		
	By:	 	 /s/ Michael D. James

	Name:	 	Michael D. James
	Title:	 	Chief Financial Officer

 
			
	GORDMANS STORES, INC.
		
	By:	 	 /s/ Michael D. James

	Name:	 	Michael D. James
	Title:	 	Chief Financial Officer
	
	GORDMANS LLC
		
	By:	 	 /s/ Michael D. James

	Name:	 	Michael D. James
	Title:	 	Chief Financial Officer

 
			
	ADMINISTRATIVE AGENT AND COLLATERAL AGENT:
	
	CERBERUS BUSINESS FINANCE, LLC
		
	By:	 	 /s/ Philip Lindenbaum

	Name:	 	Philip Lindenbaum
	Title:	 	Senior Vice President

			
	LENDERS
	
	CERBERUS NJ CREDIT OPPORTUNITIES FUND, L.P.
	
	By: Cerberus NJ Credit Opportunities GP, LLC
	Its: General Partner
		
	By:	 	 /s/ Philip Lindenbaum

	Name:	 	Philip Lindenbaum
	Title:	 	Managing Director
	
	CERBERUS ASRS FUNDING LLC
		
	By:	 	 /s/ Philip Lindenbaum

	Name:	 	Philip Lindenbaum
	Title:	 	Vice President
	
	ABLECO CAPITAL LLC
		
	By:	 	 /s/ Philip Lindenbaum

	Name:	 	Philip Lindenbaum
	Title:	 	Senior Vice President
	
	CERBERUS ONSHORE LEVERED II LLC
		
	By:	 	 /s/ Philip Lindenbaum

	Name:	 	Philip Lindenbaum
	Title:	 	Vice President
	
	CERBERUS ONSHORE II CLO LLC
		
	By:	 	 /s/ Philip Lindenbaum

	Name:	 	Philip Lindenbaum
	Title:	 	Vice President

			
	CERBERUS AUS LEVERED II LP
	By: CAL II GP LLC
	Its: General Partner
		
	By:	 	 /s/ Philip Lindenbaum

	Name:	 	Philip Lindenbaum
	Title:	 	Vice President
	
	CERBERUS OFFSHORE LEVERED II LP
	
	By: COL II GP Inc.                
	Its: General Partner
		
	By:	 	 /s/ Philip Lindenbaum

	Name:	 	Philip Lindenbaum
	Title:	 	Vice PresidentExhibit 10.1

 

OFFICE LEASE

by and between

T-C STONECREST LLC

a Delaware limited liability company

(“Landlord”)

and

Aethlon Medical, INC.

a Nevada corporation

(“Tenant”)

Dated as of

______________________, 2014

 

 

 

 

 

 

 

 

 

 

    	 

    	 

    

Office lease

 

THIS OFFICE LEASE (this
“Lease”) is made between T-C STONECREST LLC, a Delaware limited liability company (“Landlord”),
and the Tenant described in Item 1 of the Basic Lease Provisions.

LEASE OF PREMISES

 

Landlord hereby leases
to Tenant and Tenant hereby leases from Landlord, subject to all of the terms and conditions set forth herein, those certain premises
(the “Premises”) described in Item 3 of the Basic Lease Provisions and as shown in the drawing attached
hereto as Exhibit A-1. The Premises are located in the Building described in Item 2 of the Basic
Lease Provisions. The Building is located on that certain land (the “Land”) more particularly described on Exhibit A-2
attached hereto, which is also improved with landscaping, parking facilities and other improvements, fixtures and common areas
and appurtenances now or hereafter placed, constructed or erected on the Land (sometimes referred to herein as the “Project”).

BASIC LEASE PROVISIONS

 

	1.	
        Tenant:

         
	
        Aethlon Medical, inc.,
        a Nevada corporation (“Tenant”)

         

	2.	
        Building:

         
	
        9635 Granite Ridge Drive

        San Diego, California 92123

         

	3.	
        Description of Premises:

         
	
        Suite: 100

         

	 	
        Rentable Area:

         
	
        2,576 square feet

         

	 	
        Building Size:

         
	55,656 square feet (subject to Paragraph 18)
	4.	
        Tenant’s Proportionate

        Share:

         
	
        4.6284% (2,576 rsf / 55,656 rsf) (See Paragraph 3)

         

	5.	
        Base Rent:

         
	
        (See Paragraph 2)

         

	 	
        Month 1 – 12:

        Monthly Installment:

         
	
         

        $6,053.60*($2.35/square foot of Rentable Area/month)

         

        *Notwithstanding the foregoing to the contrary, so long as Tenant
        is not then in default past applicable notice and cure periods, the Base Rent due for Months 2, 3, 6 and 7 shall be partially abated
        so that during these months the Base Rent shall be equal to $3,026.80 per month.

	 	
        Months 13 to 24, inclusive:

        Monthly Installment:

         
	
         

        $6,233.92* ($2.42/square foot of Rentable Area/month)

         

        *Notwithstanding the foregoing to the contrary, so long as Tenant
        is not then in default past applicable notice and cure periods, the Base Rent due for Months 13 and 14 shall be partially abated
        so that during these months the Base Rent shall be equal to $3,116.96 per month.

    	1

    	 

    

 

	 	
        Months 25 to 36, inclusive:

        Monthly Installment:

         
	
         

        $6,414.24 ($2.49/square foot of Rentable Area/month)

         

	 	
        Months 37 to 39, inclusive:

        Monthly Installment:

         
	
         

        $6,620.32 ($2.57/square foot of Rentable Area/month)

         

	6.	
        Installment Payable

        Upon Execution:

         
	
        $6,053.60 (to be applied towards the monthly installment of Base
        Rent due for Month 1 of the Initial Term)

         

	7.	
        Security Deposit

        Payable Upon Execution:

         
	
        $36,888.32 (See Paragraph 2(c))

         

	8.	
        Base Year for Operating Expenses:

         
	
        2015 (See Paragraph 3)

         

	9.	
        Initial Term:

         
	
        Thirty-nine (39) months, commencing on the
        Commencement Date and ending on the day immediately preceding the thirty-ninth (39th) month anniversary of the Commencement Date
        (See Paragraph 1)

         

	10.	
        Estimated Commencement Date:

         
	
        December 1, 2014

         

	11.	
        Estimated Termination Date:

         
	
        February 28, 2018

         

	12.	
        Broker(s) (See Paragraph 19(k)):

         
	 
	 	
        Landlord’s Broker:

         
	
        CBRE, Inc.

        4365 Executive Drive, Suite 1600

        San Diego, CA 92121

         

	 	
        Tenant’s Broker:

         
	
        Jones Lang LaSalle

        4747 Executive Drive, Suite 400

        San Diego CA 92121

         

	13.	
        Number of Parking Spaces:

         
	A total of ten (10) parking spaces allocated as follows: (i) seven (7) of such parking spaces being unreserved surface parking stalls free for the initial Lease Term and (ii) three (3) of such parking spaces being reserved parking stalls in the Project’s parking structure at the then prevailing cost for such parking stalls (which as of the Effective Date of this Lease is $75.00 per parking stall per month), plus applicable taxes.  (See Paragraph 18).
	14.	
        Addresses for Notices:

         
	 
	 	
        To:TENANT:

         
	
        To:       LANDLORD:

         

    	2

    	 

    

 

	 	
        Prior to occupancy of the Premises:

         

        Aethlon Medical, Inc.

        8910 University Center Lane, Suite 660

        San Diego, California 92122

         
	
        Project Management Office:

         

        T-C Stonecrest LLC

        4675 MacArthur Court, Suite 1100

        Newport Beach, California 92660

        Attn: Robert Niendorf, Director – Asset Management

         

	 	
        After occupancy of the Premises:

         

        Aethlon Medical, Inc.

        9635 Granite Ridge Drive, Suite 100

        San Diego, California 92121

         
	
        With a copy to:

         

        T-C Stonecrest LLC

        c/o CB Richard Ellis, Inc.

        9665 Granite Ridge Drive, Suite 520

        San Diego, California 92123

        Attn: Jennifer Williams

         

	15.	
        Address for Payment of Rent:

         
	
        All payments payable under this Lease shall
        be sent to Landlord at:

         

        TIAA – CREF

        DEPT LA 21531

        Pasadena, California 91185-1131

         

        or to such other address as Landlord may designate
        in writing.

         

	16.	
        Guarantor:

         
	
        None

         

	17.	
        Effective Date:

         
	
        See cover page

         

	18.	
        Tenant Improvement

        Allowance:

         
	
        Up to $30,912.00 (which is equal to twelve
        ($12.00) dollars per rentable square foot) (See Exhibit B)

         

	19.	
        The “State” is the state, commonwealth, district
        or jurisdiction in which the Building is located.

         
	 

 

This Lease consists of the foregoing introductory paragraphs and Basic Lease Provisions, the provisions of
the Standard Lease Provisions (the “Standard Lease Provisions”) (consisting of Paragraph 1 through
Paragraph 19 which follow) and Exhibits A-1 through Exhibit A-2 and Exhibits B
through Exhibit E, and the following Addenda: Addendum One: One Renewal Option at Market,
all of which are incorporated herein by this reference. In the event of any conflict between the provisions of the Basic Lease
Provisions and the provisions of the Standard Lease Provisions, the Standard Lease Provisions shall control.

 

    	3

    	 

    

STANDARD LEASE PROVISIONS

 

	1.		TERM

 

(a)The Initial
Term of this Lease and the Rent (defined below) shall commence on the  later to occur of (i) the earlier to occur of (A) the
date that the Tenant Improvements are Substantially Completed, or (B) the date the Tenant Improvements would have been Substantially
Completed except for Tenant Delays, or (C) the date that Tenant, or any person occupying any of the Premises with Tenant’s
permission, commences business operations from the Premises, or (ii) December 1, 2014
(the “Commencement Date”). Unless earlier terminated in accordance with the provisions hereof, the Initial
Term of this Lease shall be the period shown in Item 9 of the Basic Lease Provisions. As used herein, “Lease
Term” shall mean the Initial Term referred to in Item 9 of the Basic Lease Provisions, subject to any extension
of the Initial Term hereof exercised in accordance with the terms and conditions expressly set forth herein (the “Expiration
Date”). Unless Landlord is terminating this Lease prior to the Expiration Date in accordance with the provisions hereof,
Landlord shall not be required to provide notice to Tenant of the Expiration Date. This Lease shall be a binding contractual obligation
effective upon execution hereof by Landlord and Tenant, notwithstanding the later commencement of the Initial Term of this Lease.
The terms “Tenant Improvements” and “Substantial Completion” or “Substantially Completed”
are defined in the attached Exhibit B Work Letter. “Tenant Delays” consist of those delays
defined in Exhibit B.

 

(b)The Premises
will be delivered to Tenant when the Tenant Improvements have been Substantially Completed. If the Commencement Date is delayed
or otherwise does not occur on the Estimated Commencement Date, set forth in Item 10 of the Basic Lease Provisions, this
Lease shall not be void or voidable, nor shall Landlord be liable to Tenant for any loss or damage resulting therefrom. Commencing
on a date no earlier than fifteen (15) days prior to the date on which the Landlord estimates the Commencement Date will occur
(such date being the “Pre-Term Access Commencement Date”) and ending on the day immediately preceding the Commencement
Date (such period being referred to as the “Pre-Term Access Period”), Tenant, and Tenant’s contractors
reasonably approved by Landlord, may access the Premises (the “Pre-Term Access”) for the sole purpose of installing
Tenant’s furniture, fixtures, equipment, and leasehold improvements in the Premises; provided, however, Tenant and/or Tenant’s
contractors, must coordinate all access to the Premises during such Pre-Term Access Period with the Property Manager of the Building
prior to such access. Except for the payment of Base Rent and Additional Rent under this Lease, all other terms, conditions, rules,
regulations and obligations of Tenant, as set forth in this Lease, shall apply during the Pre-Term Access Period. Tenant, and its
approved contractors, shall not interfere with the completion of construction of the Tenant Improvements or cause any labor dispute
as a result of such Pre-Term Access, and Tenant hereby agrees to indemnify, defend, and hold Landlord harmless from any loss or
damage to such property, and all liability, loss, or damage arising from any injury to the Building or the property of Landlord,
its contractors, subcontractors, or materialmen, and any death or personal injury to any person or persons arising out of such
Pre-Term Access, EVEN IF SUCH LOSS, DAMAGE, LIABILITY, DEATH, OR PERSONAL INJURY WAS CAUSED SOLELY OR IN PART BY LANDLORD’S
NEGLIGENCE, BUT NOT TO THE EXTENT CAUSED BY THE GROSS NEGLIGENCE OR WILLFUL MISCONDUCT OF LANDLORD. Any such Pre-Term Access shall
be subject to Tenant providing to Landlord satisfactory evidence of insurance for personal injury and property damage related to
such Pre-Term Access Period prior to the commencement of the Pre-Term Access Period, including such insurance from Tenant’s
contractors, as required by Landlord for third party contractors working in the Building. Any delay in putting Tenant in possession
of the Premises due to such Pre-Term Access Period shall not serve to extend the term of this Lease or to make Landlord liable
for any damages arising therefrom.

 

(c)Upon Substantial
Completion of the Tenant Improvements, Landlord shall prepare and deliver to Tenant, Tenant’s Commencement Letter in the
form of Exhibit E attached hereto (the “Commencement Letter”) which Tenant shall acknowledge
by executing a copy and returning it to Landlord. If Tenant fails to sign and return the Commencement Letter to Landlord within
ten (10) days of its receipt from Landlord, the Commencement Letter as sent by Landlord shall be deemed to have correctly set forth
the Commencement Date and the other matters addressed in the Commencement Letter. Failure of Landlord to send the Commencement
Letter shall have no effect on the Commencement Date.

 

    	4

    	 

    

 

 

	2.		BASE
                                         RENT AND SECURITY DEPOSIT

 

(a)Tenant agrees
to pay during each month of the Lease Term as Base Rent (“Base Rent”) for the Premises the sums shown for such
periods in Item 5 of the Basic Lease Provisions.

 

(b)Except as expressly
provided to the contrary herein, Base Rent shall be payable in consecutive monthly installments, in advance, without demand, deduction
or offset, commencing on the Commencement Date and continuing on the first day of each calendar month thereafter until the expiration
of the Lease Term. The first full monthly installment of Base Rent shall be payable upon Tenant’s execution of this Lease.
The obligation of Tenant to pay Rent and other sums to Landlord and the obligations of Landlord under this Lease are independent
obligations. If the Commencement Date is a day other than the first day of a calendar month, or the Lease Term expires on a day
other than the last day of a calendar month, then the Rent for such partial month shall be calculated on a per diem basis. In the
event Landlord delivers possession of the Premises to Tenant prior to the Commencement Date, Tenant agrees it shall be bound by
and subject to all terms, covenants, conditions and obligations of this Lease during the period between the date possession is
delivered and the Commencement Date, other than the payment of Base Rent, in the same manner as if delivery had occurred on the
Commencement Date.

 

(c)Simultaneously
with the execution of this Lease, Tenant has paid or will pay Landlord the security deposit (the “Security Deposit”)
in Item 7 of the Basic Lease Provisions as security for the performance of the provisions hereof by Tenant, if applicable.
Landlord shall not be required to keep the Security Deposit separate from its general funds and Tenant shall not be entitled to
interest thereon.

 

If Tenant defaults
with respect to any provision of this Lease, including, without limitation, the provisions relating to the payment of Rent or the
cleaning of the Premises upon the termination of this Lease, or amounts which Landlord may be entitled to recover pursuant to the
provisions of Section 1951.2 of the California Civil Code, Landlord may, but shall not be required to, use, apply or retain
all or any part of the Security Deposit (i) for the payment of any Rent or any other sum in default, (ii) for the payment
of any other amount which Landlord may spend or become obligated to spend by reason of Tenant’s default hereunder, or (iii) to
compensate Landlord for any other loss or damage which Landlord may suffer by reason of Tenant’s default hereunder, including,
without limitation, costs and reasonable attorneys’ fees incurred by Landlord to recover possession of the Premises following
a default by Tenant hereunder. The use or application of the Security Deposit or any portion thereof shall not prevent Landlord
from exercising any other right or remedy provided hereunder or under any Law and shall not be construed as liquidated damages.

 

If any portion of the
Security Deposit is so used or applied, Tenant shall, upon demand therefor, deposit cash with Landlord in an amount sufficient
to restore the Security Deposit within five (5) business days to the appropriate amount, as determined hereunder. If Tenant
shall fully perform every provision of this Lease to be performed by it, the Security Deposit or any balance thereof shall be returned
to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder) within thirty (30) days
following the expiration of the Lease Term; provided, however, that Landlord may retain the Security Deposit until such time as
any amount due from Tenant in accordance with Paragraph 3 below has been determined and paid to Landlord in full. Tenant
hereby waives the provisions of Section 1950.7 of the California Civil Code. Tenant also waives all provisions of law, now
or hereafter in force, which provide that Landlord may claim from a security deposit only those sums reasonably necessary to remedy
defaults in the payment of rent, to repair damage caused by Tenant or to clean the Premises, it being agreed that Landlord may,
in addition, claim those sums reasonably necessary to compensate Landlord for any other loss or damage, foreseeable or unforeseeable,
caused by the act or omission of Tenant or any Tenant Affiliates (as defined in Paragraph 6(g)(i) below).

 

    	5

    	 

    

 

 

Notwithstanding anything
herein to the contrary, provided that Tenant is not then in default under the terms of this Lease after applicable notice and cure
periods, as of the first day of the fourth month of the Lease Term, the Security Deposit shall be reduced by an amount equal to
$6,053.60 (and such amount shall be applied towards the next installment of Base Rent due hereunder) so that thereafter the Security
Deposit under this Lease shall be in an amount equal to $30,834.72. Notwithstanding anything herein to the contrary, provided that
Tenant is not then in default under the terms of this Lease after applicable notice and cure periods, as of the first day of the
fifth month of the Lease Term, the Security Deposit shall be reduced by an amount equal to $6,053.60 (and such amount shall be
applied towards the next installment of Base Rent due hereunder) so that thereafter the Security Deposit under this Lease shall
be in an amount equal to $24,781.12. Notwithstanding anything herein to the contrary, provided that Tenant is not then in default
under the terms of this Lease after applicable notice and cure periods, as of the first day of the tenth month of the Lease Term,
the Security Deposit shall be reduced by an amount equal to $6,053.60 (and such amount shall be applied towards the next installment
of Base Rent due hereunder) so that thereafter the Security Deposit under this Lease shall be in an amount equal to $18,727.52.
Notwithstanding anything herein to the contrary, provided that Tenant is not then in default under the terms of this Lease after
applicable notice and cure periods, as of the first day of the eleventh month of the Lease Term, the Security Deposit shall be
reduced by an amount equal to $6,053.60 (and such amount shall be applied towards the next installment of Base Rent due hereunder)
so that thereafter the Security Deposit under this Lease shall be in an amount equal to $12,673.92. Notwithstanding anything herein
to the contrary, provided that Tenant is not then in default under the terms of this Lease after applicable notice and cure periods,
as of the first day of the twelfth month of the Lease Term, the Security Deposit shall be reduced by an amount equal to $6,053.60
(and such amount shall be applied towards the next installment of Base Rent due hereunder) so that thereafter the Security Deposit
under this Lease shall be in an amount equal to $6,620.32.

 

 

 

(d)The parties
agree that for all purposes hereunder the Premises shall be stipulated to contain the number of square feet of Rentable Area described
in Item 3 of the Basic Lease Provisions. Upon the request of Landlord during any extension or renewal of the Initial Term,
Landlord’s space planner shall verify the exact number of square feet of Rentable Area in the Premises. If during any extension
or renewal of the Initial Term there is a variation from the number of square feet specified in Item 3 of the Basic
Lease Provisions, Landlord and Tenant shall execute an amendment to this Lease for the purpose of making appropriate adjustments
to the Base Rent, the Security Deposit, Tenant’s Proportionate Share and such other provisions hereof as shall be appropriate
under the circumstances.

 

	3.		ADDITIONAL
                                         RENT

 

(a)If Operating
Expenses (defined below) for the Project for any calendar year during the Lease Term exceed Base Operating Expenses (defined below),
Tenant shall pay to Landlord as additional rent (“Additional Rent”) an amount equal to Tenant’s Proportionate
Share (defined below) of such excess. Notwithstanding anything herein to the contrary, the Additional Rent due hereunder shall
be abated for the time period commencing on the Commencement Date and continuing through the day that is immediately preceding
the one (1) year anniversary of the Commencement Date.

 

(b)“Tenant’s
Proportionate Share” is, subject to the provisions of Paragraph 18, the percentage number described in Item
4 of the Basic Lease Provisions. Tenant’s Proportionate Share represents, subject to the provisions of Paragraph 18,
a fraction, the numerator of which is the number of square feet of Rentable Area in the Premises and the denominator of which is
the number of square feet of Rentable Area for lease to third parties in the Project, as determined by Landlord pursuant to Paragraph 18.

 

(c)“Base
Operating Expenses” means all Operating Expenses incurred or payable by Landlord during the calendar year specified as
Tenant’s Base Year in Item 8 of the Basic Lease Provisions.

 

(d)“Operating
Expenses” means all costs, expenses and obligations incurred or payable by Landlord in connection with the operation,
ownership, management, repair or maintenance of the Building and the Project during or allocable to the Lease Term, including without
limitation, the following:

 

(i)Any form of
assessment, license fee, license tax, business license fee, commercial rental tax, levy, charge, improvement bond, tax, water and
sewer rents and charges, utilities and communications taxes and charges or similar or dissimilar imposition imposed by any authority
having the direct power to tax, including any city, county, state or federal government, or any school, agricultural, lighting,
drainage or other improvement or special assessment district thereof, or any other governmental charge, general and special, ordinary
and extraordinary, foreseen and unforeseen, which may be assessed against any legal or equitable interest of Landlord in the Premises,
Building, Common Areas or Project (collectively, (“Taxes”). Taxes shall also include, without limitation:

 

    	6

    	 

    

 

 

(A)any tax on Landlord’s
“right” to rent or “right” to other income from the Premises or as against Landlord’s business of
leasing the Premises;

 

(B)any assessment,
tax, fee, levy or charge in substitution, partially or totally, of any assessment, tax, fee, levy or charge previously included
within the definition of real property tax, it being acknowledged by Tenant and Landlord that Proposition 13 was adopted by the
voters of the State of California in the June, 1978 election and that assessments, taxes, fees, levies and charges may be imposed
by governmental agencies for such services as fire protection, street, sidewalk and road maintenance, refuse removal and for other
governmental services formerly provided without charge to property owners or occupants. It is the intention of Tenant and Landlord
that all such new and increased assessments, taxes, fees, levies and charges be included within the definition of “Taxes”
for the purposes of this Lease;

 

(C)any assessment,
tax, fee, levy or charge allocable to or measured by the area of the Premises or other premises in the Building or the rent payable
by Tenant hereunder or other tenants of the Project, including, without limitation, any gross receipts tax or excise tax levied
by state, city or federal government, or any political subdivision thereof, with respect to the receipt of such rent, or upon or
with respect to the possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy by Tenant of
the Premises, or any portion thereof but not on Landlord’s other operations;

 

(D)any assessment,
tax, fee, levy or charge upon this transaction or any document to which Tenant is a party, creating or transferring an interest
or an estate in the Premises;

 

(E)any assessment,
tax, fee, levy or charge by any governmental agency related to any transportation plan, fund or system (including assessment districts)
instituted within the geographic area of which the Project is a part; and/or

 

(F)any costs and
expenses (including, without limitation, reasonable attorneys’ fees) incurred in attempting to protest, reduce or minimize
Taxes.

 

(ii)The cost of
services and utilities (including taxes and other charges incurred in connection therewith) provided to the Premises, the Building
or the Project, including, without limitation, water, power (except with respect to electricity to the Premises, which Tenant shall
pay in accordance with Paragraph 7(d) below), gas, sewer, waste disposal, telephone and cable television facilities, fuel, supplies,
equipment, tools, materials, service contracts, janitorial services, waste and refuse disposal, window cleaning, maintenance and
repair of sidewalks and Building exterior and services areas, gardening and landscaping; insurance, including, but not limited
to, public liability, fire, property damage, wind, hurricane, earthquake, terrorism, flood, rental loss, rent continuation, boiler
machinery, business interruption, contractual indemnification and All Risk or Causes of Loss - Special Form coverage
insurance for up to the full replacement cost of the Project and such other insurance as is customarily carried by operators of
other similar class office buildings in the city in which the Project is located, to the extent carried by Landlord in its discretion,
and the deductible portion of any insured loss otherwise covered by such insurance; the cost of compensation, including employment,
welfare and social security taxes, paid vacation days, disability, pension, medical and other fringe benefits of all persons (including
independent contractors) who perform services connected with the operation, maintenance, repair or replacement of the Project;
any association assessments, costs, dues and/or expenses relating to the Project, personal property taxes on and maintenance and
repair of equipment and other personal property used in connection with the operation, maintenance or repair of the Project; repair
and replacement of window coverings provided by Landlord in the premises of tenants in the Project; such reasonable auditors’
fees and legal fees as are incurred in connection with the operation, maintenance or repair of the Project; administration fees;
a property management fee (which fee may be imputed if Landlord has internalized management or otherwise acts as its own property
manager); the maintenance of any easements or ground leases benefiting the Project, whether by Landlord or by an independent contractor;
a reasonable allowance for depreciation of personal property used in the operation, maintenance or repair of the Project; license,
permit and inspection fees; all costs and expenses required by any governmental or quasi-governmental authority or by applicable
law, for any reason, including capital improvements, whether capitalized or not, and the cost of any capital improvements made
to the Project by Landlord that improve life-safety systems or reduce operating expenses and the costs to replace items which Landlord
would be obligated to maintain under the Lease (such costs to be amortized over such reasonable periods as Landlord shall reasonably
determine together with interest thereon at the rate of ten percent per annum or such higher rate as may have been paid by Landlord
on funds borrowed for the purpose of funding such improvements); the cost of air conditioning, heating, ventilating, plumbing,
elevator maintenance and repair (to include the replacement of components) and other mechanical and electrical systems repair and
maintenance; sign maintenance; and Common Area (defined below) repair, resurfacing, operation and maintenance; the reasonable cost
for temporary lobby displays and events commensurate with the operation of a similar class building, and the cost of providing
security services, if any, deemed appropriate by Landlord.

 

    	7

    	 

    

 

 

The following items
shall be excluded from Operating Expenses:

 

(A)leasing commissions,
attorneys’ fees, costs and disbursements and other expenses incurred in connection with leasing, renovating or improving
vacant space in the Project for tenants or prospective tenants of the Project;

 

(B)costs (including
permit, license and inspection fees) incurred in renovating or otherwise improving or decorating, painting or redecorating space
for tenants or vacant space;

 

(C)Landlord’s
costs of any services sold to tenants for which Landlord is entitled to be reimbursed by such tenants as an additional charge or
rental over and above the Base Rent and Operating Expenses payable under the lease with such tenant or other occupant;

 

(D)any depreciation
or amortization of the Project except as expressly permitted herein;

 

(E)costs incurred
due to a violation of Law (defined below) by Landlord relating to the Project;

 

(F)interest on debt
or amortization payments on any mortgages or deeds of trust or any other debt for borrowed money;

 

(G)all items and
services for which Tenant or other tenants reimburse Landlord outside of Operating Expenses;

 

(H)repairs or other
work occasioned by fire, windstorm or other work paid for through insurance or condemnation proceeds (excluding any deductible);

 

(I)legal expenses
incurred for (i) negotiating lease terms for prospective tenants, (ii) negotiating termination or extension of leases with existing
tenants, (iii) proceedings against any other specific tenant relating solely to the collection of rent or other sums due to Landlord
from such tenant, or (iv) the development and/or construction of the Project; and

 

(J)repairs resulting
from any defect in the original design or construction of the Project.

 

(e)Operating Expenses
for any calendar year during which actual occupancy of the Project is less than one hundred percent (100%) of the Rentable Area
of the Project shall be appropriately adjusted to reflect one hundred percent (100%) occupancy of the existing Rentable Area of
the Project during such period. In determining Operating Expenses, if any services or utilities are separately charged to tenants
of the Project or others, Operating Expenses shall be adjusted by Landlord to reflect the amount of expense which would have been
incurred for such services or utilities on a full time basis for normal Project operating hours. Operating Expenses for the Tenant’s
Base Year for Operating Expenses (as defined in Item 8 of the Basic Lease Provisions) shall not include Operating Expenses
attributable to temporary market-wide labor-rate increases and/or utility rate increases due to extraordinary circumstances, including,
but not limited to Force Majeure, conservation surcharges, boycotts, embargoes, or other shortages. In no event shall the components
of utilities for any calendar year related to electrical costs be less than the components of electrical costs in the Base Year
for Operating Expenses. In the event (i) the Commencement Date shall be a date other than January 1, (ii) the date fixed for the
expiration of the Lease Term shall be a date other than December 31, (iii) of any early termination of this Lease, or (iv) of any
increase or decrease in the size of the Premises, then in each such event, an appropriate adjustment in the application of this
Paragraph 3 shall, subject to the provisions of this Lease, be made to reflect such event on a basis determined by
Landlord to be consistent with the principles underlying the provisions of this Paragraph 3. In addition, Landlord
shall have the right, from time to time, to equitably allocate and prorate some or all of the Operating Expenses among different
tenants and/or different buildings of the Project and/or on a building-by-building basis (the “Cost Pools”),
adjusting Tenant’s Proportionate Share as to each of the separately allocated costs based on the ratio of the Rentable Area
of the Premises to the Rentable Area of all of the premises to which such costs are allocated. Such Cost Pools may include, without
limitation, the office space tenants and retail space tenants of the buildings in the Project.

 

    	8

    	 

    

 

 

(f)Prior to the
commencement of each calendar year of the Lease Term following the Commencement Date, Landlord shall have the right to give to
Tenant a written estimate of Tenant’s Proportionate Share of excess Operating Expenses, if any, for the Project for the ensuing
year. Tenant shall pay such estimated amount to Landlord in equal monthly installments, in advance on the first day of each month.
Within a reasonable period after the end of each calendar year, Landlord shall furnish Tenant a statement indicating in reasonable
detail the excess of Operating Expenses over Base Operating Expenses for such period and the parties shall, within thirty (30)
days thereafter, make any payment or allowance necessary to adjust Tenant’s estimated payments to Tenant’s actual share
of such excess as indicated by such annual statement. Any payment due Landlord shall be payable by Tenant on demand from Landlord.
Any amount due Tenant shall be credited against installments next becoming due under this Paragraph 3(f) or refunded
to Tenant, if requested by Tenant.

 

(g)All capital
levies or other taxes assessed or imposed on Landlord upon the rents payable to Landlord under this Lease and any excise, transaction,
sales or privilege tax, assessment, levy or charge measured by or based, in whole or in part, upon such rents from the Premises
and/or the Project or any portion thereof shall be paid by Tenant to Landlord monthly in estimated installments or upon demand,
at the option of Landlord, as additional rent to be allocated to monthly Operating Expenses.

 

(h)Tenant shall
pay ten (10) days before delinquency, all taxes and assessments (i) levied against any personal property, Alterations, tenant improvements
or trade fixtures of Tenant in or about the Premises, (ii) based upon this Lease or any document to which Tenant is a party creating
or transferring an interest in this Lease or an estate in all or any portion of the Premises, and (iii) levied for any business,
professional, or occupational license fees. If any such taxes or assessments are levied against Landlord or Landlord’s property
or if the assessed value of the Project is increased by the inclusion therein of a value placed upon such personal property or
trade fixtures, Tenant shall upon demand reimburse Landlord for the taxes and assessments so levied against Landlord, or such taxes,
levies and assessments resulting from such increase in assessed value. To the extent that any such taxes are not separately assessed
or billed to Tenant, Tenant shall pay the amount thereof as invoiced to Tenant by Landlord. In the event that the Project is owned
by an entity the property of which is exempt from taxation pursuant to the California Revenue and Taxation Code, Tenant’s
possessory interest may be subject to property taxation pursuant to Section 107.6 of the California Revenue and Taxation Code
and to the payment of property taxes levied on that interest. The full cash value, as defined in Sections 110 and 110.1 of
the California Revenue and Taxation Code, of the possessory interest, upon which property taxes will be based, shall equal the
greater of (A) the full cash value of the possessory interest or (B) if Tenant has leased less than all of the Project, Tenant’s
allocable share of the full cash value of the Project that would have been enrolled if the Project had been subject to property
tax upon acquisition by Landlord. The full cash value as provided for pursuant to either (A) or (B) of the preceding sentence shall
reflect the anticipated term of possession if, on the lien date described in Section 2192 of the California Revenue and Taxation
Code, that term is expected to terminate prior to the end of the next succeeding fiscal year. Tenant’s allocable share shall,
subject to the preceding sentence, be the Rentable Area of the Premises divided by the Rentable Area of the Project.

 

    	9

    	 

    

 

 

(i)Any delay or
failure of Landlord in (i) delivering any estimate or statement described in this Paragraph 3, or (ii) computing
or billing Tenant’s Proportionate Share of excess Operating Expenses shall not constitute a waiver of its right to require
an increase in Rent, or in any way impair the continuing obligations of Tenant under this Paragraph 3. In the event
of any dispute as to any Additional Rent due under this Paragraph 3, Tenant, an officer of Tenant or Tenant’s
certified public accountant (but (a) in no event shall Tenant hire or employ an accounting firm or any other person to audit Landlord
as set forth under this Paragraph who is compensated or paid for such audit on a contingency basis and (b) in the event Tenant
hires or employs an independent party to perform such audit, Tenant shall provide Landlord with a copy of the engagement letter)
shall have the right after reasonable notice and at reasonable times to inspect Landlord’s accounting records at Landlord’s
accounting office. If, after such inspection, Tenant still disputes such Additional Rent, upon Tenant’s written request therefor,
a certification as to the proper amount of Operating Expenses and the amount due to or payable by Tenant shall be made by an independent
certified public accountant mutually agreed to by Landlord and Tenant. If Landlord and Tenant cannot mutually agree to an independent
certified public accountant, then the parties agree that Landlord shall choose an independent certified public accountant to conduct
the certification as to the proper amount of Tenant’s Proportionate Share of Operating Expenses due by Tenant for the period
in question; provided, however, such certified public accountant shall not be the accountant who conducted Landlord’s initial
calculation of Operating Expenses to which Tenant is now objecting. Such certification shall be final and conclusive as to all
parties. If the certification reflects that Tenant has overpaid Tenant’s Proportionate Share of Operating Expenses for the
period in question, then Landlord shall credit such excess to Tenant’s next payment of Operating Expenses or, at the request
of Tenant, promptly refund such excess to Tenant and conversely, if Tenant has underpaid Tenant’s Proportionate Share of
Operating Expenses, Tenant shall promptly pay such additional Operating Expenses to Landlord. Tenant agrees to pay the cost of
such certification and the investigation with respect thereto and no adjustments in Tenant’s favor shall be made unless it
is determined that Landlord’s original statement was in error in Landlord’s favor by more than five percent (5%).
Tenant waives the right to dispute any matter relating to the calculation of Operating Expenses or Additional Rent under this Paragraph 3
if any claim or dispute is not asserted in writing to Landlord within one hundred eighty (180) days after delivery to Tenant of
the original billing statement with respect thereto. Notwithstanding the foregoing, Tenant shall maintain strict confidentiality
of all of Landlord’s accounting records and shall not disclose the same to any other person or entity except for Tenant’s
professional advisory representatives (such as Tenant’s employees, accountants, advisors, attorneys and consultants) with
a need to know such accounting information, who agree to similarly maintain the confidentiality of such financial information.

 

(j)Even though
the Lease Term has expired and Tenant has vacated the Premises, when the final determination is made of Tenant’s Proportionate
Share of excess Operating Expenses for the year in which this Lease terminates, Tenant shall immediately pay any increase due over
the estimated Operating Expenses paid, and conversely, any overpayment made by Tenant shall be promptly refunded to Tenant by Landlord.

 

(k)The Base Rent,
Additional Rent, late fees, and other amounts required to be paid by Tenant to Landlord hereunder (including the excess Operating
Expenses) are sometimes collectively referred to as, and shall constitute, “Rent”.

 

	4.		IMPROVEMENTS
                                         AND ALTERATIONS

 

(a)Landlord shall
deliver the Premises to Tenant, and Tenant agrees to accept the Premises from Landlord in its existing “AS-IS”, “WHERE-IS”
and “WITH ALL FAULTS” condition, and Landlord shall have no obligation to refurbish or otherwise improve the Premises
throughout the Lease Term; provided, however, and notwithstanding the foregoing to the contrary, (i) Landlord, at Landlord’s
sole cost and expense and separate from the Tenant Improvement Allowance, shall install new building standard paint and carpet
within the Premises prior to the Commencement Date, and (ii) Landlord’s sole construction obligation under this Lease is
set forth in the Work Letter attached hereto as Exhibit B.

 

    	10

    	 

    

 

 

(b)Any alterations,
additions, or improvements made by or on behalf of Tenant to the Premises (“Alterations”) shall be subject to
Landlord’s prior written consent. Landlord’s consent shall not be unreasonably withheld with respect to proposed Alterations
that (i) comply with all applicable laws, ordinances, rules and regulations; (ii) are compatible with the Building and its mechanical,
electrical, HVAC and life safety systems; (iii) will not interfere with the use and occupancy of any other portion of the Building
by any other tenant or their invitees; (iv) do not affect the structural portions of the Building; and, (v) do not and will not,
whether alone or taken together with other improvements, require the construction of any other improvements or alterations within
the Building. Tenant shall cause, at its sole cost and expense, all Alterations to comply with insurance requirements and with
Laws and shall construct, at its sole cost and expense, any alteration or modification required by Laws as a result of any Alterations.
All Alterations shall be constructed at Tenant’s sole cost and expense, in a first class and good and workmanlike manner
by contractors reasonably acceptable to Landlord and only good grades of materials shall be used. All plans and specifications
for any Alterations shall be submitted to Landlord for its approval. Landlord may monitor construction of the Alterations and Tenant
shall reimburse Landlord for any costs incurred by Landlord in monitoring such construction. Landlord’s right to review plans
and specifications and to monitor construction shall be solely for its own benefit, and Landlord shall have no duty to see that
such plans and specifications or construction comply with applicable laws, codes, rules and regulations. Without limiting the other
grounds upon which Landlord may refuse to approve any contractor or subcontractor, Landlord may take into account the desirability
of maintaining harmonious labor relations at the Project. Landlord may also require that all life safety related work and all mechanical,
electrical, plumbing and roof related work be performed by contractors designated by Landlord. Landlord shall have the right, in
its sole discretion, to instruct Tenant to remove those improvements or Alterations from the Premises which (i) were not approved
in advance by Landlord, (ii) were not built in conformance with the plans and specifications approved by Landlord, or (iii) Landlord
specified during its review of plans and specifications for Alterations would need to be removed by Tenant upon the expiration
of this Lease. Except as set forth in the proceeding sentence, Tenant shall not be obligated to remove such Alterations at the
expiration of this Lease. Landlord shall not unreasonably withhold or delay its approval with respect to what improvements or Alterations
Landlord may require Tenant to remove at the expiration of the Lease. If upon the termination of this Lease Landlord requires Tenant
to remove any or all of such Alterations from the Premises, then Tenant, at Tenant’s sole cost and expense, shall promptly
remove such Alterations and improvements and Tenant shall repair and restore the Premises to its original condition as of the Commencement
Date, reasonable wear and tear excepted. Any Alterations remaining in the Premises following the expiration of the Lease Term or
following the surrender of the Premises from Tenant to Landlord, shall become the property of Landlord unless Landlord notifies
Tenant otherwise. Tenant shall provide Landlord with the identities and mailing addresses of all persons performing work or supplying
materials, prior to beginning such construction, and Landlord may post on and about the Premises notices of non-responsibility
pursuant to applicable law. Tenant shall assure payment for the completion of all work free and clear of liens and shall provide
certificates of insurance for worker’s compensation and other coverage in amounts and from an insurance company reasonably
satisfactory to Landlord protecting Landlord against liability for bodily injury or property damage during construction. Upon completion
of any Alterations and upon Landlord’s reasonable request, Tenant shall deliver to Landlord sworn statements setting forth
the names of all contractors and subcontractors who did work on the Alterations and final lien waivers from all such contractors
and subcontractors. Additionally, upon completion of any Alteration, Tenant shall provide Landlord, at Tenant’s expense,
with a complete set of plans in reproducible form and specifications reflecting the actual conditions of the Alterations, together
with a copy of such plans on diskette in the AutoCAD format or such other format as may then be in common use for computer assisted
design purposes. Tenant shall pay to Landlord, as additional rent, the reasonable costs of Landlord’s engineers and other
consultants (but not Landlord’s on-site management personnel) for review of all plans, specifications and working drawings
for the Alterations and for the incorporation of such Alterations in the Landlord’s master Building drawings, within ten
(10) business days after Tenant’s receipt of invoices either from Landlord or such consultants together with (in any event)
an administrative charge of two percent (2%) of the actual costs of such work. In addition to such costs, Tenant shall pay to Landlord,
within ten (10) business days after completion of any Alterations, the actual, reasonable costs incurred by Landlord for services
rendered by Landlord’s management personnel and engineers to coordinate and/or supervise any of the Alterations to the extent
such services are provided in excess of or after the normal on-site hours of such engineers and management personnel.

 

(c)Tenant shall
keep the Premises, the Building and the Project free from any and all liens arising out of any Alterations, work performed, materials
furnished, or obligations incurred by or for Tenant. In the event that Tenant shall not, within ten (10) days following the imposition
of any such lien, cause the same to be released of record by payment or posting of a bond in a form and issued by a surety acceptable
to Landlord, Landlord shall have the right, but not the obligation, to cause such lien to be released by such means as it shall
deem proper (including payment of or defense against the claim giving rise to such lien); in such case, Tenant shall reimburse
Landlord for all amounts so paid by Landlord in connection therewith, together with all of Landlord’s costs and expenses,
with interest thereon at the Default Rate (defined below) and Tenant shall indemnify and defend each and all of the Landlord Indemnitees
(defined below) against any damages, losses or costs arising out of any such claim. Tenant’s indemnification of Landlord
contained in this Paragraph shall survive the expiration or earlier termination of this Lease. Such rights of Landlord shall be
in addition to all other remedies provided herein or by law.

 

(d)NOTICE IS HEREBY
GIVEN THAT LANDLORD SHALL NOT BE LIABLE FOR ANY LABOR, SERVICES OR MATERIALS FURNISHED OR TO BE FURNISHED TO TENANT, OR TO ANYONE
HOLDING THE PREMISES THROUGH OR UNDER TENANT, AND THAT NO MECHANICS’ OR OTHER LIENS FOR ANY SUCH LABOR, SERVICES OR MATERIALS
SHALL ATTACH TO OR AFFECT THE INTEREST OF LANDLORD IN THE PREMISES.

 

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	5.		REPAIRS

 

(a)Landlord’s
obligation with respect to repair as part of Basic Services shall be limited to (i) the structural portions of the Building, (ii)
the exterior walls of the Building, including, without limitation, glass and glazing, (iii) the roof, (iv) mechanical, electrical,
plumbing and life safety systems [except for any lavatory, shower, toilet, wash basin and kitchen facilities that serve Tenant
exclusively and any supplemental heating and air conditioning systems (including all plumbing connected to said facilities or systems)],
and (v) Common Areas. Landlord shall not be deemed to have breached any obligation with respect to the condition of any part of
the Project unless Tenant has given to Landlord written notice of any required repair and Landlord has not made such repair within
a reasonable time following the receipt by Landlord of such notice. The foregoing notwithstanding: (i) Landlord shall not be required
to repair damage to any of the foregoing to the extent caused by the acts or omissions of Tenant or it agents, employees or contractors,
except to the extent covered by insurance carried by Landlord; and (ii) the obligations of Landlord pertaining to damage or destruction
by casualty shall be governed by the provisions of Paragraph 9. Landlord shall have the right but not the obligation
to undertake work of repair that Tenant is required to perform under this Lease and that Tenant fails or refuses to perform in
a timely and efficient manner. All costs incurred by Landlord in performing any such repair for the account of Tenant shall be
repaid by Tenant to Landlord upon demand, together with an administration fee equal to five percent (5%) of such costs. Except
as expressly provided in Paragraph 9 of this Lease, there shall be no abatement of Rent and no liability of Landlord
by reason of any injury to or interference with Tenant’s business arising from the making of any repairs, alterations or
improvements in or to any portion of the Premises, the Building or the Project. Tenant waives the right to make repairs at Landlord’s
expense under any law, statute or ordinance now or hereafter in effect (including the provisions of California Civil Code Section 1942
and any successive sections or statutes of a similar nature).

 

(b)Tenant, at its
expense, (i) shall keep the Premises and all fixtures contained therein in a safe, clean and neat condition, and (ii) shall bear
the cost of maintenance and repair, by contractors selected by Landlord, of all facilities which are not expressly required to
be maintained or repaired by Landlord and which are located in the Premises, including, without limitation, lavatory, shower, toilet,
wash basin and kitchen facilities, and supplemental heating and air conditioning systems (including all plumbing connected to said
facilities or systems installed by or on behalf of Tenant or existing in the Premises at the time of Landlord’s delivery
of the Premises to Tenant). Tenant shall make all repairs to the Premises not required to be made by Landlord under subparagraph (a)
above with replacements of any materials to be made by use of materials of equal or better quality. Tenant shall do all decorating,
remodeling, alteration and painting required by Tenant during the Lease Term. Tenant shall pay for the cost of any repairs to the
Premises, the Building or the Project made necessary by any negligence or willful misconduct of Tenant or any of its assignees,
subtenants, employees or their respective agents, representatives, contractors, or other persons permitted in or invited to the
Premises or the Project by Tenant. If Tenant fails to make such repairs or replacements within fifteen (15) days after written
notice from Landlord, Landlord may at its option make such repairs or replacements, and Tenant shall upon demand pay Landlord for
the cost thereof, together with an administration fee equal to five percent (5%) of such costs.

 

(c)Upon the expiration
or earlier termination of this Lease, Tenant shall surrender the Premises in a safe, clean and neat condition, normal wear and
tear excepted. Except as otherwise set forth in Paragraph 4(b) of this Lease, Tenant shall remove from the Premises
all trade fixtures, furnishings and other personal property of Tenant and all computer and phone cabling and wiring installed by
or on behalf of Tenant, shall repair all damage caused by such removal, and shall restore the Premises to its original condition,
reasonable wear and tear excepted. In addition to all other rights Landlord may have, in the event Tenant does not so remove any
such fixtures, furnishings or personal property, Tenant shall be deemed to have abandoned the same, in which case Landlord may
store or dispose of the same at Tenant’s expense, appropriate the same for itself, and/or sell the same in its discretion.

 

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	6.		USE OF PREMISES

 

(a)Tenant shall
use the Premises only for general office uses and shall not use the Premises or permit the Premises to be used for any other purpose.
Landlord shall have the right to deny its consent to any change in the permitted use of the Premises in its sole and absolute discretion.

 

(b)Tenant shall
not at any time use or occupy the Premises, or permit any act or omission in or about the Premises in violation of any law, statute,
ordinance or any governmental rule, regulation or order (collectively, “Law” or “Laws”) and
Tenant shall, upon written notice from Landlord, discontinue any use of the Premises which is declared by any governmental authority
to be a violation of Law. If any Law shall, by reason of the nature of Tenant’s use or occupancy of the Premises, impose
any duty upon Tenant or Landlord with respect to (i) modification or other maintenance of the Premises, the Building or the
Project, or (ii) the use, Alteration or occupancy thereof, Tenant shall comply with such Law at Tenant’s sole cost and expense.
This Lease shall be subject to and Tenant shall comply with all financing documents encumbering the Building or the Project and
all covenants, conditions and restrictions affecting the Premises, the Building or the Project, including, but not limited to,
Tenant’s execution of any subordination agreements requested by a mortgagee (which for purposes of this Lease includes any
lender or grantee under a deed of trust) of the Premises, the Building or the Project.

 

(c)Tenant shall
not at any time use or occupy the Premises in violation of the certificates of occupancy issued for or restrictive covenants pertaining
to the Building or the Premises, and in the event that any architectural control committee or department of the state or the city
or county in which the Project is located shall at any time contend or declare that the Premises are used or occupied in violation
of such certificate or certificates of occupancy or restrictive covenants, Tenant shall, upon five (5) days’ notice from
Landlord or any such governmental agency, immediately discontinue such use of the Premises (and otherwise remedy such violation).
The failure by Tenant to discontinue such use shall be considered a default under this Lease and Landlord shall have the right
to exercise any and all rights and remedies provided herein or by Law. Any statement in this Lease of the nature of the business
to be conducted by Tenant in the Premises shall not be deemed or construed to constitute a representation or guaranty by Landlord
that such business is or will continue to be lawful or permissible under any certificate of occupancy issued for the Building or
the Premises, or otherwise permitted by Law.

 

(d)Tenant shall
not do or permit to be done anything which may invalidate or increase the cost of any fire, All Risk, Causes of Loss - Special
Form or other insurance policy covering the Building, the Project and/or property located therein and shall comply with all rules,
orders, regulations and requirements of the appropriate fire codes and ordinances or any other organization performing a similar
function. In addition to all other remedies of Landlord, Landlord may require Tenant, promptly upon demand, to reimburse Landlord
for the full amount of any additional premiums charged for such policy or policies by reason of Tenant’s failure to comply
with the provisions of this Paragraph 6.

 

(e)Tenant shall
not in any way interfere with the rights or quiet enjoyment of other tenants or occupants of the Premises, the Building or the
Project. Tenant shall not use or allow the Premises to be used for any improper, immoral, unlawful or objectionable purpose, nor
shall Tenant cause, maintain, or permit any nuisance in, on or about the Premises, the Building or the Project. Tenant shall not
place weight upon any portion of the Premises exceeding the structural floor load (per square foot of area) which such area was
designated (and is permitted by Law) to carry or otherwise use any Building system in excess of its capacity or in any other manner
which may damage such system or the Building. Tenant shall not create within the Premises a working environment with a density
of greater than the lesser of (i) five (5) persons per 1,000 square feet of Rentable Area, or (ii) the maximum density permitted
by Law. Business machines and mechanical equipment shall be placed and maintained by Tenant, at Tenant’s expense, in locations
and in settings sufficient in Landlord’s reasonable judgment to absorb and prevent vibration, noise and annoyance. Tenant
shall not commit or suffer to be committed any waste in, on, upon or about the Premises, the Building or the Project.

 

(f)Tenant shall
take all reasonable steps necessary to adequately secure the Premises from unlawful intrusion, theft, fire and other hazards, and
shall keep and maintain any and all security devices in or on the Premises in good working order, including, but not limited to,
exterior door locks for the Premises and smoke detectors and burglar alarms located within the Premises and shall cooperate with
Landlord and other tenants in the Project with respect to access control and other safety matters.

 

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(g)As used herein,
the term “Hazardous Material” means any (a) oil or any other petroleum-based substance, flammable substances,
explosives, radioactive materials, hazardous wastes or substances, toxic wastes or substances or any other wastes, materials or
pollutants which (i) pose a hazard to the Project or to persons on or about the Project or (ii) cause the Project to be in violation
of any Laws; (b) asbestos in any form, urea formaldehyde foam insulation, transformers or other equipment that contain dielectric
fluid containing levels of polychlorinated biphenyls, or radon gas; (c) chemical, material or substance defined as or included
in the definition of “hazardous substances”, “hazardous wastes”, “hazardous materials”, “extremely
hazardous waste”, “restricted hazardous waste”, or “toxic substances” or words of similar import
under any applicable local, state or federal law or under the regulations adopted or publications promulgated pursuant thereto,
including, but not limited to, the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended, 42
U.S.C. §9601, et seq.; the Hazardous Materials Transportation Act, as amended, 49 U.S.C. §1801, et seq.; the Federal
Water Pollution Control Act, as amended, 33 U.S.C. §1251, et seq.; the Resource Conservation and Recovery Act, as amended,
42 U.S.C. §6901, et seq.; the Safe Drinking Water Act, as amended, 42 U.S.C. §300, et seq.; the Toxic
Substances Control Act, as amended, 15 U.S.C. §2601, et seq.; the Federal Hazardous Substances Control Act, as amended,
15 U.S.C. §1261, et seq.; and the Occupational Safety and Health Act, as amended, 29 U.S.C. §651,
et seq.; Sections 25115, 25117, 25122.7, 25140, 25249.8, 25281, 25316, 25501, and 25316 of the California Health and Safety Code;
(d) other chemical, material or substance, exposure to which is prohibited, limited or regulated by any governmental authority
or may or could pose a hazard to the health and safety of the occupants of the Project or the owners and/or occupants of property
adjacent to or surrounding the Project, or any other Person coming upon the Project or adjacent property; and (e) other chemicals,
materials or substances which may or could pose a hazard to the environment. The term “Permitted Hazardous Materials”
shall mean Hazardous Materials which are contained in ordinary office supplies of a type and in quantities typically used in the
ordinary course of business within executive offices of similar size in the comparable office buildings, but only if and to the
extent that such supplies are transported, stored and used in full compliance with all applicable laws, ordinances, orders, rules
and regulations and otherwise in a safe and prudent manner. Hazardous Materials which are contained in ordinary office supplies
but which are transported, stored and used in a manner which is not in full compliance with all applicable laws, ordinances, orders,
rules and regulations or which is not in any respect safe and prudent shall not be deemed to be “Permitted Hazardous Materials”
for the purposes of this Lease.

 

(i)Tenant, its
assignees, subtenants, and their respective agents, servants, employees, representatives and contractors (collectively referred
to herein as “Tenant Affiliates”) shall not cause or permit any Hazardous Material to be brought upon, kept
or used in or about the Premises by Tenant or by Tenant Affiliates without the prior written consent of Landlord (which may be
granted, conditioned or withheld in the sole discretion of Landlord), save and except only for Permitted Hazardous Materials, which
Tenant or Tenant Affiliates may bring, store and use in reasonable quantities for their intended use in the Premises, but only
in full compliance with all applicable laws, ordinances, orders, rules and regulations. On or before the expiration or earlier
termination of this Lease, Tenant shall remove from the Premises all Hazardous Materials (including, without limitation, Permitted
Hazardous Materials), regardless of whether such Hazardous Materials are present in concentrations which require removal under
applicable laws, except to the extent that such Hazardous Materials were present in the Premises as of the Commencement Date and
were not brought onto the Premises by Tenant or Tenant Affiliates.

 

(ii)Tenant agrees
to indemnify, defend and hold Landlord and its Affiliates (defined below) harmless for, from and against any and all claims, actions,
administrative proceedings (including informal proceedings), judgments, damages, punitive damages, penalties, fines, costs, liabilities,
interest or losses, including reasonable attorneys’ fees and expenses, court costs, consultant fees, and expert fees, together
with all other costs and expenses of any kind or nature that arise during or after the Lease Term directly or indirectly from or
in connection with the presence, suspected presence, or release of any Hazardous Material in or into the air, soil, surface water
or groundwater at, on, about, under or within the Premises, or any portion thereof caused by Tenant or Tenant Affiliates.

 

(iii)In the event
any investigation or monitoring of site conditions or any clean-up, containment, restoration, removal or other remedial work (collectively,
the “Remedial Work”) is required under any applicable federal, state or local Law, by any judicial order, or
by any governmental entity as the result of operations or activities upon, or any use or occupancy of any portion of the Premises
by Tenant or Tenant Affiliates, Landlord shall perform or cause to be performed the Remedial Work in compliance with such Law or
order at Tenant’s sole cost and expense. All Remedial Work shall be performed by one or more contractors, selected and approved
by Landlord, and under the supervision of a consulting engineer, selected by Tenant and approved in advance in writing by Landlord.
All costs and expenses of such Remedial Work shall be paid by Tenant, including, without limitation, the charges of such contractor(s),
the consulting engineer, and Landlord’s reasonable attorneys’ fees and costs incurred in connection with monitoring
or review of such Remedial Work.

 

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(iv)Each of the
covenants and agreements of Tenant set forth in this Paragraph 6(g) shall survive the expiration or earlier termination
of this Lease.

 

	7.		UTILITIES AND SERVICES

 

(a)Landlord shall
furnish, or cause to be furnished to the Premises, the utilities and services described in this Paragraph 7(a) (collectively
the “Basic Services”):

 

(i)Tepid water
at those points of supply provided for general use of other tenants in the Project;

 

(ii)At such times
as Landlord normally furnishes these services to other tenants in the Project and if provided in the region, central heat and air
conditioning in season, at such temperatures and in such amounts as are considered by Landlord to be standard or as may be permitted
or controlled by applicable laws, ordinances, rules and regulations;

 

(iii)Routine maintenance,
repairs, structural and exterior maintenance (including, without limitation, exterior glass and glazing), painting and electric
lighting service for all Common Areas of the Project in the manner and to the extent deemed by Landlord to be standard, subject
to the limitation contained in Paragraph 5(a) above;

 

(iv)Janitorial
service on a five (5) day week basis, excluding holidays;

 

(v)An electrical
system to convey power delivered by public utility providers selected by Landlord in amounts sufficient for normal office operations
as provided in similar office buildings, but not to exceed a total allowance of four (4) watts per square foot of Rentable Area
during normal office hours (which includes an allowance for lighting of the Premises at the maximum wattage per square foot of
Rentable Area permitted under applicable laws, ordinances, orders, rules and regulations), provided that no single item of electrical
equipment consumes more than 0.5 kilowatts at rated capacity or requires a voltage other than 120 volts, single phase; and

 

(vi)Public elevator
service and a freight elevator serving the floors on which the Premises are situated, during hours designated by Landlord.

 

(b)Landlord shall
provide to Tenant at Tenant’s sole cost and expense (and subject to the limitations hereinafter set forth) the following
extra services (collectively the “Extra Services”):

 

(i)Such extra cleaning
and janitorial services requested by Tenant, and agreed to by Landlord, for special improvements or Alterations;

 

(ii)Subject to
Paragraph 7(d) below, additional air conditioning and ventilating capacity required by reason of any electrical, data
processing or other equipment or facilities or services required to support the same, in excess of that typically provided by the
Building;

 

(iii)Maintaining
and replacing lamps, bulbs, and ballasts;

 

(iv)Heating, ventilation,
air conditioning or extra electrical service provided by Landlord to Tenant (i) during hours other than Business Hours, (ii) on
Saturdays (after Business Hours), Sundays, or Holidays, said heating, ventilation and air conditioning or extra service to be furnished
solely upon the prior written request of Tenant given with such advance notice as Landlord may reasonably require and Tenant shall
pay to Landlord Landlord’s standard charge for overtime HVAC on an hourly basis (four hour minimum), which such standard
charge as of the Effective Date of this Lease is $25.00 per hour per unit; and

 

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(v)Any Basic Service
in amounts determined by Landlord to exceed the amounts required to be provided above, but only if Landlord elects to provide such
additional or excess service. Tenant shall pay Landlord the cost of providing such additional services (or an amount equal to Landlord’s
reasonable estimate of such cost, if the actual cost is not readily ascertainable) together with an administration fee equal to
five percent (5%) of such cost, within ten (10) days following presentation of an invoice therefore by Landlord to Tenant. The
cost chargeable to Tenant for all extra services shall constitute Additional Rent.

 

(c)Tenant agrees
to cooperate fully at all times with Landlord and to comply with all regulations and requirements which Landlord may from time
to time prescribe for the use of the utilities and Basic Services described herein. Landlord shall not be liable to Tenant for
the failure of any other tenant, or its assignees, subtenants, employees, or their respective invitees, licensees, agents or other
representatives to comply with such regulations and requirements. The term “Business Hours” shall be deemed
to be Monday through Friday from 6:00 A.M. to 6:00 P.M. and Saturday from 8:00 A.M. to 12:00 P.M., excepting
Holidays. The term “Holidays” shall be deemed to mean and include New Year’s Day, Memorial Day, Independence
Day, Labor Day, Thanksgiving Day and Christmas Day.

 

(d)If Tenant requires
utilities or services in quantities greater than or at times other than that generally furnished by Landlord as set forth above,
Tenant shall pay to Landlord, upon receipt of a written statement therefor, Landlord’s charge for such use. In the event
that Tenant shall require additional electric current, water or gas for use in the Premises and if, in Landlord’s judgment,
such excess requirements cannot be furnished unless additional risers, conduits, feeders, switchboards and/or appurtenances are
installed in the Building, subject to the conditions stated below, Landlord shall proceed to install the same at the sole cost
of Tenant, payable upon demand in advance. The installation of such facilities shall be conditioned upon Landlord’s consent,
and a determination that the installation and use thereof (i) shall be permitted by applicable Law and insurance regulations, (ii)
shall not cause permanent damage or injury to the Building or adversely affect the value of the Building or the Project, and (iii)
shall not cause or create a dangerous or hazardous condition or interfere with or disturb other tenants in the Building. Subject
to the foregoing, Landlord shall, upon reasonable prior notice by Tenant, furnish to the Premises additional elevator, heating,
air conditioning and/or cleaning services upon such reasonable terms and conditions as shall be determined by Landlord, including
payment of Landlord’s charge therefor. In the case of any additional utilities or services to be provided hereunder, Landlord
may require a switch and metering system to be installed so as to measure the amount of such additional utilities or services.
The cost of installation, maintenance and repair thereof shall be paid by Tenant upon demand. Notwithstanding the foregoing, Landlord
shall have the right to contract with any utility provider it deems appropriate to provide utilities to the Project. Notwithstanding
anything herein to the contrary, Tenant shall pay when due all bills for electricity used on the Premises on and after the Commencement
Date.  If a separate electric meter is not already present serving the Premises, Landlord, at Tenant’s cost and expense,
shall install a separate meter for the electricity used in the Premises.  Tenant shall pay for the cost, repair, maintenance
and replacement of such meter.

 

(e)Landlord shall
not be liable for, and Tenant shall not be entitled to, any damages, abatement or reduction of Rent, or other liability by reason
of any failure to furnish any services or utilities described herein for any reason (other than Landlord’s sole negligence
or willful misconduct), including, without limitation, when caused by accident, breakage, water leakage, flooding, repairs, Alterations
or other improvements to the Project, strikes, lockouts or other labor disturbances or labor disputes of any character, governmental
regulation, moratorium or other governmental action, inability to obtain electricity, water or fuel, or any other cause beyond
Landlord’s control. Landlord shall be entitled to cooperate with the energy conservation efforts of governmental agencies
or utility suppliers. No such failure, stoppage or interruption of any such utility or service shall be construed as an eviction
of Tenant, nor shall the same relieve Tenant from any obligation to perform any covenant or agreement under this Lease. In the
event of any failure, stoppage or interruption thereof, Landlord shall use reasonable efforts to attempt to restore all services
promptly. No representation is made by Landlord with respect to the adequacy or fitness of the Building’s ventilating, air
conditioning or other systems to maintain temperatures as may be required for the operation of any computer, data processing or
other special equipment of Tenant. Tenant hereby waives the provisions of California Civil Code Section 1932(1) or any other
applicable existing or future law, ordinance or governmental regulation permitting the termination of this Lease due to an interruption,
failure or inability to provide any services.

 

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(f)Landlord reserves
the right from time to time to make reasonable and nondiscriminatory modifications to the above standards for Basic Services and
Extra Services.

 

	8.		NON-LIABILITY
                                         AND INDEMNIFICATION OF LANDLORD; INSURANCE

 

(a)To the greatest
extent permitted by Law, and except to the extent caused by Landlord’s negligence or willful misconduct, Landlord shall not
be liable for any injury, loss or damage suffered by Tenant or to any person or property occurring or incurred in or about the
Premises, the Building or the Project from any cause. Without limiting the foregoing, neither Landlord nor any of its partners,
officers, trustees, affiliates, directors, employees, contractors, agents or representatives (collectively, “Affiliates”)
shall be liable for and there shall be no abatement of Rent (except in the event of a casualty loss or a condemnation as set forth
in Paragraph 9 and Paragraph 10 of this Lease) for (i) any damage to Tenant’s property stored with or
entrusted to Affiliates of Landlord, (ii) loss of or damage to any property by theft or any other wrongful or illegal act,
or (iii) any injury or damage to persons or property resulting from fire, explosion, falling plaster, steam, gas, electricity,
water or rain which may leak from any part of the Building or the Project or from the pipes, appliances, appurtenances or plumbing
works therein or from the roof, street or sub-surface or from any other place or resulting from dampness or any other cause whatsoever
or from the acts or omissions of other tenants, occupants or other visitors to the Building or the Project or from any other cause
whatsoever, (iv) any diminution or shutting off of light, air or view by any structure which may be erected on lands adjacent
to the Building, whether within or outside of the Project, or (v) any latent or other defect in the Premises, the Building
or the Project. Tenant shall give prompt notice to Landlord in the event of (i) the occurrence of a fire or accident in the
Premises or in the Building, or (ii) the discovery of a defect therein or in the fixtures or equipment thereof. This Paragraph 8(a)
shall survive the expiration or earlier termination of this Lease.

 

(b)To the greatest
extent permitted by Law, and except to the extent caused by Landlord’s negligence or willful misconduct, Tenant hereby agrees
to indemnify, protect, defend and hold harmless Landlord and its designated property management company, and their respective partners,
members, affiliates and subsidiaries, and all of their respective officers, trustees, directors, shareholders, employees, servants,
partners, representatives, insurers and agents (collectively, “Landlord Indemnitees”) for, from and against
all liabilities, claims, fines, penalties, costs, damages or injuries to persons, damages to property, losses, liens, causes of
action, suits, judgments and expenses (including court costs, attorneys’ fees, expert witness fees and costs of investigation),
of any nature, kind or description of any person or entity, directly or indirectly arising out of, caused by, or resulting from
(in whole or part) (1) Tenant’s construction of, or use, occupancy or enjoyment of, the Premises, (2) any activity, work
or other things done, permitted or suffered by Tenant and its agents and employees in or about the Premises, (3) any breach or
default in the performance of any of Tenant’s obligations under this Lease, (4) any act, omission, negligence or willful
misconduct of Tenant or any of its agents, contractors, employees, business invitees or licensees, or (5) any damage to Tenant’s
property, or the property of Tenant’s agents, employees, contractors, business invitees or licensees, located in or about
the Premises (collectively, “Liabilities”). This Paragraph 8(b) shall survive the expiration or
earlier termination of this Lease.

 

(c)Tenant shall
promptly advise Landlord in writing of any action, administrative or legal proceeding or investigation as to which this indemnification
may apply, and Tenant, at Tenant’s expense, shall assume on behalf of each and every Landlord Indemnitee and conduct with
due diligence and in good faith the defense thereof with counsel reasonably satisfactory to Landlord; provided, however, that any
Landlord Indemnitee shall have the right, at its option, to be represented therein by advisory counsel of its own selection and
at its own expense. In the event of failure by Tenant to fully perform in accordance with this Paragraph, Landlord, at its option,
and without relieving Tenant of its obligations hereunder, may so perform, but all costs and expenses so incurred by Landlord in
that event shall be reimbursed by Tenant to Landlord, together with interest on the same from the date any such expense was paid
by Landlord until reimbursed by Tenant, at the rate of interest provided to be paid on judgments, by the law of the jurisdiction
to which the interpretation of this Lease is subject. The indemnification provided in Paragraph 8(b) shall not be limited
to damages, compensation or benefits payable under insurance policies, workers’ compensation acts, disability benefit acts
or other employees’ benefit acts.

 

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(d)Insurance.

 

(i)Tenant at all
times during the Lease Term shall, at its own expense, keep in full force and effect (A) commercial general liability insurance
providing coverage against bodily injury and disease, including death resulting therefrom and property damage to a combined single
limit of $1,000,000 to one or more than one person as the result of any one accident or occurrence, which shall include provision
for contractual liability coverage insuring Tenant for the performance of its indemnity obligations set forth in this Paragraph 8
and in Paragraph 6(g)(ii) of this Lease, with an Excess Limits (Umbrella) Policy in the amount of $1,000,000, (B) worker’s
compensation insurance to the statutory limit, if any, and employer’s liability insurance to the limit of $500,000 per occurrence,
and (C) All Risk or Causes of Loss - Special Form property insurance, including fire and extended coverage, sprinkler
leakage (including earthquake, sprinkler leakage), vandalism, malicious mischief, and wind and/or hurricane coverage, and flood
coverage, covering full replacement value of all of Tenant’s personal property, trade fixtures and improvements in the Premises.
Landlord and its designated property management firm shall be named an additional insured on each of said policies (excluding the
worker’s compensation policy) and said policies shall be issued by an insurance company or companies authorized to do business
in the State and which have policyholder ratings not lower than “A-” and financial ratings not lower than “VII”
in Best’s Insurance Guide (latest edition in effect as of the Effective Date and subsequently in effect as of the date of
renewal of the required policies). EACH OF SAID POLICIES SHALL ALSO INCLUDE A WAIVER OF SUBROGATION PROVISION OR ENDORSEMENT IN
FAVOR OF LANDLORD, AND AN ENDORSEMENT PROVIDING THAT LANDLORD SHALL RECEIVE THIRTY (30) DAYS PRIOR WRITTEN NOTICE OF ANY CANCELLATION
OF, NONRENEWAL OF, REDUCTION OF COVERAGE OR MATERIAL CHANGE IN COVERAGE ON SAID POLICIES. Tenant hereby waives its right of recovery
against any Landlord Indemnitee of any amounts paid by Tenant or on Tenant’s behalf to satisfy applicable worker’s
compensation laws. The policies or duly executed certificates showing the material terms for the same, together with satisfactory
evidence of the payment of the premiums therefor, shall be deposited with Landlord on the date Tenant first occupies the Premises
and upon renewals of such policies not less than fifteen (15) days prior to the expiration of the term of such coverage. If
certificates are supplied rather than the policies themselves, Tenant shall allow Landlord, at all reasonable times, to inspect
the policies of insurance required herein.

 

(ii)It is expressly
understood and agreed that the coverages required represent Landlord’s minimum requirements and such are not to be construed
to void or limit Tenant’s obligations contained in this Lease, including without limitation Tenant’s indemnity obligations
hereunder. Neither shall (A) the insolvency, bankruptcy or failure of any insurance company carrying Tenant, (B) the
failure of any insurance company to pay claims occurring nor (C) any exclusion from or insufficiency of coverage be held to
affect, negate or waive any of Tenant’s indemnity obligations under this Paragraph 8 and Paragraph 6(g)(ii)
or any other provision of this Lease. With respect to insurance coverages, except worker’s compensation, maintained hereunder
by Tenant and insurance coverages separately obtained by Landlord, all insurance coverages afforded by policies of insurance maintained
by Tenant shall be primary insurance as such coverages apply to Landlord, and such insurance coverages separately maintained by
Landlord shall be excess, and Tenant shall have its insurance policies so endorsed. The amount of liability insurance under insurance
policies maintained by Tenant shall not be reduced by the existence of insurance coverage under policies separately maintained
by Landlord. Tenant shall be solely responsible for any premiums, assessments, penalties, deductible assumptions, retentions, audits,
retrospective adjustments or any other kind of payment due under its policies. Tenant shall increase the amounts of insurance or
the insurance coverages as Landlord may reasonably request from time to time, but not in excess of the requirements of prudent
landlords or lenders for similar tenants occupying similar premises in the San Diego metropolitan area.

 

(iii)Tenant’s
occupancy of the Premises without delivering the certificates of insurance shall not constitute a waiver of Tenant’s obligations
to provide the required coverages. If Tenant provides to Landlord a certificate that does not evidence the coverages required herein,
or that is faulty in any respect, such shall not constitute a waiver of Tenant’s obligations to provide the proper insurance.

 

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(iv)Throughout
the Lease Term, Landlord agrees to maintain (i) fire and extended coverage insurance, and, at Landlord’s option, earthquake
damage coverage, terrorism coverage, wind and hurricane coverage, and such additional property insurance coverage as Landlord deems
appropriate, on the insurable portions of Building and the remainder of the Project in an amount not less than the fair replacement
value thereof, subject to reasonable deductibles (ii) boiler and machinery insurance amounts and with deductibles that would
be considered standard for similar class office building in the metropolitan area in which the Premises is located, and (iii) commercial
general liability insurance with a combined single limit coverage of at least $1,000,000.00 per occurrence. All such insurance
shall be obtained from insurers Landlord reasonably believes to be financially responsible in light of the risks being insured.
The premiums for any such insurance shall be a part of Operating Expenses.

 

(e)Mutual Waivers
of Recovery. Landlord, Tenant, and all parties claiming under them, each mutually release and discharge each other from responsibility
for that portion of any loss or damage paid or reimbursed by an insurer of Landlord or Tenant under any fire, extended coverage
or other property insurance policy maintained by Tenant with respect to its Premises or by Landlord with respect to the Building
or the Project (or which would have been paid had the insurance required to be maintained hereunder been in full force and effect),
no matter how caused, including negligence, and each waives any right of recovery from the other including, but not limited to,
claims for contribution or indemnity, which might otherwise exist on account thereof. Any fire, extended coverage or property insurance
policy maintained by Tenant with respect to the Premises, or Landlord with respect to the Building or the Project, shall contain,
in the case of Tenant’s policies, a waiver of subrogation provision or endorsement in favor of Landlord, and in the case
of Landlord’s policies, a waiver of subrogation provision or endorsement in favor of Tenant, or, in the event that such insurers
cannot or shall not include or attach such waiver of subrogation provision or endorsement, Tenant and Landlord shall obtain the
approval and consent of their respective insurers, in writing, to the terms of this Lease. Tenant agrees to indemnify, protect,
defend and hold harmless each and all of the Landlord Indemnitees from and against any claim, suit or cause of action asserted
or brought by Tenant’s insurers for, on behalf of, or in the name of Tenant, including, but not limited to, claims for contribution,
indemnity or subrogation, brought in contravention of this paragraph. Landlord agrees to indemnify, protect, defend and hold harmless
each and all of Tenant and its affiliates, subsidiaries, and all of their respective officers, trustees, shareholders, employees,
servants, partners, representatives, insurers and agents from and against any claim, suit or cause of action asserted or brought
by Landlord’s insurers for, on behalf of, or in the name of Landlord, including, but not limited to, claims for contribution,
indemnity or subrogation, brought in contravention of this paragraph. The mutual releases, discharges and waivers contained in
this provision shall apply EVEN IF THE LOSS OR DAMAGE TO WHICH THIS PROVISION APPLIES IS CAUSED SOLELY OR IN PART BY THE NEGLIGENCE
OF LANDLORD OR TENANT.

 

(f)Business
Interruption. Landlord shall not be responsible for, and Tenant releases and discharges Landlord from, and Tenant further waives
any right of recovery from Landlord for, any loss for or from business interruption or loss of use of the Premises suffered by
Tenant in connection with Tenant’s use or occupancy of the Premises, EVEN IF SUCH LOSS IS CAUSED SOLELY OR IN PART BY THE
NEGLIGENCE OF LANDLORD.

 

(g)Adjustment
of Claims. Tenant shall cooperate with Landlord and Landlord’s insurers in the adjustment of any insurance claim pertaining
to the Building or the Project or Landlord’s use thereof.

 

(h)Increase
in Landlord’s Insurance Costs. Tenant agrees to pay to Landlord any increase in premiums for Landlord’s insurance
policies resulting from Tenant’s use or occupancy of the Premises.

 

(i)Failure to
Maintain Insurance. Any failure of Tenant to obtain and maintain the insurance policies and coverages required hereunder or
failure by Tenant to meet any of the insurance requirements of this Lease shall constitute an event of default hereunder, and such
failure shall entitle Landlord to pursue, exercise or obtain any of the remedies provided for in Paragraph 12(b), and
Tenant shall be solely responsible for any loss suffered by Landlord as a result of such failure. In the event of failure by Tenant
to maintain the insurance policies and coverages required by this Lease or to meet any of the insurance requirements of this Lease,
Landlord, at its option, and without relieving Tenant of its obligations hereunder, may obtain said insurance policies and coverages
or perform any other insurance obligation of Tenant, but all costs and expenses incurred by Landlord in obtaining such insurance
or performing Tenant’s insurance obligations shall be reimbursed by Tenant to Landlord, together with interest on same from
the date any such cost or expense was paid by Landlord until reimbursed by Tenant, at the rate of interest provided to be paid
on judgments, by the law of the jurisdiction to which the interpretation of this Lease is subject.

 

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	9.		FIRE
                                         OR CASUALTY

 

(a)Subject to the
provisions of this Paragraph 9, in the event the Premises, or access thereto, is wholly or partially destroyed by fire
or other casualty, Landlord shall (to the extent permitted by Law and covenants, conditions and restrictions then applicable to
the Project) rebuild, repair or restore the Premises and access thereto to substantially the same condition as existing immediately
prior to such destruction (excluding Tenant’s Alterations, trade fixtures, equipment and personal property, which Tenant
shall be required to restore) and this Lease shall continue in full force and effect. Notwithstanding the foregoing, (i) Landlord’s
obligation to rebuild, repair or restore the Premises shall not apply to any personal property, above-standard tenant improvements
or other items installed or contained in the Premises, and (ii) Landlord shall have no obligation whatsoever to rebuild, repair
or restore the Premises with respect to any damage or destruction occurring during the last twelve (12) months of the term of this
Lease or any extension of the term.

 

(b)Landlord may
elect to terminate this Lease in any of the following cases of damage or destruction to the Premises, the Building or the Project:
(i) where the cost of rebuilding, repairing and restoring (collectively, “Restoration”) of the Building or the
Project, would, regardless of the lack of damage to the Premises or access thereto, in the reasonable opinion of Landlord, exceed
twenty percent (20%) of the then replacement cost of the Building; (ii) where, in the case of any damage or destruction to
any portion of the Building or the Project by uninsured casualty, the cost of Restoration of the Building or the Project, in the
reasonable opinion of Landlord, exceeds $500,000; or (iii) where, in the case of any damage or destruction to the Premises or access
thereto by uninsured casualty, the cost of Restoration of the Premises or access thereto, in the reasonable opinion of Landlord,
exceeds twenty percent (20%) of the replacement cost of the Premises; or (iv) if Landlord has not obtained appropriate zoning approvals
for reconstruction of the Project, Building or Premises. Any such termination shall be made by thirty (30) days’ prior written
notice to Tenant given within one hundred twenty (120) days of the date of such damage or destruction. If this Lease is not terminated
by Landlord and as the result of any damage or destruction, the Premises, or a portion thereof, are rendered untenantable, the
Base Rent shall abate reasonably during the period of Restoration (based upon the extent to which such damage and Restoration materially
interfere with Tenant’s business in the Premises). This Lease shall be considered an express agreement governing any case
of damage to or destruction of the Premises, the Building or the Project. This Lease sets forth the terms and conditions upon which
this Lease may terminate in the event of any damage or destruction. Accordingly, the parties hereby waive the provisions of California
Civil Code Section 1932, Subsection 2, and Section 1933, Subsection 4 (and any successor statutes thereof permitting
the parties to terminate this Lease as a result of any damage or destruction).

 

	10.		EMINENT
                                         DOMAIN

 

In the event the whole
of the Premises, the Building or the Project shall be taken under the power of eminent domain, or sold to prevent the exercise
thereof (collectively, a “Taking”), this Lease shall automatically terminate as of the date of such Taking.
In the event a Taking of a portion of the Project, the Building or the Premises shall, in the reasonable opinion of Landlord, substantially
interfere with Landlord’s operation thereof, Landlord may terminate this Lease upon thirty (30) days’ written notice
to Tenant given at any time within sixty (60) days following the date of such Taking. For purposes of this Lease, the date of Taking
shall be the earlier of the date of transfer of title resulting from such Taking or the date of transfer of possession resulting
from such Taking. In the event that a portion of the Premises is so taken and this Lease is not terminated, Landlord shall, to
the extent of proceeds paid to Landlord as a result of the Taking, with reasonable diligence, use commercially reasonable efforts
to proceed to restore (to the extent permitted by Law and covenants, conditions and restrictions then applicable to the Project)
the Premises (other than Tenant’s personal property and fixtures, and above-standard tenant improvements) to a complete,
functioning unit. In such case, the Base Rent shall be reduced proportionately based on the portion of the Premises so taken. If
all or any portion of the Premises is the subject of a temporary Taking, this Lease shall remain in full force and effect and Tenant
shall continue to perform each of its obligations under this Lease; in such case, Tenant shall be entitled to receive the entire
award allocable to the temporary Taking of the Premises. Except as provided herein, Tenant shall not assert any claim against Landlord
or the condemning authority for, and hereby assigns to Landlord, any compensation in connection with any such Taking, and Landlord
shall be entitled to receive the entire amount of any award therefor, without deduction for any estate or interest of Tenant. Nothing
contained in this Paragraph 10 shall be deemed to give Landlord any interest in, or prevent Tenant from seeking any
award against the condemning authority for the Taking of personal property, fixtures, above standard tenant improvements of Tenant
or for relocation or moving expenses recoverable by Tenant from the condemning authority. This Paragraph 10 shall be
Tenant’s sole and exclusive remedy in the event of a Taking. This Lease sets forth the terms and conditions upon which this
Lease may terminate in the event of a Taking. Accordingly, the parties waive the provisions of the California Code of Civil Procedure
Section 1265.130 and any successor or similar statutes permitting the parties to terminate this Lease as a result of a Taking.

 

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	11.		ASSIGNMENT
                                         AND SUBLETTING

 

(a)Tenant shall
not directly or indirectly, voluntarily or involuntarily, by operation of law or otherwise, assign, sublet, mortgage or otherwise
encumber all or any portion of its interest in this Lease or in the Premises or grant any license for any person other than Tenant
or its employees to use or occupy the Premises or any part thereof without obtaining the prior written consent of Landlord, which
consent shall not be unreasonably withheld. Any such attempted assignment, subletting, license, mortgage, other encumbrance or
other use or occupancy without the consent of Landlord shall, at Landlord’s option, be null and void and of no effect. Any
mortgage, or encumbrance of all or any portion of Tenant’s interest in this Lease or in the Premises and any grant of a license
for any person other than Tenant or its employees to use or occupy the Premises or any part thereof shall be deemed to be an “assignment”
of this Lease. In addition, as used in this Paragraph 11, the term “Tenant” shall also mean any entity
that has guaranteed Tenant’s obligations under this Lease, and the restrictions applicable to Tenant contained herein shall
also be applicable to such guarantor.

 

(b)No assignment
or subletting shall relieve Tenant of its obligation to pay the Rent and to perform all of the other obligations to be performed
by Tenant hereunder. The acceptance of Rent by Landlord from any other person shall not be deemed to be a waiver by Landlord of
any provision of this Lease or to be a consent to any subletting or assignment. Consent by Landlord to one subletting or assignment
shall not be deemed to constitute a consent to any other or subsequent attempted subletting or assignment. If Tenant desires at
any time to assign this Lease or to sublet the Premises or any portion thereof, it shall first notify Landlord of its desire to
do so and shall submit in writing to Landlord all pertinent information relating to the proposed assignee or sublessee, all pertinent
information relating to the proposed assignment or sublease, and all such financial information as Landlord may reasonably request
concerning the Tenant and proposed assignee or subtenant. Any assignment or sublease shall be expressly subject to the terms and
conditions of this Lease.

 

(c)At any time
within thirty (30) days after Landlord’s receipt of the information specified in subparagraph (b) above, Landlord
may by written notice to Tenant elect to terminate this Lease as to the portion of the Premises so proposed to be subleased or
assigned (which may include all of the Premises), with a proportionate abatement in the Rent payable hereunder.

 

(d)Tenant acknowledges
that it shall be reasonable for Landlord to withhold its consent to a proposed assignment or sublease in any of the following instances:

 

(i)The assignee
or sublessee (or any affiliate of the assignee or sublessee) is not, in Landlord’s reasonable opinion, sufficiently creditworthy
to perform the obligations such assignee or sublessee will have under this Lease;

 

(ii)The intended
use of the Premises by the assignee or sublessee is not for general office use;

 

(iii)The intended
use of the Premises by the assignee or sublessee would materially increase the pedestrian or vehicular traffic to the Premises
or the Building;

 

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(iv)Occupancy of
the Premises by the assignee or sublessee would, in the good faith judgment of Landlord, violate any agreement binding upon Landlord,
the Building or the Project with regard to the identity of tenants, usage in the Building, or similar matters;

 

(v)The assignee
or sublessee (or any affiliate of the assignee or sublessee) is then negotiating with Landlord or has negotiated with Landlord
within the previous six (6) months, or is a current tenant or subtenant within the Building or Project;

 

(vi)The identity
or business reputation of the assignee or sublessee will, in the good faith judgment of Landlord, tend to damage the goodwill or
reputation of the Building or Project;

 

(vii)the proposed
sublease would result in more than two subleases of portions of the Premises being in effect at any one time during the Lease Term;
or

 

(viii)In the case
of a sublease, the subtenant has not acknowledged that the Lease controls over any inconsistent provision in the sublease.

 

The foregoing criteria
shall not exclude any other reasonable basis for Landlord to refuse its consent to such assignment or sublease. Notwithstanding
any contrary provision of this Lease, if Tenant or any proposed assignee or sublessee claims that Landlord has unreasonably withheld
its consent to a proposed assignment or sublease or otherwise has breached its obligations under this Paragraph 11,
their sole remedy shall be to seek a declaratory judgment and/or injunctive relief without any monetary damages, and, with respect
thereto, Tenant, on behalf of itself and, to the extent permitted by law, such proposed assignee/sublessee, hereby waives all other
remedies against Landlord, including, without limitation, the right to seek monetary damages or to terminate this Lease.

 

(e)If any Tenant
is a corporation, partnership or other entity that is not publicly traded on a recognized national stock exchange, any transaction
or series of related or unrelated transactions (including, without limitation, any dissolution, merger, consolidation or other
reorganization, any withdrawal or admission of a partner or change in a partner’s interest, or any issuance, sale, gift,
transfer or redemption of any capital stock of or ownership interest in such entity, whether voluntary, involuntary or by operation
of law, or any combination of any of the foregoing transactions) resulting in the transfer of control of such Tenant, shall be
deemed to be an assignment of this Lease subject to the provisions of this Section 11. The term “control”
as used in this Section 11(e) means the power to directly or indirectly direct or cause the direction of the management
or policies of Tenant. Any transfer of control of a subtenant which is a corporation or other entity shall be deemed an assignment
of any sublease. Notwithstanding anything to the contrary in this Section 11(e), if the original Tenant under this
Lease is a corporation, partnership or other entity, a change or series of changes in ownership of stock or other ownership interests
which would result in direct or indirect change in ownership of less than fifty percent (50%) of the outstanding stock of
or other ownership interests in such Tenant as of the date of the execution and delivery of this Lease shall not be considered
a change of control.

 

(f)Notwithstanding
any assignment or subletting, Tenant and any guarantor or surety of Tenant’s obligations under this Lease shall at all times
during the Initial Term and any subsequent renewals or extensions remain fully responsible and liable for the payment of the rent
and for compliance with all of Tenant’s other obligations under this Lease. In the event that the Rent due and payable by
a sublessee or assignee (or a combination of the rental payable under such sublease or assignment, plus any bonus or other consideration
therefor or incident thereto) exceeds the Rent payable under this Lease, then Tenant shall be bound and obligated to pay Landlord,
as additional rent hereunder, one-half of all such excess Rent and other excess consideration within ten (10) days following receipt
thereof by Tenant.

 

(g)If this Lease
is assigned or if the Premises is subleased (whether in whole or in part), or in the event of the mortgage or pledge of Tenant’s
leasehold interest, or grant of any concession or license within the Premises, or if the Premises are occupied in whole or in part
by anyone other than Tenant, then upon a default by Tenant hereunder Landlord may collect Rent from the assignee, sublessee, mortgagee,
pledgee, concessionee or licensee or other occupant and, except to the extent set forth in the preceding paragraph, apply the amount
collected to the next Rent payable hereunder; and all such Rent collected by Tenant shall be held in deposit for Landlord and immediately
forwarded to Landlord. No such transaction or collection of Rent or application thereof by Landlord, however, shall be deemed a
waiver of these provisions or a release of Tenant from the further performance by Tenant of its covenants, duties, or obligations
hereunder.

 

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(h)If Tenant effects
an assignment or sublease or requests the consent of Landlord to any proposed assignment or sublease, then Tenant shall, upon demand,
pay Landlord a non-refundable administrative fee of One Thousand Dollars ($1,000.00), plus any reasonable attorneys’ and
paralegal fees and costs incurred by Landlord in connection with such assignment or sublease or request for consent. Acceptance
of the One Thousand Dollar ($1,000.00) administrative fee and/or reimbursement of Landlord’s attorneys’ and paralegal
fees shall in no event obligate Landlord to consent to any proposed assignment or sublease.

 

(i)Notwithstanding
any provision of this Lease to the contrary, in the event this Lease is assigned to any person or entity pursuant to the provisions
of the Bankruptcy Code, any and all monies or other consideration payable or otherwise to be delivered in connection with such
assignment shall be paid or delivered to Landlord, shall be and remain the exclusive property of Landlord and shall not constitute
the property of Tenant or Tenant’s estate within the meaning of the Bankruptcy Code. All such money and other consideration
not paid or delivered to Landlord shall be held in trust for the benefit of Landlord and shall be promptly paid or delivered to
Landlord.

 

(j)The joint and
several liability of the Tenant named herein and any immediate and remote successor-in-interest of Tenant (by assignment or otherwise),
and the due performance of the obligations of this Lease on Tenant’s part to be performed or observed, shall not in any way
be discharged, released or impaired by any (a) agreement that modifies any of the rights or obligations of the parties under
this Lease, (b) stipulation that extends the time within which an obligation under this Lease is to be performed, (c) waiver
of the performance of an obligation required under this Lease, or (d) failure to enforce any of the obligations set forth
in this Lease.

 

(k)If Tenant is
any form of partnership, a withdrawal or change, voluntary, involuntary or by operation of law of any partner, or the dissolution
of the partnership, shall be deemed a voluntary assignment. If Tenant consists of more than one (1) person, a purported assignment,
voluntary or involuntary or by operation of law from one (1) person to the other shall be deemed a voluntary assignment. If
Tenant is a corporation or limited liability entity, any dissolution, merger, consolidation or other reorganization of Tenant,
or sale or other transfer of a controlling percentage of the ownership interest of Tenant, or the sale of at least twenty-five
percent (25%) of the value of the assets of Tenant shall be deemed a voluntary assignment.

 

	12.		DEFAULT

 

(a)Events of
Default. The occurrence of any one or more of the following events shall constitute an “event of default” or “default”
(herein so called) under this Lease by Tenant: (i) Tenant shall fail to pay Rent or any other rental or sums payable by Tenant
hereunder within five (5) days after Landlord notifies Tenant of such nonpayment; provided, however, Landlord shall only be
obligated to provide such written notice to Tenant one (1) time within any calendar year and in the event Tenant fails to
timely pay Rent or any other sums for a second time during any calendar year, then Tenant shall be in default for such late payment
and Landlord shall have no obligation or duty to provide notice of such non-payment to Tenant prior to declaring an event of default
under this Lease; (ii) the failure by Tenant to observe or perform any of the express or implied covenants or provisions of this
Lease to be observed or performed by Tenant, other than monetary failures as specified in Paragraph 12(a)(i) above,
where such failure shall continue for a period of ten (10) days after written notice thereof from Landlord to Tenant; provided,
however, that if the nature of Tenant’s default is such that more than ten (10) days are reasonably required for its cure,
then Tenant shall not be deemed to be in default if Tenant shall commence such cure within said ten (10) day period and thereafter
diligently prosecute such cure to completion, which completion shall occur not later than sixty (60) days from the date of such
notice from Landlord; (iii) the making by Tenant or any guarantor hereof of any general assignment for the benefit of creditors,
(iv) the filing by or against Tenant or any guarantor hereof of a petition to have Tenant or any guarantor hereof adjudged a bankrupt
or a petition for reorganization or arrangement under any law relating to bankruptcy (unless, in the case of a petition filed against
Tenant or any guarantor hereof, the same is dismissed within sixty (60) days), (v) the appointment of a trustee or receiver to
take possession of substantially all of Tenant’s assets located at the Premises or of Tenant’s interest in this Lease
or of substantially all of guarantor’s assets, where possession is not restored to Tenant or guarantor within sixty (60)
days, (vi) the attachment, execution or other judicial seizure of substantially all of Tenant’s assets located at the Premises
or of substantially all of guarantor’s assets or of Tenant’s interest in this Lease where such seizure is not discharged
within sixty (60) days; (vii) any material representation or warranty made by Tenant or guarantor in this Lease or any other document
delivered in connection with the execution and delivery of this Lease or pursuant to this Lease proves to be incorrect in any material
respect; (viii) Tenant or guarantor shall be liquidated or dissolved or shall begin proceedings towards its liquidation or dissolution;
or (ix) the vacation or abandonment of the Premises by Tenant in excess of five (5) business days.

 

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Any notice sent by Landlord
to Tenant pursuant to this Paragraph 12(a) shall be in lieu of, and not in addition to, any notice required under California
Code of Civil Procedure Section 1161.

 

(b)Landlord’s
Remedies; Termination. In the event of any event of default by Tenant, in addition to any other remedies available to Landlord
under this Lease, at law or in equity, Landlord shall have the immediate option to terminate this Lease and all rights of Tenant
hereunder and Landlord shall have all the rights and remedies of a Landlord provided by Section 1951.2 of the California Civil
Code. In the event that Landlord shall elect to so terminate this Lease, then Landlord may recover from Tenant:

 

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

 

(ii)the worth at
the time of the 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 Tenant proves could have been reasonably avoided; plus

 

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

 

(iv)any other amount
necessary to compensate Landlord for all the detriment proximately caused by Tenant’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:
unamortized Tenant Improvement costs; attorneys’ fees; brokers’ commissions; the costs of refurbishment, alterations,
renovation and repair of the Premises; and removal (including the repair of any damage caused by such removal) and storage (or
disposal) of Tenant’s personal property, equipment, fixtures, Tenant Changes, Tenant Improvements and any other items which
Tenant is required under this Lease to remove but does not remove.

 

As used in subparagraph (i)
and subparagraph (ii) of Paragraph 12(b) above, the “worth at the time of award” is computed
by allowing interest at the Default Rate (as defined below). As used in subparagraph (iii) of Paragraph 12(b)
above, the “worth at the time of award” is computed by discounting such amount at the discount rate of the Federal
Reserve Bank of San Francisco at the time of award plus one percent (1%).

 

(c)Landlord’s
Remedies; Re-Entry Rights. In the event of any event of default by Tenant, in addition to any other remedies available to Landlord
under this Lease, at law or in equity, Landlord shall also have the right, with or without terminating this Lease, to re-enter
the Premises and remove all persons and property from the Premises; such property may be removed, stored and/or disposed of pursuant
to Paragraph 5(c) of this Lease or any other procedures permitted by applicable law. No re-entry or taking possession
of the Premises by Landlord pursuant to this Paragraph 12(c), and no acceptance of surrender of the Premises or other
action on Landlord’s part, shall be construed as an election to terminate this Lease unless a written notice of such intention
be given to Tenant or unless the termination thereof be decreed by a court of competent jurisdiction.

 

(d)Continuation
of Lease. Landlord shall have the remedy described in California Civil Code Section 1951.4 (lessor may continue lease
in effect after lessee’s breach and abandonment and recover rent as it becomes due, if lessee has the right to sublet or
assign, subject only to reasonable limitations). Accordingly, if Landlord does not elect to terminate this Lease on account of
any event of default by Tenant, Landlord may, from time to time, without terminating this Lease, enforce all of its rights and
remedies under this Lease, including the right to recover all Rent as it becomes due.

 

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(e)Landlord’s
Right to Perform. Except as specifically provided otherwise in this Lease, all covenants and agreements by Tenant under this
Lease shall be performed by Tenant at Tenant’s sole cost and expense and without any abatement or offset of Rent. If Tenant
shall fail to pay any sum of money (other than Base Rent) or perform any other act on its part to be paid or performed hereunder
and such failure shall continue for three (3) days with respect to monetary obligations (or ten (10) days with respect to non-monetary
obligations, except in case of emergencies, in which such case, such shorter period of time as is reasonable under the circumstances)
after Tenant’s receipt of written notice thereof from Landlord, Landlord may, without waiving or releasing Tenant from any
of Tenant’s obligations, make such payment or perform such other act on behalf of Tenant. All sums so paid by Landlord and
all necessary incidental costs incurred by Landlord in performing such other acts shall be payable by Tenant to Landlord within
five (5) days after demand therefor as Additional Rent.

 

(f)Interest.
If any monthly installment of Rent or Operating Expenses, or any other amount payable by Tenant hereunder is not received by Landlord
by the date when due, it shall bear interest at the Default Rate from the date due until paid. All interest, and any late charges
imposed pursuant to Paragraph 12(g) below, shall be considered Additional Rent due from Tenant to Landlord under the
terms of this Lease. The term “Default Rate” as used in this Lease shall mean the lesser of (A) the rate announced
from time to time by Wells Fargo Bank or, if Wells Fargo Bank ceases to exist or ceases to publish such rate, then the rate announced
from time to time by the largest (as measured by deposits) chartered bank operating in the State, as its “prime rate”
or “reference rate”, plus five percent (5%), or (B) the maximum rate of interest permitted by Law.

 

(g)Late Charges.
Tenant acknowledges that, in addition to interest costs, the late payments by Tenant to Landlord of any monthly installment of
Base Rent, Additional Rent or other sums due under this Lease will cause Landlord to incur costs not contemplated by this Lease,
the exact amount of such costs being extremely difficult and impractical to fix. Such other costs include, without limitation,
processing, administrative and accounting charges and late charges that may be imposed on Landlord by the terms of any mortgage,
deed to secure debt, deed of trust or related loan documents encumbering the Premises, the Building or the Project. Accordingly,
if any monthly installment of Base Rent, Additional Rent or any other amount payable by Tenant hereunder is not received by Landlord
by the due date thereof, Tenant shall pay to Landlord an additional sum of five percent (5%) of the overdue amount as a late charge,
but in no event more than the maximum late charge allowed by law. The parties agree that such late charge represents a fair and
reasonable estimate of the costs that Landlord will incur by reason of any late payment as hereinabove referred to by Tenant, and
the payment of late charges and interest are distinct and separate in that the payment of interest is to compensate Landlord for
the use of Landlord’s money by Tenant, while the payment of late charges is to compensate Landlord for Landlord’s processing,
administrative and other costs incurred by Landlord as a result of Tenant’s delinquent payments. Acceptance of a late charge
or interest shall not constitute a waiver of Tenant’s default with respect to the overdue amount or prevent Landlord from
exercising any of the other rights and remedies available to Landlord under this Lease or at law or in equity now or hereafter
in effect.

 

(h)Rights and
Remedies Cumulative. All rights, options and remedies of Landlord contained in this Paragraph 12 and elsewhere
in this Lease shall be construed and held to be cumulative, and no one of them shall be exclusive of the other, and Landlord shall
have the right to pursue any one or all of such remedies or any other remedy or relief which may be provided by law or in equity,
whether or not stated in this Lease. Nothing in this Paragraph 12 shall be deemed to limit or otherwise affect Tenant’s
indemnification of Landlord pursuant to any provision of this Lease.

 

(i)Tenant’s
Waiver of Redemption. Tenant hereby waives and surrenders for itself and all those claiming under it, including creditors of
all kinds, (i) any right and privilege which it or any of them may have under any present or future law to redeem any of the Premises
or to have a continuance of this Lease after termination of this Lease or of Tenant’s right of occupancy or possession pursuant
to any court order or any provision hereof, and (ii) the benefits of any present or future law which exempts property from liability
for debt or for distress for Rent.

 

(j)Costs Upon
Default and Litigation. Tenant shall pay to Landlord and its mortgagees as Additional Rent all the expenses incurred by Landlord
or its mortgagees in connection with any default by Tenant hereunder or the exercise of any remedy by reason of any default by
Tenant hereunder, including reasonable attorneys’ fees and expenses. If Landlord or its mortgagees shall be made a party
to any litigation commenced against Tenant or any litigation pertaining to this Lease or the Premises, at the option of Landlord
and/or its mortgagees, Tenant, at its expense, shall provide Landlord and/or its mortgagees with counsel approved by Landlord and/or
its mortgagees and shall pay all costs incurred or paid by Landlord and/or its mortgagees in connection with such litigation.

 

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	13.		ACCESS;
                                         CONSTRUCTION

 

Landlord reserves from
the leasehold estate hereunder, in addition to all other rights reserved by Landlord under this Lease, the right to use the roof
and exterior walls of the Premises and the area beneath, adjacent to and above the Premises. Landlord also reserves the right to
install, use, maintain, repair, replace and relocate equipment, machinery, meters, pipes, ducts, plumbing, conduits and wiring
through the Premises, which serve other portions of the Building or the Project in a manner and in locations which do not unreasonably
interfere with Tenant’s use of the Premises. In addition, Landlord shall have free access to any and all mechanical installations
of Landlord or Tenant, including, without limitation, machine rooms, telephone rooms and electrical closets. Tenant agrees that
there shall be no construction of partitions or other obstructions which materially interfere with or which threaten to materially
interfere with Landlord’s free access thereto, or materially interfere with the moving of Landlord’s equipment to or
from the enclosures containing said installations. Landlord shall at all reasonable times, during normal business hours and after
reasonable written or oral notice, have the right to enter the Premises to inspect the same, to supply janitorial service and any
other service to be provided by Landlord to Tenant hereunder, to exhibit the Premises to prospective purchasers, lenders or tenants,
to post notices of non-responsibility, to alter, improve, restore, rebuild or repair the Premises or any other portion of the Building,
or to do any other act permitted or contemplated to be done by Landlord hereunder, all without being deemed guilty of an eviction
of Tenant and without liability for abatement of Rent or otherwise. For such purposes, Landlord may also erect scaffolding and
other necessary structures where reasonably required by the character of the work to be performed. Landlord shall conduct all such
inspections and/or improvements, alterations and repairs so as to minimize, to the extent reasonably practical and without material
additional expense to Landlord, any interruption of or interference with the business of Tenant. Tenant hereby waives any claim
for damages for any injury or inconvenience to or interference with Tenant’s business, any loss of occupancy or quiet enjoyment
of the Premises, and any other loss occasioned thereby. For each of such purposes, Landlord shall at all times have and retain
a key with which to unlock all of the doors in, upon and about the Premises (excluding Tenant’s vaults and safes, access
to which shall be provided by Tenant upon Landlord’s reasonable request). Landlord shall have the right to use any and all
means which Landlord may deem proper in an emergency in order to obtain entry to the Premises or any portion thereof, and Landlord
shall have the right, at any time during the Lease Term, to provide whatever access control measures it deems reasonably necessary
to the Project, without any interruption or abatement in the payment of Rent by Tenant. Any entry into the Premises obtained by
Landlord by any of such means shall not under any circumstances be construed to be a forcible or unlawful entry into, or a detainer
of, the Premises, or any eviction of Tenant from the Premises or any portion thereof. No provision of this Lease shall be construed
as obligating Landlord to perform any repairs, Alterations or decorations to the Premises or the Project except as otherwise expressly
agreed to be performed by Landlord pursuant to the provisions of this Lease.

 

	14.		BANKRUPTCY

 

(a)If at any time
on or before the Commencement Date there shall be filed by or against Tenant in any court, tribunal, administrative agency or any
other forum having jurisdiction, pursuant to any applicable law, either of the United States or of any state, a petition in bankruptcy
or insolvency or for reorganization or for the appointment of a receiver, trustee or conservator of all or a portion of Tenant’s
property, or if Tenant makes an assignment for the benefit of creditors, this Lease shall ipso facto be canceled and terminated
and in such event neither Tenant nor any person claiming through or under Tenant or by virtue of any applicable law or by an order
of any court, tribunal, administrative agency or any other forum having jurisdiction, shall be entitled to possession of the Premises
and Landlord, in addition to the other rights and remedies given by Paragraph 12 hereof or by virtue of any other provision
contained in this Lease or by virtue of any applicable law, may retain as damages any Rent, Security Deposit or moneys received
by it from Tenant or others on behalf of Tenant.

 

(b)If, after the
Commencement Date, or if at any time during the term of this Lease, there shall be filed against Tenant in any court, tribunal,
administrative agency or any other forum having jurisdiction, pursuant to any applicable law, either of the United States or of
any state, a petition in bankruptcy or insolvency or for reorganization or for the appointment of a receiver, trustee or conservator
of all or a portion of Tenant’s property, and the same is not dismissed after sixty (60) calendar days, or if Tenant
makes an assignment for the benefit of creditors, this Lease, at the option of Landlord exercised within a reasonable time after
notice of the happening of any one or more of such events, may be canceled and terminated and in such event neither Tenant nor
any person claiming through or under Tenant or by virtue of any statute or of an order of any court shall be entitled to possession
or to remain in possession of the Premises, but shall forthwith quit and surrender the Premises, and Landlord, in addition to the
other rights and remedies granted by Paragraph 12 hereof or by virtue of any other provision contained in this Lease
or by virtue of any applicable law, may retain as damages any Rent, Security Deposit or moneys received by it from Tenant or others
on behalf of Tenant.

 

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	15.		SUBSTITUTION
                                         OF PREMISES

 

Subject to the conditions
specified in this Paragraph 15, Landlord reserves the right without Tenant’s consent, on forty-five (45) days’
prior written notice to Tenant, to substitute other premises within the Project for the Premises. In each such case, the substituted
premises shall (a) contain at least substantially the same Rentable Area as the Premises, (b) contain comparable tenant improvements,
and (c) be made available to Tenant at the then current rental rate for such space, which in no event, shall exceed the per square
foot rental rate for the Premises in effect under this Lease for the Premises at the time of such substitution, including any abated
Base Rent as set forth in the Base Rent schedule of the Basic Lease Provisions. Landlord shall pay all reasonable moving expenses
of Tenant incidental to such substitution of premises.

 

	16.		SUBORDINATION;
                                         ATTORNMENT; ESTOPPEL CERTIFICATES

 

(a)Tenant agrees
that this Lease and the rights of Tenant hereunder shall be subject and subordinate to any and all deeds to secure debt, deeds
of trust, security interests, mortgages, master leases, ground leases or other security documents and any and all modifications,
renewals, extensions, consolidations and replacements thereof (collectively, “Security Documents”) which now
or hereafter constitute a lien upon or affect the Project, the Building or the Premises. Such subordination shall be effective
without the necessity of the execution by Tenant of any additional document for the purpose of evidencing or effecting such subordination.
In addition, Landlord shall have the right to subordinate or cause to be subordinated any such Security Documents to this Lease
and in such case, in the event of the termination or transfer of Landlord’s estate or interest in the Project by reason of
any termination or foreclosure of any such Security Documents, Tenant shall, notwithstanding such subordination, attorn to and
become the Tenant of the successor-in-interest to Landlord at the option of such successor-in-interest. Furthermore, Tenant shall
within fifteen (15) days of demand therefor execute any instruments or other documents which may be required by Landlord or
the holder of any Security Document and specifically shall execute, acknowledge and deliver within fifteen (15) days of demand
therefor a subordination of lease or subordination of deed of trust or mortgage, in the form required by the holder of the Security
Document requesting the document; the failure to do so by Tenant within such time period shall be a material default hereunder;
provided, however, the new landlord or the holder of any Security Document shall agree that Tenant’s quiet enjoyment of the
Premises shall not be disturbed as long as Tenant is not in default under this Lease.

 

(b)If any proceeding
is brought for default under any ground or master lease to which this Lease is subject or in the event of foreclosure or the exercise
of the power of sale under any mortgage, deed of trust or other Security Document made by Landlord covering the Premises, at the
election of such ground lessor, master lessor or purchaser at foreclosure, Tenant shall attorn to and recognize the same as Landlord
under this Lease, provided such successor expressly agrees in writing to be bound to all future obligations by the terms of this
Lease, and if so requested, Tenant shall enter into a new lease with that successor on the same terms and conditions as are contained
in this Lease (for the unexpired term of this Lease then remaining). Tenant hereby waives its rights under any current or future
law which gives or purports to give Tenant any right to terminate or otherwise adversely affect this Lease and the obligations
of Tenant hereunder in the event of any such foreclosure proceeding or sale.

 

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(c)In addition
to any statutory lien for Rent in Landlord’s favor, Landlord (the secured party for purposes hereof) shall have and Tenant
(the debtor for purposes hereof) hereby grants to Landlord, an express contract lien and a continuing security interest to secure
the payment of all Rent due hereunder from Tenant, upon all goods, wares, equipment, fixtures, furniture, inventory and other personal
property of Tenant (and any transferees or other occupants of the Premises) presently or hereafter situated on the Premises and
upon all proceeds of any insurance which may accrue to Tenant by reason of damage or destruction of any such property. In the event
of a default under this Lease, Landlord shall have, in addition to any other remedies provided herein or by law, all rights and
remedies under the Uniform Commercial Code of the state in which the Premises is located, including without limitation the right
to sell the property described in this paragraph at public or private sale upon ten (10) days’ notice to Tenant, which notice
Tenant hereby agrees is adequate and reasonable. Tenant hereby agrees to execute such other instruments necessary or desirable
in Landlord’s discretion to perfect the security interest hereby created. Any statutory lien for Rent is not hereby waived,
the express contractual lien herein granted being in addition and supplementary thereto. Landlord and Tenant agree that this Lease
and the security interest granted herein serve as a financing statement, and a copy or photographic or other reproduction of this
paragraph of this Lease may be filed of record by Landlord and have the same force and effect as the original. Tenant warrants
and represents that the collateral subject to the security interest granted herein is not purchased or used by Tenant for personal,
family or household purposes. Tenant further warrants and represents to Landlord that the lien granted herein constitutes a first
and superior lien and that Tenant will not allow the placing of any other lien upon any of the property described in this paragraph
without the prior written consent of Landlord. Notwithstanding the provisions of this Paragraph 16(c) to the contrary,
if Tenant desires to obtain a loan secured by Tenant’s personal property in the Premises and requests that Landlord execute
a lien waiver in connection therewith, Landlord shall, in its reasonable discretion, based upon Landlord’s review of Tenant’s
financial condition, agree to subordinate its lien rights to the rights of Tenant’s lender pursuant to a lien subordination
on Landlord’s standard form, provided that Tenant delivers such request in writing to Landlord together with a nonrefundable
processing fee in the amount of Three Hundred Dollars ($300.00). Notwithstanding the foregoing, however, if Landlord incurs processing
costs (including attorneys’ fees) in connection with any such request which exceed Three Hundred Dollars ($300.00), then
Tenant shall reimburse Landlord for such excess within three (3) business days following Tenant’s receipt of invoice(s) therefor
from Landlord. Nothing in this Paragraph 16(c) shall permit Tenant to encumber its leasehold interest in the Premises.

 

(d)Tenant shall,
upon not less than ten (10) days’ prior notice by Landlord, execute, acknowledge and deliver to Landlord a statement in writing
certifying to those facts for which certification has been requested by Landlord or any current or prospective purchaser, holder
of any Security Document, ground lessor or master lessor, including, but without limitation, that (i) this Lease is unmodified
and in full force and effect (or if there have been modifications, that the same is in full force and effect as modified and stating
the modifications), (ii) the dates to which the Base Rent, Additional Rent and other charges hereunder have been paid, if any,
and (iii) whether or not to the best knowledge of Tenant, Landlord is in default in the performance of any covenant, agreement
or condition contained in this Lease and, if so, specifying each such default of which Tenant may have knowledge. The form of the
statement attached hereto as Exhibit D is hereby approved by Tenant for use pursuant to this subparagraph (d);
however, at Landlord’s option, Landlord shall have the right to use other forms for such purpose. Tenant’s failure
to execute and deliver such statement within such time shall, at the option of Landlord, constitute a material default under this
Lease and, in any event, shall be conclusive upon Tenant that this Lease is in full force and effect without modification except
as may be represented by Landlord in any such certificate prepared by Landlord and delivered to Tenant for execution. Any statement
delivered pursuant to this Paragraph 16 may be relied upon by any prospective purchaser of the fee of the Building
or the Project or any mortgagee, ground lessor or other like encumbrances thereof or any assignee of any such encumbrance upon
the Building or the Project.

 

	17.		SALE
                                         BY LANDLORD; TENANT’S REMEDIES; NONRECOURSE LIABILITY

 

(a)In the event
of a sale or conveyance by Landlord of the Building or the Project, Landlord shall be released from any and all liability under
this Lease. If the Security Deposit has been deposited by Tenant to Landlord prior to such sale or conveyance, Landlord shall transfer
the Security Deposit to the purchaser, and upon delivery to Tenant of notice thereof, Landlord shall be discharged from any further
liability in reference thereto.

 

(b)Landlord shall
not be in default of any obligation of Landlord hereunder unless Landlord fails to perform any of its obligations under this Lease
within thirty (30) days after receipt of written notice of such failure from Tenant; provided, however, that if the nature of Landlord’s
obligation is such that more than thirty (30) days are required for its performance, Landlord shall not be in default if Landlord
commences to cure such default within the thirty (30) day period and thereafter diligently prosecutes the same to completion. All
obligations of Landlord under this Lease will be binding upon Landlord only during the period of its ownership of the Project and
not thereafter. All obligations of Landlord hereunder shall be construed as covenants, not conditions; and, except as may be otherwise
expressly provided in this Lease, Tenant may not terminate this Lease for breach of Landlord’s obligations hereunder.

 

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(c)Notwithstanding
anything contained in this Lease to the contrary, the obligations of Landlord under this Lease (including any actual or alleged
breach or default by Landlord) do not constitute personal obligations of the individual partners, directors, officers, trustees,
members or shareholders of Landlord or Landlord’s members or partners, and Tenant shall not seek recourse against the individual
partners, directors, officers, trustees, members or shareholders of Landlord or against Landlord’s members or partners or
against any other persons or entities having any interest in Landlord, or against any of their personal assets for satisfaction
of any liability with respect to this Lease. Any liability of Landlord for a default by Landlord under this Lease, or a breach
by Landlord of any of its obligations under the Lease, shall be limited solely to its interest in the Project, and in no event
shall any personal liability be asserted against Landlord in connection with this Lease nor shall any recourse be had to any other
property or assets of Landlord, its partners, directors, officers, trustees, members, shareholders or any other persons or entities
having any interest in Landlord. Tenant’s sole and exclusive remedy for a default or breach of this Lease by Landlord shall
be either (i) an action for damages, or (ii) an action for injunctive relief; Tenant hereby waiving and agreeing that
Tenant shall have no offset rights or right to terminate this Lease on account of any breach or default by Landlord under this
Lease. Under no circumstances whatsoever shall Landlord ever be liable for punitive, consequential or special damages under this
Lease and Tenant waives any rights it may have to such damages under this Lease in the event of a breach or default by Landlord
under this Lease.

 

(d)As a condition
to the effectiveness of any notice of default given by Tenant to Landlord, Tenant shall also concurrently give such notice under
the provisions of Paragraph 17(b) to each beneficiary under a Security Document encumbering the Project of whom Tenant
has received written notice (such notice to specify the address of the beneficiary). In the event Landlord shall fail to cure any
breach or default within the time period specified in subparagraph (b), then prior to the pursuit of any remedy therefor
by Tenant, each such beneficiary shall have an additional thirty (30) days within which to cure such default, or if such default
cannot reasonably be cured within such period, then each such beneficiary shall have such additional time as shall be necessary
to cure such default, provided that within such thirty (30) day period, such beneficiary has commenced and is diligently pursuing
the remedies available to it which are necessary to cure such default (including, without limitation, as appropriate, commencement
of foreclosure proceedings).

 

	18.		PARKING;
                                         COMMON AREAS

 

(a)Tenant shall
have the right to the use of the number of parking spaces located in the parking areas of the Project specified in Item 13
of the Basic Lease Provisions for the parking of operational motor vehicles used by Tenant, its officers and employees only. Landlord
reserves the right, at any time upon written notice to Tenant, to designate the location of Tenant’s parking spaces as determined
by Landlord in its reasonable discretion. The use of such spaces shall be subject to the rules and regulations adopted by Landlord
from time to time for the use of the parking areas. Landlord further reserves the right to make such changes to the parking system
as Landlord may deem necessary or reasonable from time to time; i.e., Landlord may provide for one or a combination of parking
systems, including, without limitation, self-parking, single or double stall parking spaces, and valet assisted parking. Except
as otherwise expressly agreed to in this Lease, Tenant agrees that Tenant, its officers and employees shall not be entitled to
park in any reserved or specially assigned areas designated by Landlord from time to time in the Project’s parking areas,
except for those reserved stalls mutually approved by Landlord and Tenant and designated to Tenant under Item 13 of the
Basic Lease Provisions. Landlord may require execution of an agreement with respect to the use of such parking areas by Tenant
and/or its officers and employees in form reasonably satisfactory to Landlord as a condition of any such use by Tenant, its officers
and employees. A default by Tenant, its officers or employees in the payment of such charges, the compliance with such rules and
regulations, or the performance of such agreement(s) shall constitute a material default by Tenant hereunder. Tenant shall not
permit or allow any vehicles that belong to or are controlled by Tenant or Tenant’s officers, employees, suppliers, shippers,
customers or invitees to be loaded, unloaded or parked in areas other than those designated by Landlord for such activities. If
Tenant permits or allows any of the prohibited activities described in this Paragraph, then Landlord shall have the right, without
notice, in addition to such other rights and remedies that it may have, to remove or tow away the vehicle involved and charge the
cost to Tenant, which cost shall be immediately payable upon demand by Landlord.

 

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(b)Subject to subparagraph (c)
below and the remaining provisions of this Lease, Tenant shall have the nonexclusive right, in common with others, to the use of
such entrances, lobbies, fire vestibules, restrooms (excluding restrooms on any full floors leased by a tenant), mechanical areas,
ground floor corridors, elevators and elevator foyers, electrical and janitorial closets, telephone and equipment rooms, loading
and unloading areas, the Project’s plaza areas, if any, ramps, drives, stairs, and similar access ways and service ways and
other common areas and facilities in and adjacent to the Building and the Project as are designated from time to time by Landlord
for the general nonexclusive use of Landlord, Tenant and the other tenants of the Project and their respective employees, agents,
representatives, licensees and invitees (“Common Areas”). The use of such Common Areas shall be subject to the
rules and regulations contained herein and the provisions of any covenants, conditions and restrictions affecting the Building
or the Project. Tenant shall keep all of the Common Areas free and clear of any obstructions created or permitted by Tenant or
resulting from Tenant’s operations, and shall use the Common Areas only for normal activities, parking and ingress and egress
by Tenant and its employees, agents, representatives, licensees and invitees to and from the Premises, the Building or the Project.
If, in the reasonable opinion of Landlord, unauthorized persons are using the Common Areas by reason of the presence of Tenant
in the Premises, Tenant, upon demand of Landlord, shall correct such situation by appropriate action or proceedings against all
such unauthorized persons. Nothing herein shall affect the rights of Landlord at any time to remove any such unauthorized persons
from said areas or to prevent the use of any of said areas by unauthorized persons. Landlord reserves the right to make such changes,
alterations, additions, deletions, improvements, repairs or replacements in or to the Building, the Project (including the Premises)
and the Common Areas as Landlord may reasonably deem necessary or desirable, including, without limitation, constructing new buildings
and making changes in the location, size, shape and number of driveways, entrances, parking spaces, parking areas, loading areas,
landscaped areas and walkways; provided, however, that (i) there shall be no unreasonable permanent obstruction of access to or
use of the Premises resulting therefrom, and (ii) Landlord shall use commercially reasonable efforts to minimize any interruption
with Tenant’s use of the Premises. In the event that the Project is not completed on the date of execution of this Lease,
Landlord shall have the sole judgment and discretion to determine the architecture, design, appearance, construction, workmanship,
materials and equipment with respect to construction of the Project. Notwithstanding any provision of this Lease to the contrary,
the Common Areas shall not in any event be deemed to be a portion of or included within the Premises leased to Tenant and the Premises
shall not be deemed to be a portion of the Common Areas. This Lease is granted subject to the terms hereof, the rights and interests
of third parties under existing liens, ground leases, easements and encumbrances affecting such property, all zoning regulations,
rules, ordinances, building restrictions and other laws and regulations now in effect or hereafter adopted by any governmental
authority having jurisdiction over the Project or any part thereof.

 

(c)Notwithstanding
any provision of this Lease to the contrary, Landlord specifically reserves the right to redefine the term “Project”
for purposes of allocating and calculating Operating Expenses so as to include or exclude areas as Landlord shall from time to
time determine or specify (and any such determination or specification shall be without prejudice to Landlord’s right to
revise thereafter such determination or specification). In addition, Landlord shall have the right to contract or otherwise arrange
for amenities, services or utilities (the cost of which is included within Operating Expenses) to be on a common or shared basis
to both the Project (i.e., the area with respect to which Operating Expenses are determined) and adjacent areas not included within
the Project, so long as the basis on which the cost of such amenities, services or utilities is allocated to the Project is determined
on an arms-length basis or some other basis reasonably determined by Landlord. In the case where the definition of the Project
is revised for purposes of the allocation or determination of Operating Expenses, Tenant’s Proportionate Share shall be appropriately
revised to equal the percentage share of all Rentable Area contained within the Project (as then defined) represented by the Premises.
The Rentable Area of the Project is subject to adjustment by Landlord from time to time to reflect any remeasurement thereof by
Landlord’s architect, at Landlord’s request, and/or as a result of any additions or deletions to any of the buildings
in the Project as designated by Landlord. Landlord shall have the sole right to determine which portions of the Project and other
areas, if any, shall be served by common management, operation, maintenance and repair. Landlord shall also have the right, in
its sole discretion, to allocate and prorate any portion or portions of the Operating Expenses on a building-by-building basis,
on an aggregate basis of all buildings in the Project, or any other reasonable manner, and if allocated on a building-by-building
basis, then Tenant’s Proportionate Share shall, as to the portion of the Operating Expenses so allocated, be based on the
ratio of the Rentable Area of the Premises to the Rentable Area of the Building. Landlord shall have the exclusive rights to the
airspace above and around, and the subsurface below, the Premises and other portions of the Building and Project.

 

	19.		MISCELLANEOUS

 

(a)Attorneys’
Fees. In the event of any legal action or proceeding brought by either party against the other arising out of this Lease, the
prevailing party shall be entitled to recover reasonable attorneys’ fees and costs (including, without limitation, court
costs and expert witness fees) incurred in such action. Such amounts shall be included in any judgment rendered in any such action
or proceeding.

 

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(b)Waiver.
No waiver by Landlord of any provision of this Lease or of any breach by Tenant hereunder shall be deemed to be a waiver of any
other provision hereof, or of any subsequent breach by Tenant. Landlord’s consent to or approval of any act by Tenant requiring
Landlord’s consent or approval under this Lease shall not be deemed to render unnecessary the obtaining of Landlord’s
consent to or approval of any subsequent act of Tenant. No act or thing done by Landlord or Landlord’s agents during the
term of this Lease shall be deemed an acceptance of a surrender of the Premises, unless in writing signed by Landlord. The delivery
of the keys to any employee or agent of Landlord shall not operate as a termination of the Lease or a surrender of the Premises.
The acceptance of any Rent by Landlord following a breach of this Lease by Tenant shall not constitute a waiver by Landlord of
such breach or any other breach unless such waiver is expressly stated in a writing signed by Landlord.

 

(c)Notices.
Any notice, demand, request, consent, approval, disapproval or certificate (“Notice”) required or desired to
be given under this Lease shall be in writing and given by certified mail, return receipt requested, by personal delivery or by
a nationally recognized overnight delivery service (such as Federal Express or UPS) providing a receipt for delivery. Notices may
not be given by facsimile. The date of giving any Notice shall be deemed to be the date upon which delivery is actually made by
one of the methods described in this Section 19(c) (or attempted if said delivery is refused or rejected). If a Notice
is received on a Saturday, Sunday or legal holiday, it shall be deemed received on the next business day. All notices, demands,
requests, consents, approvals, disapprovals, or certificates shall be addressed at the address specified in Item 14 of the
Basic Lease Provisions or to such other addresses as may be specified by written notice from Landlord to Tenant and if to Tenant,
at the Premises. Either party may change its address by giving reasonable advance written Notice of its new address in accordance
with the methods described in this Paragraph; provided, however, no notice of either party’s change of address shall be effective
until fifteen (15) days after the addressee’s actual receipt thereof. For the purpose of this Lease, Landlord’s
counsel may provide Notices to Tenant on behalf of Landlord and such notices shall be binding on Tenant as if such notices have
been provided directly by Landlord.

 

(d)Access Control.
Landlord shall be the sole determinant of the type and amount of any access control or courtesy guard services to be provided to
the Project, if any. IN ALL EVENTS, LANDLORD SHALL NOT BE LIABLE TO TENANT, AND TENANT HEREBY WAIVES ANY CLAIM AGAINST LANDLORD,
FOR (I) ANY UNAUTHORIZED OR CRIMINAL ENTRY OF THIRD PARTIES INTO THE PREMISES, THE BUILDING OR THE PROJECT, (II) ANY DAMAGE
TO PERSONS, OR (III) ANY LOSS OF PROPERTY IN AND ABOUT THE PREMISES, THE BUILDING OR THE PROJECT, BY OR FROM ANY UNAUTHORIZED OR
CRIMINAL ACTS OF THIRD PARTIES, REGARDLESS OF ANY ACTION, INACTION, FAILURE, BREAKDOWN, MALFUNCTION AND/OR INSUFFICIENCY OF THE
ACCESS CONTROL OR COURTESY GUARD SERVICES PROVIDED BY LANDLORD, IF ANY. Tenant shall provide such supplemental security services
and shall install within the Premises such supplemental security equipment, systems and procedures as may reasonably be required
for the protection of its employees and invitees, provided that Tenant shall coordinate such services and equipment with any security
provided by Landlord. The determination of the extent to which such supplemental security equipment, systems and procedures are
reasonably required shall be made in the sole judgment, and shall be the sole responsibility, of Tenant. Tenant acknowledges that
it has neither received nor relied upon any representation or warranty made by or on behalf of Landlord with respect to the safety
or security of the Premises or the Project or any part thereof or the extent or effectiveness of any security measures or procedures
now or hereafter provided by Landlord, and further acknowledges that Tenant has made its own independent determinations with respect
to all such matters.

 

(e)Storage.
Any storage space at any time leased to Tenant hereunder shall be used exclusively for storage. Notwithstanding any other provision
of this Lease to the contrary, (i) Landlord shall have no obligation to provide heating, cleaning, water or air conditioning therefor,
and (ii) Landlord shall be obligated to provide to such storage space only such electricity as will, in Landlord’s judgment,
be adequate to light said space as storage space.

 

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(f)Holding Over.
If Tenant retains possession of the Premises after the termination or expiration of the Lease Term, then Tenant shall, at Landlord’s
election become a tenant at sufferance (and not a tenant at will), such possession shall be subject to immediate termination by
Landlord at any time, and all of the other terms and provisions of this Lease (excluding any expansion or renewal option or other
similar right or option) shall be applicable during such holdover period, except that Tenant shall pay Landlord from time to time,
upon demand, as Base Rent for the holdover period, an amount equal to one hundred fifty percent (150%) of the Base Rent in effect
on the termination date, computed on a monthly basis for each month or part thereof during such holding over. All other payments
(including payment of Additional Rent) shall continue under the terms of this Lease. In addition, Tenant shall be liable for all
damages incurred by Landlord as a result of such holding over. No holding over by Tenant, whether with or without consent of Landlord,
shall operate to extend this Lease except as otherwise expressly provided, and this Paragraph shall not be construed as consent
for Tenant to retain possession of the Premises.

 

(g)Condition
of Premises. EXCEPT AS OTHERWISE EXPRESSLY PROVIDED IN THIS LEASE, LANDLORD HEREBY DISCLAIMS ANY EXPRESS OR IMPLIED REPRESENTATION
OR WARRANTY THAT THE PREMISES ARE SUITABLE FOR TENANT’S INTENDED PURPOSE OR USE, WHICH DISCLAIMER IS HEREBY ACKNOWLEDGED
BY TENANT. THE TAKING OF POSSESSION BY TENANT SHALL BE CONCLUSIVE EVIDENCE THAT TENANT:

 

(i)ACCEPTS THE
PREMISES, THE BUILDING AND LEASEHOLD IMPROVEMENTS AS SUITABLE FOR THE PURPOSES FOR WHICH THE PREMISES WERE LEASED;

 

(ii)ACCEPTS THE
PREMISES AND PROJECT AS BEING IN GOOD AND SATISFACTORY CONDITION;

 

(iii)WAIVES ANY
DEFECTS IN THE PREMISES AND ITS APPURTENANCES EXISTING NOW OR IN THE FUTURE, EXCEPT THAT TENANT’S TAKING OF POSSESSION SHALL
NOT BE DEEMED TO WAIVE LANDLORD’S COMPLETION OF MINOR FINISH WORK ITEMS THAT DO NOT INTERFERE WITH TENANT’S OCCUPANCY
OF THE PREMISES; AND

 

(iv)WAIVES ALL
CLAIMS BASED ON ANY IMPLIED WARRANTY OF SUITABILITY OR HABITABILITY.

 

(h)Quiet Possession.
Upon Tenant’s paying the Rent reserved hereunder and observing and performing all of the covenants, conditions and provisions
on Tenant’s part to be observed and performed hereunder, Tenant shall have quiet possession of the Premises for the term
hereof without hindrance or ejection by any person lawfully claiming under Landlord, subject to the provisions of this Lease and
to the provisions of any (i) covenants, conditions and restrictions, (ii) master lease, or (iii) Security Documents to which
this Lease is subordinate or may be subordinated.

 

(i)Matters of
Record. Except as otherwise provided herein, this Lease and Tenant’s rights hereunder are subject and subordinate to
all matters affecting Landlord’s title to the Project recorded in the Real Property Records of the County in which the Project
is located, prior to and subsequent to the date hereof, including, without limitation, all covenants, conditions and restrictions.
Tenant agrees for itself and all persons in possession or holding under it that it will comply with and not violate any such covenants,
conditions and restrictions or other matters of record. Landlord reserves the right, from time to time, to grant such easements,
rights and dedications as Landlord deems necessary or desirable, and to cause the recordation of parcel maps and covenants, conditions
and restrictions affecting the Premises, the Building or the Project, as long as such easements, rights, dedications, maps, and
covenants, conditions and restrictions do not materially interfere with the use of the Premises by Tenant. At Landlord’s
request, Tenant shall join in the execution of any of the aforementioned documents.

 

(j)Successors
and Assigns. Except as otherwise provided in this Lease, all of the covenants, conditions and provisions of this Lease shall
be binding upon and shall inure to the benefit of the parties hereto and their respective heirs, personal representatives, successors
and assigns. Tenant shall attorn to each purchaser, successor or assignee of Landlord.

 

    	32

    	 

    

 

 

(k)Brokers.
Tenant warrants that it has had no dealings with any real estate broker or agent in connection with the negotiation of this Lease,
excepting only the brokers named in Item 12 of the Basic Lease Provisions and that it knows of no other real estate broker
or agent who is or might be entitled to a commission in connection with this Lease. Tenant hereby agrees to indemnify, defend and
hold Landlord harmless for, from and against all claims for any brokerage commissions, finders’ fees or similar payments
by any persons, other than those listed in Item 12 of the Basic Lease Provisions, claiming to have represented or dealt
with Tenant in connection with this Lease and all costs, expenses and liabilities incurred in connection with such claims, including
reasonable attorneys’ fees and costs. Landlord warrants that it has had no dealings with any real estate broker or agent
in connection with the negotiation of this Lease, excepting only the brokers named in Item 12 of the Basic Lease Provisions
and that it knows of no other real estate broker or agent who is or might be entitled to a commission in connection with this Lease.
Landlord hereby agrees to indemnify, defend and hold Tenant harmless for, from and against all claims for any brokerage commissions,
finders’ fees or similar payments by any persons, other than those listed in Item 12 of the Basic Lease Provisions,
claiming to have represented or dealt with Landlord in connection with this Lease and all costs, expenses and liabilities incurred
in connection with such claims, including reasonable attorneys’ fees and costs.

 

(l)Project or
Building Name and Signage. Landlord shall have the right at any time to install, affix and maintain any and all signs on the
exterior and on the interior of the Project or Building as Landlord may, in Landlord’s sole discretion, desire. Tenant shall
not use the name of the Project or Building or use pictures or illustrations of the Project or Building in advertising or other
publicity or for any purpose other than as the address of the business to be conducted by Tenant in the Premises, without the prior
written consent of Landlord. Additionally, Landlord shall have the exclusive right at all times during the Lease Term to change,
modify, add to or otherwise alter the name, number, or designation of the Building and/or the Project, and Landlord shall not be
liable for claims or damages of any kind which may be attributed thereto or result therefrom.

 

(m)Examination
of Lease. Submission of this instrument for examination or signature by Tenant does not constitute a reservation of or option
for lease, and it is not effective as a lease or otherwise until execution by and delivery to both Landlord and Tenant.

 

(n)Time.
Time is of the essence of this Lease and each and all of its provisions.

 

(o)Defined Terms
and Marginal Headings. The words “Landlord” and “Tenant” as used herein shall include the plural as
well as the singular and for purposes of Articles 5, 7, 13 and 18, the term Landlord shall include Landlord,
its employees, contractors and agents. The marginal headings and titles to the articles of this Lease are not a part of this Lease
and shall have no effect upon the construction or interpretation of any part hereof.

 

(p)Conflict
of Laws; Prior Agreements; Separability. This Lease shall be governed by and construed pursuant to the laws of the State of
California. This Lease contains all of the agreements of the parties hereto with respect to any matter covered or mentioned in
this Lease. No prior agreement, understanding or representation pertaining to any such matter shall be effective for any purpose.
No provision of this Lease may be amended or added to except by an agreement in writing signed by the parties hereto or their respective
successors in interest. The illegality, invalidity or unenforceability of any provision of this Lease shall in no way impair or
invalidate any other provision of this Lease, and such remaining provisions shall remain in full force and effect.

 

(q)Authority.
If Tenant is a corporation or limited liability company, each individual executing this Lease on behalf of Tenant hereby covenants
and warrants that Tenant is a duly authorized and existing corporation or limited liability company, that Tenant has and is qualified
to do business in the State, that the corporation or limited liability company has full right and authority to enter into this
Lease, and that each person signing on behalf of the corporation is authorized to do so. If Tenant is a partnership or trust, each
individual executing this Lease on behalf of Tenant hereby covenants and warrants that he is duly authorized to execute and deliver
this Lease on behalf of Tenant in accordance with the terms of such entity’s partnership or trust agreement. Tenant shall
provide Landlord on demand with such evidence of such authority as Landlord shall reasonably request, including, without limitation,
resolutions, certificates and opinions of counsel. This Lease shall not be construed to create a partnership, joint venture or
similar relationship or arrangement between Landlord and Tenant hereunder.

 

    	33

    	 

    

 

 

(r)Joint and
Several Liability. If two or more individuals, corporations, partnerships or other business associations (or any combination
of two or more thereof) shall sign this Lease as Tenant, the liability of each such individual, corporation, partnership or other
business association to pay Rent and perform all other obligations hereunder shall be deemed to be joint and several, and all notices,
payments and agreements given or made by, with or to any one of such individuals, corporations, partnerships or other business
associations shall be deemed to have been given or made by, with or to all of them. In like manner, if Tenant shall be a partnership
or other business association, the members of which are, by virtue of statute or federal law, subject to personal liability, then
the liability of each such member shall be joint and several.

 

(s)Rental Allocation.
For purposes of Section 467 of the Internal Revenue Code of 1986, as amended from time to time, Landlord and Tenant
hereby agree to allocate all Rent to the period in which payment is due, or if later, the period in which Rent is paid.

 

(t)Rules and
Regulations. Tenant agrees to comply with all rules and regulations of the Building and the Project imposed by Landlord as
set forth on Exhibit C attached hereto, as the same may be changed from time to time upon reasonable notice
to Tenant. Landlord shall not be liable to Tenant for the failure of any other tenant or any of its assignees, subtenants, or their
respective agents, employees, representatives, invitees or licensees to conform to such rules and regulations.

 

(u)Joint Product.
This Agreement is the result of arms-length negotiations between Landlord and Tenant and their respective attorneys. Accordingly,
neither party shall be deemed to be the author of this Lease and this Lease shall not be construed against either party.

 

(v)Financial
Statements. Upon Landlord’s written request, Tenant shall promptly furnish Landlord, from time to time, with the most
current audited financial statements prepared in accordance with generally accepted accounting principles, certified by Tenant
and an independent auditor to be true and correct, reflecting Tenant’s then current financial condition.

 

(w)Force Majeure.
Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God, acts of war, terrorism, terrorist activities,
inability to obtain services, labor, or materials or reasonable substitutes therefore, governmental actions, civil commotions,
fire, flood, earthquake or other casualty, and other causes beyond the reasonable control of the party obligated to perform, except
with respect to the obligations imposed with regard to Rent and other charges to be paid by Tenant pursuant to this Lease and except
as to Tenant’s obligations under Article 6 and Article 8 of this Lease and Section 19(f)
of this Lease (collectively, a “Force Majeure”), notwithstanding anything to the contrary contained in this
Lease, shall excuse the performance of such party for a period equal to any such prevention, delay or stoppage and, therefore,
if this Lease specifies a time period for performance of an obligation of either party, that time period shall be extended by the
period of any delay in such party’s performance caused by a Force Majeure.

 

(x)Counterparts.
This Lease may be executed in several counterparts, each of which shall be deemed an original, and all of which shall constitute
but one and the same instrument.

 

(y)Waiver of
Right to Jury Trial.  LANDLORD AND TENANT WAIVE THEIR RESPECTIVE RIGHTS TO TRIAL BY JURY OF ANY CONTRACT OR TORT
CLAIM, COUNTERCLAIM, CROSS-COMPLAINT, OR CAUSE OF ACTION IN ANY ACTION, PROCEEDING, OR HEARING BROUGHT BY EITHER PARTY AGAINST
THE OTHER ON ANY MATTER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, OR TENANT’S
USE OR OCCUPANCY OF THE LEASED PREMISES, INCLUDING WITHOUT LIMITATION ANY CLAIM OF INJURY OR DAMAGE OR THE ENFORCEMENT OF ANY REMEDY
UNDER ANY CURRENT OR FUTURE LAW, STATUTE, REGULATION, CODE, OR ORDINANCE. Landlord and Tenant agree that this paragraph constitutes
a written consent to waiver of trial by jury within the meaning of California Code of Civil Procedure Section 631(a)(2), and
Tenant does hereby authorize and empower Landlord to file this paragraph and/or this Lease, as required, with the clerk or judge
of any court of competent jurisdiction as a written consent to waiver of jury trial.

 

    	34

    	 

    

 

 

(z)Office and
Communications Services. Landlord has advised Tenant that certain office and communications services may be offered to tenants
of the Building by a concessionaire under contract to Landlord (“Provider”). Tenant shall be permitted to contract
with Provider for the provision of any or all of such services on such terms and conditions as Tenant and Provider may agree. Tenant
acknowledges and agrees that: (i) Landlord has made no warranty or representation to Tenant with respect to the availability
of any such services, or the quality, reliability or suitability thereof; (ii) the Provider is not acting as the agent or
representative of Landlord in the provision of such services, and Landlord shall have no liability or responsibility for any failure
or inadequacy of such services, or any equipment or facilities used in the furnishing thereof, or any act or omission of Provider,
or its agents, employees, representatives, officers or contractors; (iii) Landlord shall have no responsibility or liability
for the installation, alteration, repair, maintenance, furnishing, operation, adjustment or removal of any such services, equipment
or facilities; and (iv) any contract or other agreement between Tenant and Provider shall be independent of this Lease, the
obligations of Tenant hereunder, and the rights of Landlord hereunder, and, without limiting the foregoing, no default or failure
of Provider with respect to any such services, equipment or facilities, or under any contract or agreement relating thereto, shall
have any effect on this Lease or give to Tenant any offset or defense to the full and timely performance of its obligations hereunder,
or entitle Tenant to any abatement of rent or additional rent or any other payment required to be made by Tenant hereunder, or
constitute any accrual or constructive eviction of Tenant, or otherwise give rise to any other claim of any nature against Landlord.

 

(aa)OFAC Compliance.

 

(i)Certification.
Tenant certifies, represents, warrants and covenants that:

 

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

 

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

 

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

 

(bb)No Easement
For Light, Air And View. This Lease conveys to Tenant no rights for any light, air or view. No diminution of light, air or
view, or any impairment of the visibility of the Premises from inside or outside the Building, by any structure or other object
that may hereafter be erected (whether or not by Landlord) shall entitle Tenant to any reduction of Rent under this Lease, constitute
an actual or constructive eviction of Tenant, result in any liability of Landlord to Tenant, or in any other way affect this Lease
or Tenant’s obligations hereunder.

 

(cc)Nondisclosure
of Lease Terms. Tenant agrees that the terms of this Lease are confidential and constitute proprietary information of
Landlord, and that disclosure of the terms hereof could adversely affect the ability of Landlord to negotiate with other tenants.
Tenant hereby agrees that Tenant and its partners, officers, directors, employees, agents, real estate brokers and sales persons
and attorneys shall not disclose the terms of this Lease to any other person without Landlord’s prior written consent, except
to any accountants of Tenant in connection with the preparation of Tenant’s financial statements or tax returns, to an assignee
of this Lease or subtenant of the Premises, or to an entity or person to whom disclosure is require by applicable law or in connection
with any action brought to enforce this Lease.

 

(dd)Inducement
Recapture in Event of Default. Any agreement by Landlord for free or abated rent or other charges applicable to the Premises,
or for the giving or paying by Landlord to or for Tenant of any cash or other bonus, inducement or consideration for Tenant’s
entering into this Lease, including, but not limited to, any tenant finish allowance, all of which concessions are hereinafter
referred to as “Inducement Provisions” shall be deemed conditioned upon Tenant’s full and faithful performance
of all of the terms, covenants and conditions of this Lease to be performed or observed by Tenant during the term hereof as the
same may be extended. Upon the occurrence of an event of default (as defined in Paragraph 12) of this Lease by Tenant,
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 Landlord under such an Inducement Provision
shall be immediately due and payable by Tenant to Landlord, and recoverable by Landlord, as additional rent due under this Lease,
notwithstanding any subsequent cure of said event of default by Tenant. The acceptance by Landlord of rent or the cure of the event
of default which initiated the operation of this Paragraph 19(dd) shall not be deemed a waiver by Landlord of the provisions
of this Paragraph 19(dd) unless specifically so stated in writing by Landlord at the time of such acceptance.

 

    	35

    	 

    

 

 

(ee)ERISA.
Tenant is not an “employee benefit plan” as defined in Section 3(3) of the Employee Retirement Income Security
Act of 1974 (“ERISA”), which is subject to Title I of ERISA, or a “plan” as defined in
Section 4975(e)(1) of the Internal Revenue Code of 1986, which is subject to Section 4975 of the Internal Revenue Code
of 1986; and (b) the assets of Tenant do not constitute “plan assets” of one or more such plans for purposes of Title I
of ERISA or Section 4975 of the Internal Revenue Code of 1986; and (c) Tenant is not a “governmental plan”
within the meaning of Section 3(32) of ERISA, and assets of Tenant do not constitute plan assets of one or more such plans;
or (d) transactions by or with Tenant are not in violation of state statutes applicable to Tenant regulating investments of and
fiduciary obligations with respect to governmental plans.

 

(ff)CASp Disclosure.
As of the Effective Date of this Lease, the Project has not undergone inspection by a Certified Access Specialist (CASp).

 

(gg)Directory
Board Listing and Interior Suite Signage. Tenant shall be entitled throughout the Lease Term to (i) one (1) building standard
directory board listing on the Building’s main lobby directory, the location of which shall be designated by Landlord, and
(ii) one (1) interior building standard suite sign located outside of (but near the entrance to) the Premises, the location of
which suite sign shall be reasonably designated by Landlord. Landlord shall pay for the initial directory board listing and the
initial interior suite signage, and Tenant shall be responsible for the cost of all replacements or repairs thereto.

 

 

 

[SIGNATURE PAGE TO FOLLOW]

 

 

    	36

    	 

    

 

 

SIGNATURE PAGE TO OFFICE LEASE

BY AND BETWEEN T-C STONECREST LLC, AS LANDLORD,

AND AETHLON MEDICAL, INC., AS TENANT

 

IN WITNESS WHEREOF, the parties have
executed this Lease to be effective as of the Date of this Lease.

 

	
        “LANDLORD”:

         

        T-C STONECREST LLC,

        a Delaware limited liability company

         

         

         

         

         

        By:       _________________________

        Name:       _______________________

        Title:       ________________________

         
	
        “TENANT”:

         

        AETHLON MEDICAL, INC.,

        a Nevada corporation

         

         

         

         

         

        By:       _________________________

        Name:       _______________________

        Title:       ________________________

         

 

 

    	37

    	 

    

 

 

EXHIBIT A-1

FLOOR PLAN OF THE PREMISES

 

 

 

 

A-1-1

    	 

    	 

    

 

EXHIBIT A-2

LEGAL DESCRIPTION OF THE PROJECT

 

Lots 3, 4, 7, 8, 9, 10 and 11 of Stonecrest Unit 1 in the City of
San Diego, County of San Diego, State of California, according to map thereof No. 12453, filed in the Office of the County Recorder
of San Diego County on September 13, 1989, and as shown in the map below.

 

 

A-2-1

    	 

    	 

    

 

EXHIBIT B

 

WORK LETTER (ALLOWANCE)

 

 

 

THIS WORK LETTER is
attached as Exhibit B to the Office Lease between T-C STONECREST LLC, as Landlord, and AETHLON MEDICAL,
INC., as Tenant, and constitutes the further agreement between Landlord and Tenant as follows:

 

(a)Tenant Improvements.
Landlord, at Tenant’s sole cost and expense, agrees to furnish or perform those items of construction and those improvements
(the “Tenant Improvements”) specified in the Final Plans to be agreed to by Landlord and Tenant as set forth
in Paragraph (b) below; provided, however, Landlord shall pay for the cost of such Tenant Improvements up to the extent
of the Tenant Improvement Allowance as set forth in Paragraph (e) below.

 

(b)Space Planner.
Landlord has retained a space planner (the “Space Planner”) to prepare certain plans, drawings and specifications
(the “Temporary Plans”) for the construction of the Tenant Improvements to be installed in the Premises by a
general contractor selected by Landlord pursuant to this Work Letter. Tenant shall deliver to Space Planner within ten (10)
days after the execution of this Lease all necessary information required by the Space Planner to complete the Temporary Plans.
Tenant shall have five (5) business days after its receipt of the proposed Temporary Plans to review the same and notify Landlord
in writing of any comments or required changes, or to otherwise give its approval or disapproval of such proposed Temporary Plans.
If Tenant fails to give written comments to or approve the Temporary Plans within such five (5) business day period, then
Tenant shall be deemed to have approved the Temporary Plans as submitted. Landlord shall have five (5) business days following
its receipt of Tenant’s comments and objections to redraw the proposed Temporary Plans in compliance with Tenant’s
request and to resubmit the same for Tenant’s final review and approval or comment within five (5) business days of
Tenant’s receipt of such revised plans. Such process shall be repeated twice and if at such time final approval by Tenant
of the proposed Temporary Plans has not been obtained, then Landlord shall complete such Temporary Plans, at Tenant’s sole
cost and expense, and it shall be deemed that Tenant has approved the Temporary Plans. Once Tenant has approved or has been deemed
to have approved the Temporary Plans, then the approved (or deemed approved) Temporary Plans shall be thereafter known as the “Final
Plans”. The Final Plans shall include the complete and final layout, plans and specifications for the Premises showing all
doors, light fixtures, electrical outlets, telephone outlets, wall coverings, plumbing improvements (if any), data systems wiring,
floor coverings, wall coverings, painting, any other improvements to the Premises beyond the shell and core improvements provided
by Landlord and any demolition of existing improvements in the Premises. The improvements shown in the Final Plans shall (i) utilize
Landlord’s building standard materials and methods of construction, (ii) be compatible with the shell and core improvements
and the design, construction and equipment of the Premises, and (iii) comply with all applicable laws, rules, regulations, codes
and ordinances.

 

(c)Bids.
As soon as practicable following the approval of the Final Plans, Landlord shall (i) obtain a written non-binding itemized estimate
of the costs of all Tenant Improvements shown in the Final Plans as prepared by a general contractor selected by Landlord, and
(ii) if required by applicable law, codes or ordinances, submit the Final Plans to the appropriate governmental agency for the
issuance of a building permit or other required governmental approvals prerequisite to commencement of construction of such Tenant
Improvements (“Permits”). Tenant acknowledges that any cost estimates are prepared by the general contractor
and Landlord shall not be liable to Tenant for any inaccuracy in any such estimate. Within five (5) business days after receipt
of the written non-binding cost estimate prepared by the general contractor, Tenant shall either (A) give its written approval
thereof and authorization to proceed with construction or (B) immediately request the Space Planner to modify or revise the Plans
in any manner desired by Tenant to decrease the cost of the Tenant Improvements. If Tenant is silent during such five (5)
business day period, then Tenant shall be deemed to have approved such non-binding cost estimate as set forth in Clause (A)
above. If the Final Plans are revised pursuant to Clause (B) above, then Landlord shall request that the general contractor provide
a revised cost estimate to Tenant based upon the revisions to the Final Plans. Such modifications and revisions shall be subject
to Landlord’s reasonable approval and shall be in accordance with the standards set forth in Paragraph (b) of this
Work Letter. Within ten (10) business days after receipt of the general contractor’s original written cost estimate and the
description, if any, of any Tenant Delay, Tenant shall give its final approval of the Final Plans to Landlord which shall constitute
authorization to commence the construction of the Tenant Improvements in accordance with the Final Plans, as modified or revised.
Tenant shall signify its final approval by signing a copy of each sheet or page of the Final Plans and delivering such signed copy
to Landlord.

 

    	B-1

    	 

    

 

 

(d)Construction.
Landlord shall commence construction of the Tenant Improvements within ten (10) days following the later of (i) the approval of
the Final Plans, or (ii) Landlord’s receipt of any necessary Permits. Landlord shall diligently pursue completion of construction
of the Tenant Improvements and use its commercially reasonable efforts to complete construction of the Tenant Improvements as soon
as reasonably practicable. Notwithstanding anything in this Lease to the contrary, and except as provided for in Item 18 of the
Basic Lease Provisions, Tenant Improvement Allowance shall be used only for the construction of the Tenant Improvements, and if
construction of the Tenant Improvements is not completed within four (4) months following the Date of this Lease
(“Construction Termination Date”), then Landlord’s obligation to provide the Tenant Improvement Allowance,
as specified in Item 18 of the Basic Lease Provisions, shall terminate and become null and void, and Tenant shall be
deemed to have waived its rights in and to said Tenant Improvement Allowance.

 

(e)Tenant Improvement
Allowance. Subject to the terms and provisions of this Work Letter, Landlord shall pay the cost of the Tenant Improvements
up to the amount of the Tenant Improvement Allowance. The Tenant Improvement Allowance shall be utilized for all costs associated
with modifying the Premises, including but not limited to; space planning, construction drawings, demolition, construction supervision
fees, City of San Diego tenant improvement building permits, and the cost of construction of Tenant Improvements (“Work”).
Said Work shall also include any Title 24 modification and seismic related expenses required by the City and/or County of San Diego
and the State of California. If the amount of the lowest qualified bid to perform the Work exceeds the Tenant Improvement Allowance,
Tenant shall bear the cost of such excess and shall pay the estimated cost of such excess to Landlord prior to commencement of
construction of such Tenant Improvements and a final adjusting payment based upon the actual costs of the Tenant Improvements shall
be made when the Tenant Improvements are completed. If the cost of the Work is less than such amount, then Tenant shall not receive
any credit whatsoever for the difference between the actual cost of the Work Tenant Improvement Allowance except as provided in
Item 18 in the Basic Lease Provisions. All remaining amounts due to Landlord shall be paid upon the earlier of Substantial Completion
of the Tenant Improvements or presentation of a written statement of the sums due, which statement may be an estimate of the cost
of any component of the Work. The cost of the permits, working drawings, hard construction costs, mechanical and electrical planning,
fees, permits, general contract overhead, and a coordination fee payable to Landlord equal to five percent (5%) of the actual
costs of construction and such costs or permits, fees, planning and contractor overhead shall be payable out of the Tenant Improvement
Allowance and shall be included in the cost of the Work. The cost of the Work shall not include any other fees payable to Landlord.

 

(f)Change Order.
If Tenant shall desire any changes to the Final Plans, Tenant shall so advise Landlord in writing and Landlord shall determine
whether such changes can be made in a reasonable and feasible manner. Any and all costs of reviewing any requested changes, and
any and all costs of making any changes to the Tenant Improvements which Tenant may request and which Landlord may agree to shall
be at Tenant’s sole cost and expense and shall be paid to Landlord upon demand and before execution of the change order.
In no event shall Landlord be obligated to perform any Tenant Improvements which would extend the construction period past the
Construction Termination Date, unless such extension was mutually agreed to in writing by Landlord and Tenant prior to the commencement
of said construction. If Landlord approves Tenant’s requested change, addition, or alteration, the Space Planner, at Tenant’s
sole cost and expense, shall complete all working drawings necessary to show the change, addition or alteration being requested
by Tenant.

 

(g)Substantial
Completion. “Substantial Completion” of construction of the Tenant Improvements shall be defined as the
date upon which the Space Planner or other consultant engaged by Landlord determines that the Tenant Improvements have been substantially
completed in accordance with the Final Plans except for Punch List items (defined below), unless the completion of such improvements
was delayed due to any Tenant Delay (defined below), in which case the date of Substantial Completion shall be the date such improvements
would have been completed, but for the Tenant Delays. The term “Punch List” items shall mean items that constitute
minor defects or adjustments which can be completed after occupancy without causing any material interference with Tenant’s
use of the Premises. After the completion of the Tenant Improvements, Tenant shall, upon demand, execute and deliver to Landlord
a letter of acceptance of improvements performed on the Premises. The term “Tenant Delay” shall include, without
limitation, any delay in the completion of construction of Tenant Improvements resulting from (i) Tenant’s failure to comply
with the provisions of this Work Letter, (ii) any additional time as reasonably determined by Landlord required for ordering, receiving,
fabricating and/or installing items or materials or other components of the construction of Tenant Improvements, including, without
limitation, mill work, (iii) delay in work caused by submission by Tenant of a request for any change order (defined below) following
Tenant’s approval of the Final Plans, or for the implementation of any change order, or (iv) any delay by Tenant in timely
submitting comments or approvals to the Temporary Plans or Final Plans. The failure of Tenant to take possession of or to occupy
the Premises shall not serve to relieve Tenant of obligations arising on the Commencement Date or delay the payment of Rent by
Tenant.

 

    	B-2

    	 

    

 

 

(h)Excess Allowance.
Notwithstanding anything herein to the contrary, if the total cost of the Work is less than the total amount of the Tenant Improvement
Allowance (the difference between the cost of the Work and the cost of the Tenant Improvement Allowance being referred to herein
as the “Excess Allowance”), then Landlord agrees that, upon Tenant’s written request and subject to the
further terms of this Paragraph (h), Tenant shall have the right to have up to (but not to exceed) $7,728.00 ($3.00 per
square foot) out of such Excess Allowance credited towards the monthly installment(s) of Base Rent becoming due under this Lease
(the “Rent Credit”), until such time as the total amount of the Excess Allowance available to Tenant for such
credit has been exhausted; provided, however, in no event shall (x) the total amount advanced by Landlord to Tenant for the Rent
Credit exceed the lesser of the amount of the Excess Allowance or $7,728.00, and (y) the amount advanced by Landlord for the cost
of the Work and/or the Rent Credit exceed the amount of Tenant Improvement Allowance. In the event Tenant desires any such credit,
Tenant shall notify Landlord of the amounts that Tenant wants credited within ninety (90) days following the Commencement Date,
and, notwithstanding anything herein to the contrary, if Tenant fails to so notify Landlord in writing of such amounts Tenant desires
to have credited within said ninety (90) day period, Tenant shall not be entitled to any such credit and all such Excess Allowance
shall belong to Landlord and Tenant shall have no rights thereto.

 

    	B-3

    	 

    

EXHIBIT C

 

BUILDING RULES AND REGULATIONS

 

 

 

 

 

1.The sidewalks,
entrances, passages, courts, elevators, vestibules, stairways and corridors of halls shall not be obstructed or used for any purpose
other than ingress and egress. The halls, passages, entrances, elevators, stairways, balconies and roof are not for the use of
the general public, and the Landlord shall in all cases retain the right to control and prevent access thereto of all persons whose
presence, in the judgment of the Landlord, shall be prejudicial to the safety, character, reputation and interests of the Building
and its tenants, provided that nothing herein contained shall be construed to prevent such access to persons with whom the Tenant
normally deals only for the purpose of conducting its business in the Premises (such as clients, customers, office suppliers and
equipment vendors, and the like) unless such persons are engaged in illegal activities. No tenant and no employees of any tenant
shall go upon the roof of the Building without the written consent of Landlord.

 

2.No awnings or
other projections shall be attached to the outside walls of the Building. No curtains, blinds, shades or screens shall be attached
to or hung in, or used in connection with, any window or door of the Premises other than Landlord standard window coverings. All
electrical ceiling fixtures hung in offices or spaces along the perimeter of the Building must be fluorescent, of a quality, type,
design and bulb color approved by Landlord. Neither the interior nor the exterior of any windows shall be coated or otherwise sunscreened
without the written consent of Landlord.

 

3.No sign, advertisement,
notice or handbill shall be exhibited, distributed, painted or affixed by any tenant on, about or from any part of the Premises,
the Building or the Project without the prior written consent of the Landlord. If the Landlord shall have given such consent at
the time, whether before or after the execution of this Lease, such consent shall in no way operate as a waiver or release of any
of the provisions hereof or of this Lease, and shall be deemed to relate only to the particular sign, advertisement or notice so
consented to by the Landlord and shall not be construed as dispensing with the necessity of obtaining the specific written consent
of the Landlord with respect to each and every such sign, advertisement or notice other than the particular sign, advertisement
or notice, as the case may be, so consented to by the Landlord. In the event of the violation of the foregoing by any tenant, Landlord
may remove or stop same without any liability, and may charge the expense incurred in such removal or stopping to such tenant.
Interior signs on doors and the directory tablet shall be inscribed, painted or affixed for each tenant by the Landlord at the
expense of such tenant, and shall be of a size, color and style acceptable to the Landlord. The directory tablet will be provided
exclusively for the display of the name and location of tenants only and Landlord reserves the right to exclude any other names
therefrom. Nothing may be placed on the exterior of corridor walls or corridor doors other than Landlord’s standard lettering.

 

4.The sashes, sash
doors, skylights, windows, and doors that reflect or admit light and air into halls, passageways or other public places in the
Building shall not be covered or obstructed by any tenant, nor shall any bottles, parcels or other articles be placed on the window
sills. Tenant shall see that the windows, transoms and doors of the Premises are closed and securely locked before leaving the
Building and must observe strict care not to leave windows open when it rains. Tenant shall exercise extraordinary care and caution
that all water faucets or water apparatus are entirely shut off before Tenant or Tenant’s employees leave the Building, and
that all electricity, gas or air shall likewise be carefully shut off, so as to prevent waste or damage. Tenant shall cooperate
with Landlord in obtaining maximum effectiveness of the cooling system by closing window coverings when the sun’s rays fall
directly on the windows of the Premises. Tenant shall not tamper with or change the setting of any thermostats or temperature control
valves.

 

5.The toilet rooms,
water and wash closets and other plumbing fixtures shall not be used for any purpose other than those for which they were considered,
and no sweepings, rubbish, rags or other substances shall be thrown therein. All damages resulting from any misuse of the fixtures
shall be borne by the tenant who, or whose subtenants, assignees or any of their servants, employees, agents, visitors or licensees
shall have caused the same.

 

6.No tenant shall
mark, paint, drill into, or in any way deface any part of the Premises, the Building or the Project. No boring, cutting or stringing
of wires or laying of linoleum or other similar floor coverings shall be permitted, except with the prior written consent of the
Landlord and as the Landlord may direct.

 

    	C-4

    	 

    

 

 

7.No bicycles,
vehicles, birds or animals of any kind shall be brought into or kept in or about the Premises, and no cooking shall be done or
permitted by any tenant on the Premises, except that the preparation of coffee, tea, hot chocolate and similar items (including
those suitable for microwave heating) for tenants and their employees shall be permitted, provided that the power required therefor
shall not exceed that amount which can be provided by a 30 amp circuit. No tenant shall cause or permit any unusual or objectionable
odors to be produced or permeate the Premises. Smoking or carrying lighted cigars, cigarettes or pipes in the Building is prohibited.

 

8.The Premises
shall not be used for manufacturing or for the storage of merchandise except as such storage may be incidental to the permitted
use of the Premises. No tenant shall occupy or permit any portion of the Premises to be occupied as an office for a public stenographer
or typist, or for the manufacture or sale of liquor, narcotics, or tobacco (except by a cigarette vending machine for use by Tenant’s
employees) in any form, or as a medical office, or as a barber or manicure shop, or as an employment bureau, without the express
written consent of Landlord. No tenant shall engage or pay any employees on the Premises except those actually working for such
tenant on the Premises nor advertise for laborers giving an address at the Premises. The Premises shall not be used for lodging
or sleeping or for any immoral or illegal purposes.

 

9.No tenant shall
make, or permit to be made any unseemly or disturbing noises or disturb or interfere with occupants of this or neighboring buildings
or premises or those having business with them, whether by the use of any musical instrument, radio, phonograph, unusual noise,
or in any other way. No tenant shall throw anything out of doors, windows or skylights or down the passageways.

 

10.No tenant, subtenant
or assignee nor any of their servants, employees, agents, visitors or licensees shall at any time bring or keep upon the Premises
any inflammable, combustible or explosive fluid, chemical or substance.

 

11.No additional
locks or bolts of any kind shall be placed upon any of the doors or windows by any tenant, nor shall any changes be made in existing
locks or the mechanisms thereof. Each tenant must, upon the termination of his tenancy, restore to Landlord all keys of stores,
offices, and toilet rooms, either furnished to, or otherwise procured by, such tenant and in the event of the loss of keys so furnished,
such tenant shall pay to Landlord the cost of replacing the same or of changing the lock or locks opened by such lost key if Landlord
shall deem it necessary to make such changes.

 

12.All removals,
or the carrying in or out of any safes, freight, furniture, or bulky matter of any description must take place during the hours
which Landlord shall determine from time to time, without the express written consent of Landlord. The moving of safes or other
fixtures or bulky matter of any kind must be done upon previous notice to the Project Management Office and under its supervision,
and the persons employed by any tenant for such work must be acceptable to the Landlord. Landlord reserves the right to inspect
all safes, freight or other bulky articles to be brought into the Building and to exclude from the Building all safes, freight
or other bulky articles which violate any of these Rules and Regulations or the Lease of which these Rules and Regulations are
a part. Landlord reserves the right to prescribe the weight and position of all safes, which must be placed upon supports approved
by Landlord to distribute the weight.

 

13.No tenant shall
purchase spring water, ice, towel, janitorial maintenance or other similar services from any person or persons not approved by
Landlord.

 

14.Landlord shall
have the right to prohibit any advertising by any tenant which, in Landlord’s opinion, tends to impair the reputation of
the Building or the Project or its desirability as an office location, and upon written notice from Landlord, any tenant shall
refrain from or discontinue such advertising.

 

15.Landlord reserves
the right to exclude from the Building between the hours of 6:00 P.M. and 7:00 A.M. and at all hours on Saturday, Sunday and
legal holidays all persons who do not present a pass or card key to the Building approved by the Landlord. Each tenant shall be
responsible for all persons who enter the Building with or at the invitation of such tenant and shall be liable to Landlord for
all acts of such persons. Landlord shall in no case be liable for damages for any error with regard to the admission to or exclusion
from the Building of any person. In case of an invasion, mob riot, public excitement or other circumstances rendering such action
advisable in Landlord’s opinion, Landlord reserves the right, without abatement of Rent, to require all persons to vacate
the Building and to prevent access to the Building during the continuance of the same for the safety of the tenants, the protection
of the Building, and the property in the Building.

 

    	C-5

    	 

    

 

 

16.Any persons
employed by any tenant to do janitorial work shall, while in the Building and outside of the Premises, be subject to and under
the control and direction of the Project Management Office (but not as an agent or servant of said Office or of the Landlord),
and such tenant shall be responsible for all acts of such persons.

 

17.All doors opening
onto public corridors shall be kept closed, except when in use for ingress and egress.

 

18.The requirements
of Tenant will be attended to only upon application to the Project Management Office.

 

19.Canvassing,
soliciting and peddling in the Building are prohibited and each tenant shall report and otherwise cooperate to prevent the same.

 

20.All office equipment
of any electrical or mechanical nature shall be placed by Tenant in the Premises in settings approved by Landlord, to absorb or
prevent any vibration, noise or annoyance.

 

21.No air conditioning
unit or other similar apparatus shall be installed or used by any tenant without the written consent of Landlord.

 

22.There shall
not be used in any space, or in the public halls of the Building, either by any tenant or others, any hand trucks, except those
equipped with rubber tires and rubber side guards.

 

23.No vending machine
or machines of any description shall be installed, maintained or operated upon the Premises without the written consent of Landlord.

 

24.The scheduling
of tenant move-ins shall be subject to the reasonable discretion of Landlord.

 

25.If the Tenant
desires telephone or telegraph connections, the Landlord will direct electricians as to where and how the wires are to be introduced.
No boring or cutting for wires or otherwise shall be made without direction from the Landlord.

 

26.The term “personal
goods or services vendors” as used herein means persons who periodically enter the Building of which the Premises are a part
for the purpose of selling goods or services to a tenant, other than goods or services which are used by the Tenant only for the
purpose of conducting its business in the Premises. “Personal goods or services” include, but are not limited to, drinking
water and other beverages, food, barbering services and shoeshining services. Landlord reserves the right to prohibit personal
goods and services vendors from access to the Building except upon Landlord’s prior written consent and upon such reasonable
terms and conditions, including, but not limited to, the payment of a reasonable fee and provision for insurance coverage, as are
related to the safety, care and cleanliness of the Building, the preservation of good order thereon, and the relief of any financial
or other burden on Landlord or other tenants occasioned by the presence of such vendors or the sale by them of personal goods or
services to the Tenant or its employees. If necessary for the accomplishment of these purposes, Landlord may exclude a particular
vendor entirely or limit the number of vendors who may be present at any one time in the Building.

 

27.The Building
is a non-smoking building. Smoking is prohibited at all times within the entire Building, including all leased premises, as well
as all public/common areas and parking areas for the Building, including any attached parking garage structure. This prohibition
applies during business and non-business hours to restrooms, elevators, elevator lobbies, first floor lobby, stairwells, common
hallways, the lunch room and any other public/common area, as well as to all areas within the Leased Premises by Tenants. Smoking
is only permitted in the designated smoking area outside the Building and away from the entrances to the Building.

 

28.The Building and Project is a weapons free environment. No tenant, owner of a tenant, officer or
employee of a tenant, visitor of tenant, contractor or subcontractor of tenant, or any other party shall carry weapons (concealed
or not) of any kind in the building, or parking areas. This prohibition applies to all public areas, including without limitation,
restrooms, elevators, elevator lobbies, first floor lobby, stairwells, common hallways, all areas within the leased premises of
tenants, all surface parking areas and the surrounding land related to the building.

 

    	C-1

    	 

    

 

EXHIBIT D

FORM TENANT ESTOPPEL CERTIFICATE

 

 

 

	TO:	____________  (“Landlord”)
	 	____________
	 	____________
	 	 
	and:	 
	 	 
	 	_____________  (“Third Party”)
	 	_____________
	 	_____________
	 	 
	Re:	Property Address:
	 	Lease Date:       _______
	 	Between  ________________________________________, Landlord and
	 	____________________________________, Tenant
	 	Square Footage Leased:  _______________________
	 	Suite No.       _______
	 	Floor:       _______

 

The undersigned tenant
(“Tenant”) hereby certifies to Third Party and Landlord as follows:

 

1.The above-described
Lease has not been canceled, modified, assigned, extended or amended except __________________________________.

 

2.Base Rent has been
paid to the first day of the current month and all additional rent has been paid and collected in a current manner. There is no
prepaid rent except $__________, and the amount of the security deposit is $____________.

 

3.Base Rent is currently
payable in the amount of $ ____________ monthly exclusive of Tenant’s Proportionate Share of Operating Expenses.

 

4.The Lease terminates
on ___________, 20__ subject to any renewal option(s) set forth in the Lease.

 

5.All work to be performed
for Tenant under the Lease has been performed as required and has been accepted by Tenant, except ____________________________________________________________________.

 

6.The Lease is: (a)
in full force and effect; (b) to Tenant’s actual knowledge, free from default; and (c) to Tenant’s actual knowledge,
Tenant has no claims against the Landlord or offsets against rent.

 

7.The Base Year for
Operating Expenses, as defined in the said Lease, is _____________________.

 

8.The undersigned has
no right or option pursuant to the said Lease or otherwise to purchase all or any part of the Premises or the Building of which
the Premises are a part.

 

9.There are no other
agreements written or oral between the undersigned and the Landlord with respect to the Lease and/or the Premises and Building.

 

10.The statements contained herein may be relied upon by the Landlord and by any prospective purchaser
of the property of which the Premises is a part and its mortgage lender.

 

    	D-1

    	 

    

 

If a blank in this document
is not filled in, the blank will be deemed to read “none”.

 

If Tenant is a corporation,
the undersigned signatory is a duly appointed Officer of the corporation.

 

	 	Dated this _____ day of _______, 20__.
	 	 
	 	Tenant:  _____________________________
	 	 
	 	 
	 	 
	 	By:     __________________________________________
	 	Name:     _______________________________________
	 	Title:     _________________________________________

 

 

 

 

 

 

    	D-2

    	 

    

 

 

EXHIBIT E

TENANT’S COMMENCEMENT LETTER

 

 

 

To:____________________________ (“Landlord”)

 

Date:____________________________

 

Tenant’s Commencement Letter

____________________________________

 

The undersigned, as the
Tenant under that certain Office Lease (the “Lease”) dated ______________, made and entered into between ____________________,
a __________________ as Landlord, and the undersigned, as Tenant, hereby certifies that:

 

 

	1.		The undersigned has accepted possession and entered into occupancy of the Premises
described in the Lease.

	2.		The Commencement Date of the Lease was ________________.

	3.		The expiration date of the Lease is __________________.

	4.		The Lease is in full force and effect and has not been modified or amended.

	5.		Landlord has performed all of its obligations to improve the Premises for occupancy
by the undersigned

 

 

	 	Very truly yours,
	 	__________________________________,
	 	a _________________________________
	 	By:     ________________________________
	 	Name:     _____________________________
	 	Title:     _______________________________

 

 

 

 

 

    	E-1

    	 

    

 

ADDENDUM
ONE

 

ONE
RENEWAL OPTION AT MARKET

 

ATTACHED
TO AND A PART OF THE LEASE AGREEMENT

 

BY
AND BETWEEN

 

T-C
STONECREST LLC

 

and

 

AETHLON
MEDICAL, INC.

 

(a)Provided that as
of the time of the giving of the Extension Notice and the Commencement Date of the Extension Term, (i) Tenant is the Tenant
originally named herein, (ii) Tenant actually occupies all of the Premises initially demised under this Lease and any space
added to the Premises, and (iii) no event of default exists or would exist but for the passage of time or the giving of notice,
or both; then Tenant shall have the right to extend the Lease Term for an additional term of three (3) years (such additional term
is hereinafter called the “Extension Term”) commencing on the day following the expiration of the Lease Term
(hereinafter referred to as the “Commencement Date of the Extension Term”). Tenant shall give Landlord notice
(hereinafter called the “Extension Notice”) of its election to extend the term of the Lease Term at least nine
(9) months, but not more than twelve (12) months, prior to the scheduled expiration date of the Lease Term.

 

(b)The Base Rent payable
by Tenant to Landlord during the Extension Term shall be the then prevailing market rate for comparable space in the Project and
comparable buildings in the vicinity of the Project, taking into account the size of the Lease, the length of the renewal term,
market escalations and the credit of Tenant. The Base Rent shall not be reduced by reason of any costs or expenses saved by Landlord
by reason of Landlord’s not having to find a new tenant for such premises (including, without limitation, brokerage commissions,
costs of improvements, rent concessions or lost rental income during any vacancy period). In the event Landlord and Tenant fail
to reach an agreement on such rental rate and execute the Amendment (defined below) at least eight (8) months prior to the expiration
of the Lease, then Tenant’s exercise of this renewal option shall be deemed withdrawn and the Lease shall terminate on its
original expiration date.

 

(c)The determination
of Base Rent does not reduce the Tenant’s obligation to pay or reimburse Landlord for Operating Expenses and other reimbursable
items as set forth in the Lease, and Tenant shall reimburse and pay Landlord as set forth in the Lease with respect to such Operating
Expenses and other items with respect to the Premises during the Extension Term without regard to any cap on such expenses set
forth in the Lease.

 

(d)Except for the Base
Rent as determined above, Tenant’s occupancy of the Premises during the Extension Term shall be on the same terms and conditions
as are in effect immediately prior to the expiration of the initial Lease Term; provided, however, Tenant shall have no further
right to any allowances, credits or abatements or any options to expand, contract, terminate, renew or extend the Lease.

 

(e)If Tenant does not
give the Extension Notice within the period set forth in Paragraph (a) above, Tenant’s right to extend the Lease
Term shall automatically terminate. Time is of the essence as to the giving of the Extension Notice.

 

(f)Landlord shall have
no obligation to refurbish or otherwise improve the Premises for the Extension Term. The Premises shall be tendered on the Commencement
Date of the Extension Term in “as-is” condition.

    	Addendum One - 1

    	 

    

 

 

(g)If the Lease is
extended for the Extension Term, then Landlord shall prepare and Tenant shall execute an amendment to the Lease confirming the
extension of the Lease Term and the other provisions applicable thereto (the “Amendment”).

 

(h)If Tenant exercises
its right to extend the term of the Lease for the Extension Term pursuant to this Addendum One, the term “Lease Term”
as used in the Lease, shall be construed to include, when practicable, the Extension Term except as provided in Paragraph (d)
above.

 

 

 

 

 

 

 

 

 

 

    	Addendum One - 2

    	 

    

	LEASE OF PREMISES	1
	BASIC LEASE PROVISIONS	1
	STANDARD LEASE PROVISIONS	4
	1.	TERM	4
	2.	BASE RENT AND SECURITY DEPOSIT	5
	3.	ADDITIONAL RENT	6
	4.	IMPROVEMENTS AND ALTERATIONS	10
	5.	REPAIRS	12
	6.	USE OF PREMISES	13
	7.	UTILITIES AND SERVICES	15
	8.	NON-LIABILITY AND INDEMNIFICATION OF LANDLORD; INSURANCE	17
	9.	FIRE OR CASUALTY	20
	10.	EMINENT DOMAIN	20
	11.	ASSIGNMENT AND SUBLETTING	21
	12.	DEFAULT	23
	13.	ACCESS; CONSTRUCTION	26
	14.	BANKRUPTCY	27
	15.	SUBSTITUTION OF PREMISES	27
	16.	SUBORDINATION; ATTORNMENT; ESTOPPEL CERTIFICATES	27
	17.	SALE BY LANDLORD; TENANT’S REMEDIES; NONRECOURSE LIABILITY	28
	18.	PARKING; COMMON AREAS	29
	19.	MISCELLANEOUS	30

 

 

 

LIST OF EXHIBITS

	Exhibit A-1	Floor Plan(s)
	Exhibit A-2	Legal Description of the Project
	Exhibit B	Work Letter
	Exhibit C	Building Rules and Regulations
	Exhibit D	Form Tenant Estoppel Certificate
	Exhibit E	Tenant’s Commencement Letter
	Addendum One	One Renewal Option at Market

 

 

 

 

 

 

 

 

-i-

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